Charlotte L. Moore, AICP, MPC Project Planner

Transcription

1 TO: FROM: The Planning Commission MPC Staff DATE: SUBJECT: Text Amendment to the City of Savannah Zoning Ordinance Re: Amendments to Article K, Mid-City District to Create a TC- 3 District and to Amend Parking Requirements Robert L. McCorkle, III (McCorkle & Johnson, LLP), Agent Charlotte L. Moore, AICP, MPC Project Planner ISSUE: A request to establish a new zoning classification for the Mid-City District referred to as TC-3 (Traditional Commercial-Mixed Use Development) and to amend certain Mid-City district parking standards. In addition to the proposed text amendment, the petitioner also seeks a related rezoning of five parcels to the TC-3 district. The rezoning petition is scheduled for the same Planning Commission meeting as this text amendment (See File No ZA). BACKGROUND: The Mid-City District was established as part of a rezoning study for the Thomas Square neighborhood and portions of the Metropolitan and Baldwin Park neighborhoods. Collectively, this area is known as Mid-City for zoning purposes. Mid-City zoning is specific to this area and was adopted by the Mayor and Aldermen in 2005 as part of an extensive study that included input from residents, business owners and other property owners. Mid-City is a local historic district, which means that certain activities, such as new construction, exterior renovations and the demolition or moving of historic structures that contribute to the district must be reviewed using specific standards that were adopted to protect its historic and architectural character.

2 Text Amendment Page 2 At the time of adoption, four zoning districts were created, including CIV (Civic), TN-2 (Traditional Neighborhood), TC-1 (Traditional Commercial-Neighborhood) and TC-2 (Traditional Commercial- Corridor). All zoning districts allow for mixed-use development (i.e. a combination of residential and non-residential uses), but each has a specific purpose that is identified in their intent/purpose statements as follows: CIV (Civic): The CIV District is intended to provide for civic and institutional district uses that serve a large area or produce intensive activities not readily assimilated into other districts. TN-2 (Traditional Neighborhood): The TN-2 District is intended to ensure the vibrancy of historic residential neighborhoods with traditional development patterns characteristic of Savannah from 1890 to 1930 during the streetcar and early automobile era. While the district provides for primarily residential streets, it also includes limited nonresidential uses that were historically deemed compatible with the residential character of neighborhoods, specifically located as corner stores and limited ground-floor uses. TC-1 (Traditional Commercial-Neighborhood): The TC-1 District is intended to ensure the vibrancy of historic mixed-use neighborhoods with traditional development patterns characteristic of Savannah from 1890 to 1930 during the streetcar and early automobile era. The district provides for commercial areas that are developed at a mass and scale harmonious with nearby residential neighborhoods. TC-2 (Traditional Commercial-Corridor): The TC-2 District is intended to ensure the vibrancy of historic mixed-use neighborhoods with traditional development patterns characteristic of Savannah from 1890 to 1930 during the streetcar and early automobile era. The district provides for arterial commercial corridors that traverse historic neighborhoods and serve through traffic and as well as local markets. The property in the related rezoning petition includes three of the above zoning classifications: CIV (church parcel at 2201 Bull Street); TN-2 (church surface parking lot at 19 W. 38 th Street) and TC-1 (City of Savannah police sub-station lot at 2115 Bull Street). The applicant does not seek to use the existing districts or the TC-2 district but proposes a new TC-3 zoning classification. According to the petitioner s application, the TC-3 district would: facilitate larger scale, mixed use development along arterial corridors within the Mid-City District in order to foster economic development and revitalization of the District. The concept plan attached to the agenda though not finalized provides an idea of the petitioner s proposed development. As with any concept plan, uses and square footages are subject to change. Existing and proposed uses shown on the plan are provided on the next page:

