Background
The Metropolitan Planning Commission (MPC) is in the process of preparing a Unified Zoning Ordinance for unincorporated Chatham County and the city of Savannah. This process, also known as the Zoning Update, is the second phase of the Tricentennial Plan. The first phase was to prepare a unified comprehensive plan (Chatham County-Savannah Comprehensive Plan) which was adopted by the Board of County Commissioners and the City Mayor and Aldermen in 2006.
A comprehensive plan is a guiding document that: 1) determines the long range vision for a variety of community elements such as land use, economic development, housing, historic and cultural resources, natural resources, and transportation; 2) lists goals and strategies related to achieving the overall community vision and for each element; and 3) develops a work program for the implementation of the goals.
The Unified Zoning Ordinance (UZO) will be a primary implementation tool as it will determine how all land in unincorporated Chatham County and Savannah can be used; help stimulate economic growth and redevelopment; encourage a variety of housing types to account for economic and multi-generational needs; preserve historic structures and help maintain or reestablish the physical and architectural integrity of historic neighborhoods; assist with the protection of natural resources such as marshes and wetlands; and encourage multi-modal transportation and improve access management.
What is Zoning?
Zoning was established in the early 20th century as a mechanism to protect and improve health, safety, and welfare. Establishing building setbacks, for example, ensured that air flow and light would not be restricted. Over time zoning was expanded to regulate the location of land uses (through zoning districts) and height and bulk standards such as lot size, lot width, and building setbacks. Zoning also regulates other aspects of site development such as parking, buffering, lighting, and signage, and it even promotes the preservation of historic neighborhoods and structures as well as natural resources.
In Georgia, “The Zoning Procedures Act” (O.C.G.A Title 36, Chapter 66) provides local governments with the power to exercise zoning provided that there is compliance with minimum procedures of the Act.
What is the Zoning Update and Why is it Important?
Adopted nearly a half century ago, both zoning ordinances are showing their age in a number of areas which has led to inefficiency, redundancy, and confusing and contradictory processes among other concerns. A comprehensive evaluation of the ordinances can be found in the Zoning Assessment. Through the Zoning Update process, the following will be possible:
- Implementation of the Comprehensive Plan. As mentioned in the Introduction, the UZO will serve as vital tool to implement the Chatham County-Savannah Comprehensive Plan, including the Future Land Use Map which will provide guidance for future rezoning.
- Unification of Existing Zoning Ordinances: A unified zoning ordinance will consolidate the existing zoning ordinances for Chatham County and Savannah into one document, a Unified Zoning Ordinance, for greater consistency and efficiency. Combined, both ordinances contain approximately 700 pages of regulations and 126 zoning districts! While some standards may vary between the County and City, most standards will be identical. Where there are differences between jurisdictions, they will be identified and distinguished within the UZO. This will be the first unified ordinance shared by the County and City.
- Modernization: Neither zoning ordinance has been updated since their adoption in the early 1960s. Numerous amendments have occurred, but this has led to formatting and process issues, contradictions, and multiple zoning districts. Furthermore, as both ordinances reflect a suburban approach to development, suburban standards have been imposed on some urban neighborhoods, which has led to some inappropriate uses being allowed (and some appropriate uses not allowed). It has also forced many landowners to obtain one or more variances to develop or make improvements to their property.
- Increased Efficiency: Improved formatting, fewer zoning districts, consistent standards, and streamlined review processes will make zoning more efficient and save time and money for all users.
What is the Zoning Assessment Report?
The Zoning Assessment Report is an evaluation of the existing zoning ordinances, including their format, administrative processes, districts, uses, and standards. It serves as an educational tool as it explains what each of these areas is intended to do, whether the present approach works as well as it could, and provides ideas for consideration in the update process. The Assessment will also help to guide the Technical Committee who is responsible for drafting the UZO.
Why is the Metropolitan Planning Commission (MPC) Responsible for the Update?
Since 1956 the MPC has served as the land planning and zoning agency for Chatham County and the Savannah. While MPC prepares amendments to the zoning ordinances for each jurisdiction and makes recommendations, each governing body will remain responsible for the adoption and enforcement of the Unified Zoning Ordinance. MPC’s Planning Commission will serve as the Executive Committee for the Zoning Update.
How is the Zoning Update Process Structured?
The Executive Committee consists of the Planning Commission, a 14 member board that includes six volunteer County representatives, six volunteer City representatives and two ex-officio members (i.e., County Manager and City Manager). The Executive Committee will oversee the Zoning Update and provide direction. Ultimately, the Planning Commission will be responsible for making a recommendation to the County Commission and Mayor and Aldermen regarding the Unified Zoning Ordinance.
The Technical Committee consists of approximately 30 private and government professionals who will work with MPC staff and its consultants to develop the Unified Zoning Ordinance. With wide-ranging, first-hand development-related experience, this group will produce work products for public review and comment. Work products will then be filtered through an Advisory Group.
The Advisory Group will consist of community and neighborhood leaders and Focus Groups (stakeholders with specific areas of interest such as the creation of new neighborhood historic district) before review by public officials and the general public.
What is the Timeline for Completion?
The Unified Zoning Ordinance will take approximately two years to complete. The target date for completion is 2009. While this may seem to be a long period of time, a tremendous amount of work must be accomplished to unify two zoning ordinances, including obtaining input from all stakeholders and holding public meetings.
Where Can I Obtain or View the Existing Zoning Ordinances?
The County and City zoning ordinances can be obtained from MPC (110 East State Street) or accessed via the Internet.
Whom Should I Contact if I Have Additional Questions?
If you have further questions, please contact the MPC at (912)651-1440 or send an email to moorec@thempc.org.
