MPC STAFF REPORT REZONING MAP AMENDMENT ALDERMANIC DISTRICT 1 COUNTY COMMISSION DISTRICT 5 April 3, 2013 MPC FILE NUMBER. 13-000929-ZA REZONING SUMMARY Report Status Initial Report Petitioner/Property Owner Russell Steven Varnadoe Property Description Street Address: 3314 Ogeechee Road PIN(s): 2-0638-05-007 Property Size: 1.4 acres Existing Use: Apartment Hotel Proposed Use: Apartment Hotel Existing Zoning I-L (Light - Industrial) Requested Zoning B-C (Community - Business) Future Land Use Designation Commercial Policy Analysis The proposed rezoning is consistent with the Chatham County Savannah Tri-Centennial Comprehensive Plan Future Land Use Map. The proposed B-C classification is characterized in part by commercial and multi-family residential uses which abut collector or arterial streets. The current use, an apartment hotel, is an appropriate use in this zoning district. Although zoned for light industrial uses, the current use at the subject property pre dates zoning. Recommendation The MPC staff recommends approval of the petitioner s request to rezone the subject property from an I-L classification to a B-C classification.
TO: FROM: THE PLANNING COMMISSION MPC STAFF DATE: APRIL 3, 2013 SUBJECT: PETITIONER/OWNER: RUSSELL STEVEN VARNADOE 3314 OGEECHEE ROAD PIN: 2-0638-05-007 ALDERMANIC DISTRICT: 1 COUNTY COMMISSION DISTRICT: 5 MPC PROJECT PLANNER: MARCUS LOTSON MPC FILE NO. 13-000929--ZA REPORT STATUS: Initial Report ISSUE: At issue is a request to rezone a 1.4 acre parcel of land from the existing I-L (Light-Industrial) zoning classification to a B-C (Community Business) classification. PUBLIC NOTICE: As required by Ordinance, the property was posted and notification letters were sent to all property owners within 200 feet of the subject site. The subject property is located within the Tremont Park registered neighborhood. It is also within 1,000 feet of the Liberty City and Southover / Richfield neighborhood associations. These neighborhoods were also notified. BACKGROUND: The subject property, which contains an apartment hotel operating as the Arbor Cottages, was developed approximately 20 years prior to the adoption of zoning. The property was annexed into the City of Savannah in 1979. The existing zoning classification was likely applied due to the fact that the majority of adjacent properties were being used for industrial purposes when zoning was adopted in Chatham County. FACTS AND FINDINGS: 1. Existing Development Pattern: Development in the immediate vicinity of the subject property includes a retail grocery store, a residential mobile home park and office / warehouse flex space. The subject property fronts onto Ogeechee Road approximately 425 feet east of West 52 nd Street. The development along Ogeechee Road between West 52 nd Street and Stiles Avenue consists primarily of retail, warehouse space and some residential uses.
3314 Ogeechee Road 3 Location Land Use Zoning North Ogeechee Road / Vacant Land P-B-C & B-H [1] South Retail B-C [2] East Retail B-C West Convenience Store / Gas Station I-L [3] [1] Planned Community Business & Highway - Business [2] Community - Business [3] Light - Industrial Transportation Network: The vehicular access point for the site is a driveway that intersects with Ogeechee Road. There are no other points of vehicular access on site. Transit (bus) service is available on Ogeechee Road via route 17 Silk Hope. The nearest bus stop is on the north side of Ogeechee Road approximately 250 feet from the subject property. 2. Public Services: The property is served by the Metropolitan Police Department, by City fire protection, and City water and sewer services. 3. Existing I-L Zoning District: a. Intent of the I-L District: According to the Savannah Zoning Ordinance, the intent of 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 other uses permitted in this 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 B-C Zoning District: a. Intent of the B-C District: The B-C district is intended to provide community shopping facilities consisting of a wide variety of sales and service facilities at location that will be accessible to a market area containing from 35,000 to 70, 000 people. b. Allowed Uses: The uses allowed within the B-C district appear in the attached chart. c. Development Standards: The development standards for the B-C district appear in the attached table (Table 1).
3314 Ogeechee Road 4 5. Land Use Element: The proposed rezoning to a B-C classification is consistent with the Tri- Centennial Comprehensive Plan Future Land Use Map which designates the subject site as Commercial Suburban. The Commercial Suburban designation is established to provide for a mix of large and small scale commercial uses on arterial corridors and intermediate scaled business district supporting corridor commercial uses. 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?
3314 Ogeechee Road 5 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 I-L to a B-C classification. 2. Deny the petitioner s request. 3. Approve an alternate zoning classification. POLICY ANALYSIS: The proposed rezoning is consistent with the Chatham County Savannah Tri-Centennial Comprehensive Plan Future Land Use Map. The proposed B-C classification is characterized in part by commercial and multi-family residential uses which abut collector or arterial streets. The current use, an apartment hotel, is an appropriate use in this zoning district. Although zoned for light industrial uses, the current use at the subject property pre dates zoning. RECOMMENDATION The MPC staff recommends approval of the petitioner s request to rezone the subject property from an I-L classification to a B-C classification.
3314 Ogeechee Road 6 Table 1: Comparison of Development Standards for the Existing I-L and Proposed B-C Zoning Districts Minimum Lot Area Minimum Lot Width Front Yard Setback I-L District 55 ft. from centerline of street right-of-way; provided no residential structure within 25 of the right-of-way B-C District 1,800 square feet per unit for residential and mixed use. Zero for non residential 18 feet for residential and mixed use. Zero for non residential 50 ft. from centerline of street right-of-way; provided no residential structure within 25 of the right-of-way Minimum Side Yard Setback 0 ft. 10 ft when adjacent property is zoned residential 0 ft 10 ft when adjacent property is zoned residential Minimum Rear Yard Setback 0 ft 30 ft when adjacent property is residential NA Maximum Height 35 feet Maximum Building Coverage Maximum Density 6 units per net acre