3 Text Amendment Page 3 Existing Site Use Police Station Site Church Site Church Surface Parking Lot Proposed Site Use Multi-family Apartment Building (54 units) Conversion of the church into an event venue with up to 900 people; construction of a building on the existing surface parking lot on Bull Street; office, retail, two restaurants (including one atop the roof). A lift parking garage system for 160 vehicles that would be shared parking for all uses on the subject property, including the apartment building. A public park is proposed for the roof of the garage. On February 8, the agent notified MPC in an that this concept plan was changing and that the developer s architect was working on revisions. The following information was provided and is taken directly from the -Height- Tallest point 58' (due to parapet) and majority of buildings 55' and less. -5 stories on north and south building. Upper floors are set back 5-10 feet from lower floors. -92 MF Units- Mix of studio, 1BD, and a few added 2BD (roughly 85,000sf+-) -10 artist studio spaces (roughly 1400sf total) -13,200 sf of Retail/Restaurant space -roughly 14,000sf event venue (Inclusive of off stage and green spaces for artists on upper floors) -160 Off-street parking spaces -Enclosed semi-automated parking structure with roof top park. Total height roughly 32 feet sf community rooftop park -1600sf community courtyard between existing historic buildings -15,500sf Private office/co-working space As of February 16, MPC has not received a revised concept plan. Again, while not required, a concept plan shows what uses and development standards are proposed. This information is helpful to provide a recommendation for the best approach, which may be working with the existing zoning districts for the subject property (with some amendments) instead of creating a new zoning district. This approach was recently used for the TC-2 district to allow greater building height and density but limiting these changes to the Martin Luther King, Jr/Montgomery Street Urban Redevelopment Area (URA)/Enterprise Zone so as not to change TC-2-zoned properties elsewhere in Mid-City. If the subject property is rezoned to TC-3, any of the uses permitted within the district could be developed. Likewise, development standards, such as maximum permitted height, would also apply. There is no requirement that a concept plan be followed, and there is no certainty the project shown will be constructed or that the three parcels will remain under the same ownership. As provided in more detail in the findings, some of the proposed uses are permitted in the existing zoning districts for the subject property and in the TC-2 district. The petitioner, however, prefers to create a new zoning district that, according to the proposed intent statement is to facilitate larger scale mixed use development. Facilitation of larger scale development is proposed by allowing for more permissive development standards that would be specific to the TC-3 district.

4 Text Amendment Page 4 FINDINGS: 1. Public Notice: Public notice of the Planning Commission meeting is not required by local or state law for text amendments. However, mailed noticed of the related rezoning was shared with all property owners within 300 feet of the subject property and the neighborhood association. The notice indicated that a TC-3 district was proposed. A resident-initiated neighborhood meeting was held on February 13 and was attended by the petitioner and agent for the petitioner. Specific TC-3 district information was not available; however, the agent shared information about the purpose of the district and the uses proposed. Three MPC representatives attended this meeting. Earlier neighborhood meetings to discuss this project have occurred; MPC was not a participant. 2. Creation of a New Zoning District: A zoning district provides for three specific elements: a) an intent/purpose statement; b) proposed uses (which may be by-right with or without conditions or with Zoning Board of Appeals approval as a special use; and, 3) development standards (e.g., maximum building height, minimum yard setbacks, maximum building coverage). Some zoning districts also have specific conditions that relate to the entire district. For example, the TC-1 district does not permit a drive-thru for any use in order maintain a safe pedestrian environment and the streetcar-era development pattern of the neighborhood. Findings 3-5 provide more detail on each of the petitioner s three elements that make-up the requested TC-3 district. 3. TC-3 District Proposed Intent Statement: An intent statement should be targeted about its purpose and where it is intended to be applied. The petitioner s intent statement is: The TC-3 District recognizes the vibrancy and importance of mixed-use developments. The district provides for urban development that blends residential, commercial and cultural uses, where those functions are physically and functionally integrated along an arterial commercial corridor utilizing creative design and modern construction methods which are appropriate for re-vitalization of the Mid-City District. The district is intended to encourage re-use and re-development of commercial and civic buildings and the lots surrounding them within or adjacent to the Mid-City District. General comments about this statement are: The intent statement is somewhat like the TC-2 district, which permits mixed-use development as all Mid-City districts do. In fact, the existing zoning does allow for some of the uses (and others) proposed by the petitioner. This is explained more in Finding #4. The intent statement emphasizes creative design and modern construction methods. This may relate to the desire to have more permissive development standards than the

