TO: FROM: DATE:

The Planning Commission MPC Staff March 11, 2014

SUBJECT: Petition of Mariner Group, LLC Owner: JS&H Enterprises, LLC Agent: Attorney Harold Yellin 2010 East President Street PIN(s): 2-0008 -01-001 Lot Size: 18.73 Acres Aldermanic District: 3 County Commission District: 3 MPC File No. 14-000710-ZA Gary Plumbley, MPC Project Planner

REPORT STATUS: Initial Report

ISSUE: The rezoning of the parcel identified as 2110 East President Street (PIN 2-000801-001) from a PUD-B-C (Planned Unit Development Community Business) zoning classification to an R-M-27 (Residential Multi-Family 27 units per acre) classification and a B-C (Community Business) classification.

BACKGROUND: The subject property is located at the northwest corner of East President Street and Wahlstrom Road. The subject site was previously developed as a residential apartment complex that was constructed between 1945 and 1950. A portion of the complex was damaged by fire in the late 1990s, and the entire apartment complex was razed due to the age and disrepair of the complex. The property has remained undeveloped since then. The subject site has numerous large canopy trees of which many will be retained. The subject property and the surrounding area were rezoned to its present PUD-B-C zoning classification from an R-M and P-B-C classifications on October 10, 2000 by petition. There have been no other zoning changes within the immediate area in the last 15 years. The petitioner wishes to rezone a 16.2 acre portion of the subject site that will be

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subdivided and developed as an apartment complex. The remaining 2.53 acres will be retained for future commercial development.

FACTS AND FINDINGS: 1. Existing Development Pattern: The predominant land use within the vicinity of the subject property is industrial, commercial, and single family residential. The land uses and zoning districts surrounding the subject property include: Location North South Land Use Storage Tanks East President Street Convenience Store/Gas Station Single Family Residential Vacant Tract Convenience Store/Gas Station West Pennsylvania Avenue Single Family Residential Zoning I-H [1]N

B-C [2] R-6 [3] I-H P-B-N [4]

R-6

[1] [2] [3] [4] 2.

I-H B-C R-6 P-B-N

Heavy Industrial Community Business Single Family Residential 6 units per net acre Planned Neighborhood Business

Transportation Network: The property is accessed by East President Street and Wahlstrom Road. In 2011, the average daily traffic count for this section of East President Street between Truman Parkway and the Wilmington River was 18,800 vehicles per day. Wahlstrom Road is an unclassified roadway and there are no traffic counts available. Public Transportation: The subject site is presently not directly served by Chatham Area Transit (CAT). The nearest CAT service (Route 10 East Savannah) and bus stops are available at the corner of Pennsylvania Avenue and Capital Street, as well as East President Street and Riverview Drive. Both stops are approximately 2500 feet from the subject site. Public Services and Facilities: The property is served by the Metropolitan Police Department, City fire protection, and City water and sewer services. Land Use Element: The Tri-Centennial Comprehensive Plan Future Land Use Map designates the subject property as Commercial Suburban. The proposed B-C zoning classification and future retail use is consistent with the Future Land Use Map. However, the proposed R-M-27 zoning classification and the proposed multi-family development are not consistent with the definition of this land use category.

3.

4.

5.

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Therefore, the Future Land Use Map will need to be amended to the ResidentialGeneral category. Multifamily residential units in this location will support the existing commercial and industrial uses, as well as the Savannah Central Business District which is approximately 1.9 miles west of the subject site. 5. Existing PUD-B-C Zoning District: a. Intent of the PUD-B-C District: The PUD-B-C district is a planned, multi-use development classified as a community shopping business center or waterfront urban center, pursuant to the designations identified in subsection (c) of this section. A development which will consist of only a single use is not permitted within a PUD-B-C district. Allowed Uses: The uses allowed within the PUD-B-C district are attached. Development Standards: The development standards for the PUD-B-C district appear in the attached table (Table 1).

b. c.

6.

Proposed R-M-27 Zoning District: a. Intent of the R-M-27 District: The R-M-27 district is intended to allow a variety of residential development with a maximum density of 27 units per net acre. Allowed Uses: The uses allowed within the R-M-27 district are attached. Development Standards: The development standards for the R-M-27 district appear in the attached table (Table 1).

b. c.

7.

Proposed B-C Zoning District: a. Intent of the B-C District: According to the Zoning Ordinance, the intent of the B-C district shall be to provide community shopping facilities consisting of a wide variety of sales and service facilities at locations that will be accessible to a market area containing from 35,000 to 70,000 people. Allowed Uses: The uses allowed within the B-C district are attached. Development Standards: The development standards for the B-C district appear in the attached table (Table 1).

b. c.

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? Yes N X

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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? Yes No Undetermined X

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? Yes No X

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

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? Yes No X

7.

Will the proposed zoning district permit development that is inconsistent with the comprehensive land use plan? Yes X No ___

ALTERNATIVES: 1. Recommend approval of the petitioners request to rezone: 1) a 16.2 acre portion of the property from a PUD-B-C (Planned Unit Development - Community Business) zoning classification to an R-M-27 (Residential Multifamily 27 units per net acre) classification; and, 2) a 2.3 acre portion of the property to a B-C (Community Business) classification. Recommend an alternate zoning classification or density.

2.

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3.

Recommend denial of the petitioners request.

POLICY ANALYSIS: The proposed rezoning to an R-M-27 classification is not consistent with the Tri-centennial Comprehensive Plan Future Land Use Map. An amendment to the Future Land Use Map is recommended for approval. The requested rezoning will establish a zoning district that has a use and density that will provide residential housing in an area that will serve the needs of the immediate area, as well as provide housing within 1.9 miles of the Savannah Central Business District and Landmark Historic District.

RECOMMENDATION: APPROVAL of the request to rezone the subject property from a PUD-B-C (Planned Unit Development - Community Business) zoning classification to an R-M-27 (Residential Multi-family 27 units per net acre) classification and a B-C (Community Business) classification. The approval of this rezoning is conditioned upon the approval of the associated Comprehensive Plan Future Land Use Map amendment.

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Table 1: Comparison of Development Standards for the Existing PUD-B-C and Proposed R-M-27 and B-C Zoning Districts PUD-B-C District Minimum Lot Area Minimum Lot Width Front Yard Setback Minimum Side Yard Setback Minimum Rear Yard Setback Maximum Height Maximum Building Coverage Maximum Density N/A N/A 35 feet from the property line N/A N/A Determined at the time of site plan approval N/A R-M 27 District 1,300 square feet per unit 60 feet 85 feet from the center line but not less than 15 feet 10 feet 25 foot buffer 40 feet 85 feet from the center line but not less than 15 feet N/A N/A 35 feet B-C District N-A

N/A

N/A

N/A

Proposed: 27 units per net acre

N/A