TO: FROM: Metropolitan Planning Commission MPC Staff DATE: April 5, 2016 SUBJECT: Petition of Nine Line Inc. Robert McCorkle, Agent PIN: 2-1034-01-002 380.5 Acres Aldermanic District: 5 (Shabazz) County Commission District: 5 (Shabazz) MPC File No. Marcus Lotson, MPC Project Planner ISSUE: At issue is a request to rezone property located at from an existing R-A / CO (Residential Agriculture / Annexed) classification to a B-G (General-Business) and I-L (Light- Industrial) classification. BACKGROUND: The subject property, which is a single undeveloped 380.5 acre parcel, has retained the existing zoning since the property was annexed by the City of Savannah in December of 2004. The Chatham County zoning designation (R-A) remains on the property, the (CO) suffix indicates that the property was annexed by the City of Savannah. The property is located on the north side of Fort Argyle Road between Bush Road and Interstate 95. FACTS AND FINDINGS: 1. Public Notification: As required by Ordinance regulations, the subject property was posted, and all property owners within 300 feet were notified of the petition. The site is not located within a neighborhood with a known neighborhood association. 2. Existing Development Pattern: The area along Fort Argyle Road west of Interstate 95 is largely rural with a number of undeveloped parcels. The development pattern in this vicinity is characterized by large lot single family residential uses which include both conventional and mobile homes. There are also scattered neighborhood retail uses and churches in the vicinity. The nearest concentration of commercial uses is at the intersection of Highway 204 and Interstate 95 which is approximately I mile east of the subject property.
2 The land uses and zoning districts surrounding the subject property include: Location Land Use Zoning North Undeveloped R-A Landfill PDR-SL [1] East Residential R-A South Undeveloped R-A / CO West Undeveloped PUD-C [2] [1] Planed Development Reclamation Landfill [2] Planned Unit Development Community 3. Transportation Network: Although no development plan has been submitted, it is likely that any future development of the subject property would gain access from Forty Argyle Road. Transit: Transit service is provided by Chatham Area Transit route 114X Gateway Express, which travels in an east and west direction along Highway 204. 4. Public Services and Facilities: The property is served by Metropolitan Police Department and by City of Savannah fire protection, water and sewer services. 5. Existing R-A /CO Zoning District: a. Intent of the R-A District: In accordance with the Chatham County Zoning Ordinance, the intent of the R-A district is to protect those rural areas within the urban expansion areas of the county for future urban development, and to protect certain rural highway roadside areas against strip development, which can lead to traffic congestion, traffic hazards, and roadside blight. b. Allowed Uses: The uses allowed within the R-A/CO district appear in the attached chart. c. Development Standards: The development standards for the R-A/CO district appear in the attached table (Table 1). 6. Proposed B-G Zoning District: a. Intent of the B-G District: In accordance with the Savannah Zoning Ordinance, the intent of the B-G district is to create and protect areas in which heavy commercial and certain industrial-like activities are permitted. b. Allowed Uses: The uses allowed within the B-G district appear in the attached chart. c. Development Standards: The development standards of the B-G district appear in the attached table (Table 1.)
3 7. Proposed I-L Zoning District: a. Intent of the I-L District: In accordance with 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 the 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 of the I-L district appear in the attached table (Table 1.) 8. Land Use Element: The Tri-Centennial Comprehensive Plan Future Development Map designates the subject property as Planned Development. The Planned Development designation is defined in part as areas accommodating cluster development, neo-traditional development, or mixed use commercial or civic uses under a unified development plan. This category includes amenity communities, village centers, town centers and residential PUD s. The proposed zoning is inconsistent with the Future Development Map designation. 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? Yes No X
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? Yes No X 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 staff s recommendation 2. Approve the petitioner s request. 3. Deny the petitioner s request. POLICY ANALYSIS: The petitioner is requesting to rezone the subject property to the B-G and I-L zoning classifications with the intent of establishing a warehouse and textile manufacturing facility on site. Although this development would only encumber a small percentage of the 380 acre site, under the proposed rezoning the entire site would be zoned to allow light industrial uses and commercial uses. The City of Savannah has made the determination that the textile manufacturing would be classified as use # 83(a) Light Industrial subsection (i) Products from cloth and canvas. That use is permitted by right in the BG- 1 and P-I-L-T zoning classifications. The P-I-L-T zoning classification is defined in part as a district that contains residential and industrial uses in close proximity and recognizes the need for planned development standards for the mutual protection of these uses. Staff does not believe that the light industrial or general business zoning classifications being requested by the petitioner are appropriate on the subject property. The P-I-L-T district requires that a rezoning be accompanied by a site plan which must be reviewed by the MPC under the standards of zoning ordinance section 8-3031. Although staff does not support a wholesale rezoning to light industrial and general business for the entire 380 acre parcel, considering the City of Savannahs finding regarding the proposed use and where it can be allowed, staff finds that the requirement of a site plan accompanying a rezoning to P-I-L-T could address concerns related to establishing a light industrial use on the subject property.
5 RECOMMENDATION: Staff recommends that the petition be continued and that the petitioner revise the application to request the P-I-L-T zoning district with an accompanying site plan.
6 Table 1: Comparison of Development Standards for the Existing R-A /CO Zoning District and Proposed B-G and I-L Zoning District R-A /CO District B-G District I-L District Minimum Lot Area 6,000 square feet 6,000 square feet residential N/A nonresidential 6,000 square feet residential N/A nonresidential Minimum Lot Width 60 feet 60 ft. 60 ft. Front Yard Setback 85 feet from the centerline on an arterial roadway but not less than 25 feet 50 feet from the centerline on an arterial roadway but not less than 25 feet 85 feet from the centerline on an arterial roadway but not less than 25 feet Minimum Side Yard Setback 5 feet 10 feet if abutting an R zoning district 5 feet or 10 feet if abutting an R zoning district Minimum Rear Yard Setback 25 feet adjoining R district property s setback 25 feet or if abutting an R district the setback shall be the same as the R district Maximum Height 36 feet N/A 35 feet residential 0 for nonresidential Maximum Building Coverage 40 feet N/A N/A Maximum Density 12 Units per acre N/A N/A