5 Text Amendment Page 5 TC-2 district. Design and construction methods aren t limited by a zoning district. Design, however, is reviewed subject to the Certificate of Appropriateness process already in place for the entirety of Mid-City, which is not proposed to change. This is explained more in Finding #5. If adopted, TC-3 districts could be possible on nine streets. Within the Mid-City district, the following streets are identified as either a primary or secondary arterial street on the street classification map in Sec (g) of the zoning ordinance: Abercorn, Bull, Drayton, Habersham, Price, Montgomery, Victory, Whitaker and 37 th Street. Functionally, some of these streets are not arterials; arterials are intended to move traffic more quickly because there should be fewer vehicular access points. Bull Street functions more as a neighborhood collector street rather than an arterial. The TC-3 district could apply to buildings and lots within or adjacent to the Mid- City District. If TC-3 is adopted, it would be the most development-standard permissive district within Mid-City, and it could be too encouraging of development that is out of context with surrounding properties and the neighborhood, in general. The intent statement also suggests that it could be used outside of Mid-City. 4. TC-3 District Proposed Uses: The attached Table 1 provides the proposed uses for the TC- 3 district. The table also includes the uses permitted by the existing four zoning districts in Mid-City. TC-3 is similar to TC-2 with six exceptions. Those differences are highlighted in yellow. An assembly hall use is also proposed for the TC-2 and TC-3 districts. Use-wise, the TC-3 district is unnecessary. Because Mid-City is a mixed-use neighborhood, residential uses are permitted in all districts, including Civic (as upper-story residential). The elimination of storage facilities and sororities/fraternities is not concerning as they may have been allowed in TC-2 so as not to make existing such uses nonconforming. An assembly hall use is proposed and should be a use already permitted in certain Mid-City districts. It may be possible that the indoor recreation use permits assembly (i.e., the event space shown on the concept plan). Indoor recreation is defined as Amusement or recreational activities carried on wholly within a building, including pool or dance hall, batting cages, electronic arcade, theater, health club, and activities of a similar nature. This definition does not include any adult entertainment establishment. An interpretation from the Zoning Administrator has been requested. Whether the TC-3 district is adopted, the assembly/event space should be included in the TC- 2 district. The concern with this use is the potential number of people that could use the space (up to 900 is possible) and the traffic and parking issues that are likely to result. For a 14,000-square foot event space, only 14 off-street parking spaces are required, yet peak hour vehicle trips on a Saturday could be as high as TC-3 District Proposed Development Standards and Related Use Conditions: The attached Table 2 provides the development standards for all existing Mid-City districts and the proposed TC-3 district.

6 Text Amendment Page 6 The TC-3 development standards are proposed to be specific to the desired site development (see below chart). However, if TC-3 is adopted, the standards could be applied throughout Mid-City if any property adjacent to any of the nine arterial streets previously mentioned is rezoned to TC-3. Development Standards for Proposed TC-3 Zoning District Ground Floor Residential, civic or commercial (see use table in (2)(a)) Upper Floors Residential, civic or commercial (see use table in (2)(a)). Ground Floor Area n/a Use Residential Density No maximum density; minimum floor area requirement of 450 square feet Lot Area: 5,000 SF minimum Lot Width: 40 feet minimum Building Frontage: 70% of lot width minimum Street Yard: n/a Rear Yard: 5 feet minimum Site Side Yard: 0 ft on any attached side or abutting TC-1, TC-2 or TC-3 zoning; all other sides 5 ft min Building Height: 5 stories or 60 feet maximum Height Floor Height: Ground floor: 13 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation: n/a The proposed standards would likely encourage larger-scale development that is not characteristic of Mid-City, especially for the interior of the neighborhood. Rather than describe each development standard individually, the standards that are most concerning are addressed individually in the below bullet points. Upper Floors: The TN-2, TC-1 and TC-2 district do not permit commercial uses above residential uses because noise complaints have occurred in the Historic District with this type of arrangement. A rooftop restaurant and bar is proposed, but it is not known if there will be residential on the below floor. Rooftops have become increasingly popular for recreation (e.g., pools) and lounges. There are no specific zoning standards for roof-top uses and activities.

