Savannah City Zoning Code

Editor's note: The amendment authorizing this rezoning contains 18 pages. Only the pages relating to the location of the  property being rezoned and the amendment's signature page are included here as images. To view the rest of the document, please click on the link to "10-28-2021(15)" below the images.

Ord. of 10-28-2021(15), § 1A

Effective on: 10/28/2021

Editor's note: The amendment authorizing this rezoning contains 16 pages. Only the pages relating to the location of the  property being rezoned and the amendment's introduction and signature pages are included here as images. To view the rest of the document, please click on the link to "5-9-2024(19)" below the images.

(Ord. of 5-9-2024(19), § 1)

Effective on: 5/9/2024

Editor's note: The amendment authorizing this rezoning contains 19 pages. Only the pages relating to the location of the  property being rezoned and the amendment's introduction and signature pages are included here as images. To view the rest of the document, please click on the link to "10-10-2024(12)" below the images.

(Ord. of 10-10-2024(12), § 1, 2)

Effective on: 10/10/2024

(Ord. of 7-10-2025(12), § 1)

The purpose of the proposed Master Plan Amendment is to rezone the parcels within the current MHUMC PD. The planned districts within the PD will address future building, structured parking and surface parking improvements within the campus of the Memorial Health University Medical Center. This document is intended to define the districts illustrated in the Master Plan Amendment graphics (see attached).

1. a)
   General Provisions

   1. (1)
      Conflicts.

      In the case of any conflict between a specific regulation set forth in this Section and any regulation set forth elsewhere in this Chapter or this Code, the regulation in this Section shall apply unless expressly prohibited. For standards where this Section is silent, the applicable sections of this Chapter shall apply. Setbacks set forth in this Section are subject to any greater specific setbacks indicated on the Master Plan Amendment graphics.

   2. (2)
      Measurements.

      Building Setbacks. The setback for any principal use building, unless specified elsewhere by this Section, shall be from the property line except at property lines between MHUMC parcels. There shall be no setbacks between MHUMC parcels.

   3. (3)
      Pedestrian Connectivity.

      For any future development, Master Developer shall construct sidewalks in connection with such future development in order to provide sidewalk connections between new public entrances, existing campus sidewalk infrastructure and adjacent parking areas. Proposed sidewalk connections will be submitted with each new Site Plan application.

2. b)
   Modifications and Variances to the Adopted PD

   Standards that are specific to the MHUMC PD may be modified, as provided in Sec. (b)(1) below but cannot be varied by the Planning Commission or Zoning Board of Appeals. Standards that can be varied are described below in Sec. (b)(2).

   1. (1)
      Modifications.

      Any desired modification other than those provided below would require an amendment to this Section per Section 6.1.22 of the zoning Ordinance.

   2. (2)
      Variances.

      Only dimensional standards can be varied in the MHUMC PD. The variance process for modifications other than those listed in part (b)(1) above shall follow the procedure established in Article 3.0 (Application and Review Procedures).

3. c)
   Administration and Enforcement

   Administration and enforcement of this Section shall follow the process described in Article 2.0 (Review Bodies and Administrators) of this Chapter.

4. d)
   Master Plan.

   1. (1)
      Districts.

      Each district within the master plan has a district that corresponds to the uses permitted in that area, similar to a zoning district. Uses permitted in each designation are located in Sec. (e). Where use standards are not provided in the table, they shall be set according to the OI or OI-E default zoning district assigned to each district in the master plan and listed in Bulk Regulations. The master plan is provided at the end of this document.

   2. (2)
      Modification to the Approved Master Plan.

      Any change to the approved master plan tract boundaries, permitted uses, or default zoning district shall require approval by the Mayor and Aldermen.

5. e)
   Bulk Regulations

   Bulk regulations for each district within the MHUMC PD are included in the tables below. Where the tables do not provide specific regulations within a district, default fallback zoning districts have been provided^A.

Footnotes:

1.  
   1. (1)
      Remote parking has no distance limit. In addition, site is to be considered conforming for parking as of the effective date of this rezoning and any future development is only responsible for its parking requirements and replacement of parking removed for new development.
   2. (2)
      Each building can be considered a separate principal use for the purpose of signage.

