The Planning Commission. DATE: July 19, 2016

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1 TO: FROM: The Planning Commission MPC Staff DATE: SUBJECT: Petition of Chatham Savannah Authority for the Homeless Cindy Kelley, Agent Saffold Properties L.P. (John Saffold), Owner Aldermanic District: 3 (Hall) County Commission District: 2 (Holmes) PINs Marcus Lotson, MPC Project Planner REPORT STATUS: Initial Report Issue: A request to rezone a 3.2 acre site from an I-L (Light Industrial) zoning classification to a proposed Planned Unit Development (The Cove at Dundee PUD) zoning classification. Background: The subject site is located northeast of the intersection of Wheaton Street and Dundee Street in the Blackshear Park neighborhood. The site is proposed to be redeveloped as a tiny house community for homeless veterans. The rezoning of this property to a PUD would be subject to the approval of the proposed Cove at Dundee PUD, which is a zoning text amendment (File No ZA) simultaneously under consideration. Facts and Findings: 1. Public Notice: As required by the City of Savannah Zoning Ordinance, all property owners within 300 feet of the subject property were sent notices of the proposed rezoning. Public notice was also posted in various locations around the site. The petitioner has also met with various stakeholders in the vicinity of the subject property including the Housing Authority of Savannah.

2 Page 2 2. Existing Zoning and Development Pattern: The subject property is 3.2 acres of vacant undeveloped woodland. The land uses and zoning districts surrounding the subject site include: Location Land Use Zoning North Rail Line / Undeveloped Land I-L South Undeveloped Land RM-25 [1] East Horse Stables / Ballcourt RM-25 I-L West Undeveloped Land I-L [1] Residential Multi Family 3. Existing I-L (Light Industrial) Zoning District: a. Intent of the I-L District: According to the Savannah Zoning Ordinance, the I-L district is to create and protect areas for those industrial uses which do not create excessive noise, odors, smoke and dust, and which do not possess other objectionable characteristics which might be detrimental to surrounding neighborhoods or to the other uses permitted in the district. b. Allowed Uses: The uses allowed within the I-L district appear in the attached chart. c. Development Standards: The development standards for the I-L district appear in the attached table (Table 1). 4. Proposed Cove at Dundee PUD Zoning District: a. Proposed Intent of the PUD District: To support the efforts of the Chatham Savannah Authority for the Homeless (CSAH) to masterplan and develop its property for residential and potential nonresidential uses. b. Allowed Uses: The uses proposed within the PUD district are enumerated in Table 1 of the PUD text. c. Development Standards: The development standards for the proposed PUD are established in section (i) General Development Standards in the PUD text.

3 Page 3 5. Land Use Element: The Chatham County-Savannah Comprehensive Plan Future Land Use Map designates the subject property as Parks / Recreation. As the intent of the Master Plan / PUD is to allow for nontraditional residential and for the operation of the community to be similar to that of a campground, the proposed PUD would be consistent with the Parks / Recreation designation. 6. Public Services and Facilities: The property is served by the Chatham County Savannah Metropolitan Police Department, City of Savannah fire protection and by City of Savannah water and sanitary sewer. The property is along the following Chatham Area Transit System bus routes: Route 10 (East Savannah) & Route 27 (Waters) Transportation Network: The subject site has frontage on Dundee Street, an unclassified local street, which intersect with Wheaton Street, a secondary roadway. 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?

4 Page 4 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? 7. Will the proposed zoning district permit development that is inconsistent with the comprehensive land use plan? ALTERNATIVES: 1. Approve the petitioner s request as presented. 2. Deny the petitioner s request. 3. Deny the petitioner s request and approve an alternative classification. POLICY ANALYSIS: A rezoning to the proposed Cove at Dundee PUD would allow for the development of needed housing and a partial mitigation of homelessness in the City of Savannah. Additionally, the present I-L district allows industrial and heavy commercial uses that are not appropriate at this location, do not match the existing development pattern and are inconsistent with the Chatham County- Savannah Comprehensive Plan Future Land Use Map. RECOMMENDATION: Approval of the request to rezone the subject property from I-L (Light Industrial) to the proposed Cove at Dundee Planned Unit Development subject to approval by the Mayor and Aldermen of the PUD.

5 Table 1. Development Standards I-L District Minimum Lot Area 6,000 square feet for 1-F; no requirement for non-residential Minimum Lot Width 60 feet for 1-F; no requirement for nonresidential Front Yard Setback Varies for 1-F and non-residential uses by roadway. First number is 1-F; second number is non-residential: Freeway: 115/85 Major Arterial: 85/50 Secondary Arterial: 70/40 Collector Street: 60/30 Residential Street: 50/30 Access Easement: 36/36 Minimum Side Yard Setback 5 feet for 1-F; No requirement for nonresidential unless abutting property is in an R district (then 10 feet is required) Minimum Rear Yard Setback 25 feet for 1-F; no requirement for nonresidential, unless abutting property is in an R district (then the R district standard applies) Maximum Height 35 feet for 1-F; no requirement for nonresidential Maximum Building Coverage No requirement Maximum Density 30 units per gross acre 34 units per gross acre for designated affordable housing