7 Text Amendment Page 7 Ground Floor Area: Ground floor area is the maximum size of the building s ground floor footprint. This is a critical element for Mid-City s development and architectural character. A ground floor area is not proposed for the TC-3 district, which means it would be unlimited except for any required setbacks. Of the four zoning districts within Mid-City, the TC-2 district allows for the largest building footprint other than the CIV (Civic & Institutional) District. The CIV district is intended for civic and institutional uses that serve a large area or produce intensive activities not readily assimilated into other districts. Because this district includes existing educational and religious institutions, buildings that must be large for their purpose, a maximum building footprint is not required. The TC-2 district has the largest ground floor area at 10,000 square feet (approximately 0.23 acres). It is possible to have multiple buildings on the same lot that exceed a combined total of 10,000 or more square feet; however, individually, a building cannot have more than 10,000 square feet. Because no ground floor area is proposed in TC-3, this would allow for nearly 100% lot coverage in a neighborhood where this degree of coverage is the exception (even for civic uses). If adopted, the police station site, for example, could house a multi-family building as large as 15,457 square feet (0.35 acres). As a comparison, this is a larger footprint than the north building of the Perry Lane Hotel, presently under construction in the Historic District, which has 14,196 square feet (0.33 acres). Multi-family buildings (with three or more residential units) exist throughout the Mid-City area and typically have footprints smaller than 10,000 square feet. The attachment to the agenda entitled Examples of Multi-family Development within Mid-City shows various multi-family buildings that have been constructed in the Thomas Square neighborhood over the past century. While most of the buildings are pre-world War II era, more recent developments are provided to show how new construction can be context sensitive. Information on the Perry Lane Hotel is also provided on the last page. Residential Density: The number of residential units permitted per acre is proposed to be eliminated. Both TC-1 and TC-2 permit 30 units an acre; and both districts provided a density bonus of an additional six units if they are dedicated for affordable housing. Affordable or workforce housing is not addressed by the petitioner s proposal. The TC-2 district within the MLK/Montgomery URA-Enterprise Zone area was amended last month to have the residential density eliminated. The elimination of density within this underutilized commercial area was supported to encourage more and denser residential development. According to the Georgia Department of Community Affairs website, the Enterprise Zone program is intended to improve geographic areas that are suffering from disinvestment, underdevelopment, and economic decline, encouraging private businesses to reinvest and rehabilitate such areas. The subject property is not within a URA or Enterprise Zone, but in an area of active new construction and rehabilitation.

8 Text Amendment Page 8 The elimination of density for only one zoning district not within the URA-Enterprise Zone area may spur more requests for the TC-3 district, if adopted. With no ground floor area and the ability to build to five stories, it would be possible to have very large apartment buildings that are atypical of the neighborhood. Side Yards: It is proposed that there be no side yard setback when a TC-3 district abuts a TC-1, TC-2 or TC-3 district. For other circumstances, the side yard would be 5 feet. The proposal would permit a building to be constructed on the property line, which could be shared with an adjacent single-family home. For the recent amendment to the MLK/Montgomery URA-Enterprise Zone, height was limited to no more than one story above an adjacent residence within 30 feet from its exterior wall. A similar step-down approach should be considered, including for rear yards if there is no limitation on ground floor area. Height: Building heights within Mid-City are most typically 2-3 stories, but for all zoning districts, the maximum height is 3 stories/45 feet with one exception; the TC-2 zoned properties within the MLK/Montgomery URA-Enterprise Zone are permitted a maximum of 4 stories/55 feet. The petitioner proposes a height of 5 stories or 60 feet that would be within the interior of the neighborhood. The surrounding buildings are mostly 1-3 stories. Generally: The district that most closely aligns with TC-3, the TC-2 district, recently saw its standards amended by the Mayor and Aldermen to allow for somewhat larger scale development in the Martin Luther King, Jr./Montgomery URA-Enterprise Zone area. There are fewer than 25 TC-2 zoned properties in Mid-City; two additional properties were rezoned to TC-2 to support the development of a multi-family building whose height and density were proposed to be greater than within the greater Mid-City area. The cap on residential units was eliminated. Building height was increased from 3stories/45 feet to 4 stories/55 feet with a provision to not allow more than one story in height above an adjacent residential use within 30 feet of its exterior wall. An amendment to the TC-2 standards, also on the February 20 MPC agenda, proposes to increase height to 5 stories/60 feet and to eliminate the ground floor maximum (10,000 square feet) and rear yard requirements (10 feet minimum). The recommendation for that amendment is denial and to pursue variances for these standards because approval could permit an entire block to be developed with a single building whose mass and scale would be out of character for the corridor. As noted in the report, changes to development standards are sometimes necessary, but changes should be considered in a comprehensive manner for any affected neighborhood and not on a limited parcel basis. 6. Proposed Off-street Parking Requirements: The Mid-City District encourages reduced off-street parking requirements as a method to reduce the number of surface and structured parking lots. On-street parking is permitted provided the space is adjacent to the subject property. Publicly-owned or managed off-street parking is also permitted if within 600 feet.