Editor's Note: See also Sec. A-3.90 for the list of parcels to be rezoned for inclusion in the MHUMC Planned District.

(Ord. of 1-22-2026(20), § 1B)

Effective on: 1/22/2026

1. (a)
   Established.

   The Dawes Avenue Planned Development (Dawes Avenue PD) is hereby established to support the efforts of the City of Savannah to master-plan and redevelop its property for residential and potential non-residential purposes. The Dawes Avenue PD will allow for a mixture of housing options and neighborhood-serving uses.

2. (b)
   Control.

   The City of Savannah ("the City") is the property owner and shall serve as the master developer for the Dawes Avenue PD. The City may designate another entity to act as the master developer. In such cases, any site development plan submitted to the City must be accompanied by written approval from the City to confirm consistency with the overall development intent.

   The City anticipates conveying individual building lots to the Chatham Savannah Land Bank Authority which may convey control of said lots to one or more developers for the construction of residential dwellings and a community building.

   In the event of any property transfer within the Planned Development, the City shall provide the Metropolitan Planning Commission with legal documentation evidencing the transfer.

3. (c)
   General Provisions.

   1. (1)
      Conflicts.

      In the case of any conflict between a specific regulation set forth in this Section and any regulation set forth elsewhere in this Chapter or this Code, the regulation in this Section shall apply unless expressly prohibited. For standards where this Section is silent, the applicable sections of this Chapter shall apply.

   2. (2)
      Measurements.

      All measurements shall follow the standard required by this Chapter unless otherwise specified below:

      1. i.
         Residential Density. Density shall be measured as the required area of land per dwelling unit for a given housing type, if any, divided by the total lot area. Density shall not exceed the maximum density permitted by block as shown on the Master Plan.
      2. ii.
         Building Setbacks. The setback for any principal use building, unless specified elsewhere by this Section, shall be from the property line. Accessory buildings shall comply with Sec. 8.7.
4. (d)
   Modifications and Variances to the Adopted PD.

   Standards that are specific to the Dawes Avenue PD may be modified, as provided in Sec. (d)(1) below but cannot be varied by the Planning Commission or Zoning Board of Appeals. Standards that can be varied are described below in Sec. (d)(2).

   1. (1)
      Modifications.

      Any desired modification other than those provided below would require an amendment to this Section and staff approval. Modifications are classified as major or minor. The classification of the modification will determine the type of review.

      1. i.
         Major Modifications Permitted.

         A major modification requires written approval from the property owner, if different from the master developer, and review and approval from the Planning Commission Board. If approval is not obtained from the property owner, such modification will not be scheduled for review by the Planning Commission.

         Major modifications are limited to the following:

         1. a.
            Development Standards. Any development standard that is specific to this PD and that is more than 10 percent less or greater than the minimum or maximum requirement but not to exceed 20 percent.
         2. b.
            Parking. A reduction in the number of parking spaces required by this Section.
      2. ii.
         Minor Modifications Permitted.

         A minor modification requires written approval from the property owner, if different from the master developer, and review and approval by Metropolitan Planning Commission staff.

         Minor modifications are limited to the following:

         1. a.
            Development Standards. Any development standard that is specific to this PD where the minimum or maximum requirement, if any, is proposed to be reduced or exceeded by no more than 10 percent.
         2. b.
            Buffers. Any buffer standard that is specific to this PD where the minimum or maximum requirement, if any, is proposed to be reduced or exceeded by no more than 10 percent.
         3. c.
            Design standards. Any modification to a design standard that is specified in Sec. (i)(7). Staff may forward a proposed design modification to the Planning Commission when Staff deems that a public meeting is appropriate due to the nature of the modification.
   2. (2)
      Variances.

      Only dimensional standards can be varied in the Dawes Avenue PD. The variance process for modifications other than those listed in part (d)(1) above shall follow the procedure established in Article 3.0 (Application and Review Procedures).

5. (e)
   Administration and Enforcement.

   Administration and enforcement of this Section shall follow the process described in Article 2.0 (Review Bodies and Administrators) of this Chapter.