9 Text Amendment Page 9 The petitioner seeks an amendment to Mid-City parking requirements to allow buildings within the TC-3 district with 10,000 or more square feet to, it appears, elect to provide offstreet parking or not. The proposed text is: Parking Requirements for Buildings in TC-3 with 10,000 or More Gross Square Feet. To encourage mixed use development within the TC-3 District, some off-street parking may be necessary and desirable. Such parking may be provided if, in addition to the requirements of this Section, the off-street parking is provided and (i) located on the same lot as the building it will serve or (ii) remote offstreet parking is permitted but must be located no farther than 200 feet from the lot as measured from the shortest publicly-accessible walking distance, property line-to-property line. This appears to be a variation of an amendment prepared to allow the 38 th Street School to be redeveloped (which is not within the Mid-City district) and use a vacant lot within Mid-City as a parking lot because it did not have sufficient land area for off-street parking. The amendment does not seem necessary. A surface parking lot already exists for the former church at Whitaker and W. 38 th streets. The lot can continue to be used for parking. A structured garage for an automated lift system is proposed. The petitioner also seeks an amendment that would exempt structured parking in the TC-3 and TC-2 districts to not have to be wrapped in uses permitted in the district at the ground floor level. The proposed text is: When the parking structure is visible from the street, there shall be no exterior evidence to indicate that the structure is used for parking, except for entrances. Except in TC-2 and TC-3, Eeach visible portion of the structure shall be wrapped in residential or nonresidential uses permitted in the district at the ground floor level. The proposed parking structure requires more discussion. It is not clear how the structure is proposed to be finished to determine how best to address an amendment to the present standard. POLICY ANALYSIS: The creation of a new zoning district should be done only when necessary to address land uses or other circumstances that are not possible or appropriate with existing zoning districts. For instance, in 2017 the City of Savannah adopted an Agricultural zoning district to provide a classification for a large tract of undeveloped land it annexed west of I-95 that was to be used for a campground/outdoor recreational purposes. This missing district was recognized and created for the proposed City of Savannah zoning ordinance and revised to fit the current zoning ordinance.

10 Text Amendment Page 10 In comparison, the petitioner seeks a new zoning district for a neighborhood where another mixedused district does not seem warranted. The new district is proposed to apply to multiple parcels for the same project and seems to target development standards to allow for the proposed construction that would not require any variances. Development standards should be within the context of the Mid-City neighborhood, which is a local historic district. Upon review of the known uses and development standards, it seems possible to work with the three existing zoning districts with some text amendments. For example, the TC-1-zoned site (police station) allows multi-family and the TN-2-zoned site (surface parking lot) would allow for it to be used for parking. The CIV district could be amended to allow for large institutional uses, such as schools and religious institutions, to be redeveloped for other uses, such as restaurants and retail. The CIV district has no ground floor area and already permits upper-story residential. The project is supported, but it is the scale that must be more carefully considered so that nearby residents and other property owners, including businesses, are not negatively affected. Text amendments should not be project specific. Rather, they should be in keeping with the intent of a zoning district to support its purpose, as well its development standards that are intended protect existing development patterns and support compatible infill development. At times, changes are necessary, but those changes should be considered comprehensively for the affected neighborhood. If the desire is to allow the project as proposed, the alternate recommendation would be for a Starland Village Overlay District, keeping the existing base districts with provisions for the differences between uses and development standards. A Planned Unit Development is not recommended as the very small size of the project (less than one-half acre), its location in a local historic district and the proposed uses are already permitted in Mid-City, among other reasons. ALTERNATIVES: 1. Recommend approval of the text amendments as provided by the applicant. 2. Recommend alternate text amendments. 3. Recommend denial of the text amendments. RECOMMENDATION: Denial of the proposed text amendments to create a TC-3 (Traditional Commercial-Mixed Use) zoning district with direction to staff to work on an alternate text amendment.

11 Text Amendment Page 11 Table 1 Existing Mid-City District and Proposed TC-3 District Uses CIV TN-2 Interior Lot TN-2 Corner Lot TC-1 TC-2 Proposed TC-3 Standards Key: = Permitted = Subject to Special Use Review RESIDENTIAL USES Ground Upper Ground Upper Single-family detached, semi-detached or end-row, attached or row Two-family detached, semi-detached or end-row, attached or row Multifamily (3 or more units) (3) Conversion to provide additional units in (2) existing structure Bed and breakfast inn (up to 4 guest rooms) (1) Bed and breakfast inn (5 to 8 guest rooms) (1) Accessory dwelling, garage apartment, carriage house, caretaker s quarters (4) Upper-story residential Short-term vacation rental (5) CIVIC USES Adult group day care home (7 to 18 people) (1) Adult day care center (over 18 people) (1) Ambulance service, rescue squad College, university Congregate care home (over 15 people) (2) Convent, monastery Day care home, Group (7 to 18 children) (3) Day care center (over 18 children) (3) Eleemosynary or philanthropic institution -- Food service center for homeless Group care home (7 to 15 people) (4) Homeless shelter (emergency) (5) Hospital Institutional group care home (6) Museum, library Place of worship Public uses, including recreation sites School, public or private (K-12) Single room occupancy residence (7) Special needs housing (8) Technical, trade or business school Utility, major Utility, minor COMMERCIAL USES Artist studio, gallery (1)

12 Text Amendment Page 12 Table 1 Existing Mid-City District and Proposed TC-3 District Uses CIV TN-2 Interior Lot TN-2 Corner Lot TC-1 TC-2 Proposed TC-3 Standards Key: = Permitted = Subject to Special Use Review Assembly Hall Bar, nightclub, tavern (2) Boarding or rooming house (up to people) (3) Club, lodge Contractor s office (4) Dormitory for college or university Fraternity, sorority house Funeral home Gas station with convenience retail (5) Greenhouse, plant nursery Hotel, motel Indoor recreation (commercial) Inn, hostel (6) Manufacturing, Limited (7) Microbrewery (18) Office, General (8) Office, Medical Outdoor recreation (commercial) Package alcohol sales (9) Restaurant without alcohol sales (10) Restaurant with alcohol sales (10) Retail, General (11) Retail, Neighborhood (11) Self-storage facility (12) Service, General (13) Service, Neighborhood (13) Shooting range, indoor Tattoo Studio (17) Taxi dispatch, limousine service, messenger service Vehicle repair (14) Vehicle sales and service, Minor (15) Vehicle sales and service, Major (15) Veterinarian, animal hospital (16)