6. (f)
   Master Plan.

   1. (1)
      Blocks.

      The Dawes Avenue PD is organized along a single primary roadway terminating in a cul-de-sac with no vehicular connections to adjacent industrial or conservation-zoned areas. Within this corridor, each block is assigned a land use designation consistent with permitted uses functioning similarly to zoning districts. The designations include Institutional ("I"), Residential ("R"), and Open/Green Space ("G").

      Permitted uses within each designation are outlined in Section (h). Where specific use standards are not provided, the applicable standards shall default to those of the zoning district assigned to each tract as identified in the Master Plan and referenced in Section (i)(3).

      Pedestrian connectivity shall be maintained throughout the development via sidewalks linking all designated areas to support walkability and provide safe access between residential, institutional, and green space uses as indicated on the Master Plan.

      The Master Plan map illustrating block designations is included on the final page of this Section.

   2. (2)
      Modification to the Approved Master Plan.

      Any change to the approved master plan tract boundaries, permitted uses, or default zoning district shall require approval by the Mayor and Aldermen.

7. (g)
   Street Sections.

   The intent of this PD is to create a development that utilizes a semi-urban street section, which will include on-street parking, street trees and lighting within the rights-of-way, and sidewalks. The final design standards for such elements will be as mutually agreed to between the master developer and the City.

8. (h)
   Permitted and Prohibited Uses.

   1. (1)
      Permitted Uses.

      The uses that are permitted within each block of the Dawes Avenue PD are determined by the block designation: either "I", "R", or "G". Table 1 identifies the permitted uses by block designation. Any use not specifically listed is expressly prohibited unless the Zoning Administrator determines that the use is similar to a permitted use. Some uses may include use conditions.

8.  
   2. (2)
      Prohibited Uses and Activities.

      The following uses and activities are not permitted:

      1. i.
         The sale of firearms, alcohol, and adult-oriented material.
   3. (3)
      Use Conditions.

      1. i.
         Accessory Dwelling Unit (ADU)

         1. a.
            ADUs shall be permitted only in association with single-family detached housing types.
         2. b.
            The minimum lot area required for an ADU shall be 100% of the minimum lot area for the principal use.

         3. c.
            With the exception of parts a. and b. above, ADUs shall comply with standards in Sec. 8.7.4.
      2. ii.
         Temporary Uses.

         1. a.
            Temporary uses are subject to the temporary use requirements of Sec. 8.8.
         2. b.
            Farmers Markets are permitted.

9. (i)
   General Development Standards.

   The following general development standards are specific to the Dawes Avenue PD and are in addition to the standards provided in this Chapter and elsewhere in this Code. Where there are two standards for the same general development standard, the standard in this Section shall apply.

   1. (1)
      Greenspace.

      A minimum of 20 percent greenspace, as defined by the Landscape and Tree Ordinance, shall be provided for the entirety of the Dawes Avenue Planned Development (PD). This requirement shall be met collectively across the PD and not necessarily on a site-, block-, or phase-specific basis.

      Greenspace shall be established in accordance with the approved Master Plan for the Dawes Avenue PD, with the designated wetland area to the east of the property contributing toward the greenspace requirement. Compliance with the Master Plan shall serve as the standard for greenspace allocation throughout the PD.

      Subject to approval by the City of Savannah Park and Tree Department, this provision shall not preclude the future submission of an in-lieu-of payment request to the Tree Fund in the event of a tree or greenspace shortfall.

   2. (2)
      Density.

      The number of dwelling units shall not exceed the number of units as shown on the master plan.

   3. (3)
      Residential and Non-residential Development Standards.

      When not provided in this PD, development standards for each tract shall be set by the default zoning district associated with each tract in the list below:

      1. i.
         Residential (R): Traditional Residential (TR-3)
      2. ii.
         Green/Open Space (G): Conservation-Park (C-P)

9.  
   4. (4)
      Screening and Buffers.

      Use buffers shall be required as provided in Sec. 9.5 (Screening and Buffers) of this Chapter where non-residential and mixed-use development is proposed adjacent to single family and two-family residential. All other buffers shall be required as defined in Sec. 9.5.