13 Text Amendment Page 13 Table 2: TC-1, TN-2 & CIV Development Standards TC-1 District (Police Station Site-Property for Sale) Ground Floor Commercial, civic or residential (see use table in (2)(a)) Upper Floors Residential, civic or commercial (see use table in (2)(a)). No residential use allowed below a commercial use. Ground Floor Area 5,500 square feet maximum Residential Density 30 units per gross acre maximum 36 units per gross acre maximum for designated affordable housing Lot Area: 2,200 SF minimum for attached residential. 3,000 SF minimum for all other uses. Lot Width: 30 feet minimum Building Frontage: 70% of lot width minimum[*] Street Yard Average street yard for all contributing structures on the block face; Blocks without contributing structures, 5 feet maximum Rear Yard: 10 feet minimum Side Yard: 0 feet on any attached side or abutting TC-1 or TC-2 zoning; all other sides, 5 feet minimum [*] [*] For lots less than 31 feet in width, provide either a 5 foot setback or 70% minimum building frontage Building Height: 3 stories maximum, 1 story minimum, 45 feet maximum Floor Height Ground floor: 13 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation Residential ground floor: 30 inches minimum, including slab construction; Nonresidential: no minimum TN-2 (Existing Parking Lot) Interior Lot Ground Floor: Residential or mixed use (see use table in (2)(a)). Upper Floors: Residential Corner Site Ground Floor: Residential or mixed use (see use table in (2)(a)). Upper Floors: Residential or mixed use (see use table in (2)(a)). No residential use allowed below a commercial use Ground Floor Area: Residential: none. Commercial or office: 2,500 square feet maximum Residential Density 20 units per gross acre maximum 24 units per gross acre maximum for designated affordable housing Lot Area: 2,200 SF minimum for attached residential. 3,000 SF minimum for all other uses. Lot Width: 30 feet minimum Street Yard: Average street yard for all contributing structures on the block face; Blocks without contributing structures: Interior lot: 5 minimum to 10 feet maximum; Corner lot: 5 feet maximum Garage Setback: 20 feet minimum from street Building Frontage: 70% of lot width min[*] Building Coverage: 60% maximum Rear Yard: 5 feet minimum; garage with access to lane, 3 feet minimum Side Yard: 0 feet on any attached side; all other sides, 5 feet minimum [*] [*] For lots less than 31 feet in width, provide either a 5 foot side setback or 70% minimum building frontage Building Height: 3 stories maximum, 2 stories minimum on block face with any two-story building, 45 feet maximum Floor Height Ground floor: 11 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation Interior lot: 30 inches minimum, including slab construction Corner site: no minimum CIV District (Existing Church) All Floors See use table in (2)(a) Lot Area: 3,000 square feet minimum Lot Width: 30 feet minimum Street Yard: Average street yard for all contributing structures on the block face; Blocks without contributing structures 10 feet maximum Building Frontage: 50% of lot width minimum Rear Yard: 10 feet minimum Side Yard: 0 feet on any attached side; all other sides, 10 feet minimum Building Height: 3 stories maximum, 1 story minimum, 45 feet maximum Floor Height: Ground floor: 13 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation: No minimum

14 Text Amendment Page 14 Table 2 (Con t): TC-2 and TC-3 District Development Standards TC-2 District Proposed TC-3 District Ground Floor Commercial or civic (see use table in (2)(a)) Upper Floors Residential, civic or commercial (see use table in (2)(a)). No residential use allowed below a commercial use. Ground Floor Area: 10,000 square feet maximum Residential Density: 30 units per gross acre maximum 36 units per gross acre maximum for designated affordable housing For parcels within the MLK/Montgomery Urban Redevelopment Area, see Sec (4)(a). Lot Area: 2,200 SF minimum for attached residential. 3,000 SF minimum for all other uses. Lot Width: 35 feet minimum Building Frontage: 70% of lot width minimum Street Yard Average street yard for all contributing structures on the block face; Blocks without contributing structures, 5 feet maximum Rear Yard: 10 feet minimum Side Yard: 0 feet on any attached side or abutting TC- 1 or TC-2 zoning; all other sides, 10 feet minimum Building Height: 3 stories maximum, 1 story minimum, 45 feet maximum Floor Height Ground floor: 13 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation Residential ground floor: 30 inches minimum, including slab construction; Nonresidential: no minimum Ground Floor Area: Residential, civic or commercial (see use table in (2)(a)) Upper Floors Residential, civic or commercial (see use table in (2)(a)). Residential Density: No maximum density; minimum floor area requirement of 450 square feet Lot Area: 5,000 SF minimum. Lot Width: 40 feet minimum Building Frontage: 70% of lot width minimum Street Yard: n/a Rear Yard: 5 feet minimum Side Yard: 0 feet on any attached side or abutting TC-1, TC-2 or TC-3 zoning; all other sides, 5 feet minimum Building Height: 5 stories or 60 feet maximum Floor Height Ground floor: 11 feet minimum Upper floors: 9 feet minimum Ground Floor Elevation No minimum