   5. (5)
      Off-street Parking and Service Requirements.

      Off-street parking and service requirements shall be required as provided in Sec. 9.3 (Off-street Parking and Loading) of this Chapter except as provided below:

      1. i.
         Off-street Parking Reduction.

         The required number of off-street parking spaces may be reduced by the percentage or number provided in Table 3. To determine the use category for a particular use, reference Table 1. For uses not listed, the Zoning Administrator shall determine the parking requirement.

9.  
   5.  
      2. ii.
         Parking.

         Required off-street parking may be provided remotely at a distance of no more than 3,000 feet from the use being served. The distance shall be measured using the shortest route of pedestrian access from the nearest point of the parking facility to the nearest public entrance of the building or use to be served. The use being parked must be a permitted use in the tract where the remote parking is located.

         Off-site parking may be provided for a specific use or shared with one or more uses provided that off-site parking area is not being used to meet the required off-street parking requirement for any other use and that it is legally available. A parking facility agreement provided on a form established by the City of Savannah is required for off-site and/or shared parking. If approved, off-site parking is to be eliminated, any required parking space(s) proposed elsewhere must be approved by the Zoning Administrator.

      3. iii.
         Surface Parking Lot Location.

         To the extent possible, parking areas for residential and non-residential development shall be located on the parcel. Parking that cannot be located on the parcel shall be screened with a three (3) foot tall opaque fence or wall, or a three (3) foot tall hedge row that is capable of becoming opaque.

      4. iv.
         Driveway

         A single-wide driveway shall have a minimum width of 10 feet and may be located on a zero lot line. A minimum 12-foot-wide driveway apron shall be provided at the curb.

   6. (6)
      Signage.

      1. i.
         For uses, signage shall comply with the requirements of Sec. 9.9 Signage.
   7. (7)
      Street Connections.

      Where feasible, Dawes Avenue shall be extended through the Planned Development to promote physical interconnectivity, even in cases where adjacent public streets are currently unopened.

10. j.
    Definitions.

    The following definitions are specific to the Dawes Avenue PD and are in addition to definitions provided in Article 13.0 (Abbreviations and Definitions) of this Chapter. Where there are two definitions for the same word, the definition in this Section shall apply.

    Theater/Cinema/Performing Arts. An establishment devoted to the showing of motion pictures or live performances. Does not include adult-entertainment establishments.

    Utilities, Major. A large-scale utility such as a water or wastewater treatment plant, water tower, electrical generation plant or electrical transmission facility.

    Utilities, Minor. All utility facilities not considered major, including, but not limited to neighborhood-serving facilities such as pump stations, telephone exchanges, community wells, and lift stations.

     

(Ord. of 1-22-2026(22), § 2)

Effective on: 1/22/2026

The Savannah River Landing Planned Unit Development ("PUD") is hereby established to master plan and to develop property for commercial, residential and mixed use purposes. The PUD will provide standards for blocks and uses in order to provide a predictable level of design for the economic and aesthetic protection of the PUD.

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

The property owner, who shall be the declarant under the Declaration of Covenants and Restrictions for the Savannah River Landing (hereinafter "SRL"), shall be the master developer for the PUD. SRL, or any subsequent master developer under the declaration, may transfer or assign the role of master developer to another entity. Should SRL or any subsequent master developer transfer or assign its role as master developer to another entity, then such party shall provide the City of Savannah and the Metropolitan Planning Commission with notice of such transfer or assignment, and evidence of such transfer shall be recorded in the land records for Chatham County, Georgia.

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

1. 1.
   Conflicts. 

   In the case of any conflict between a specific regulation set forth in this Section and any regulation set forth elsewhere in this Chapter or this Code, the regulation in this Section shall apply unless expressly prohibited.

2. 2.
   References.

   All references to Code Sections in this PUD refer to the City of Savannah Zoning Ordinance in existence as of the effective date of this Section. Amendments to the City of Savannah Zoning Ordinance referenced herein shall not amend this ordinance unless specifically so amended.

3. 3.
   Measurements.

   All measurements shall follow the standard required by this Chapter unless otherwise specified below:

   1. a.
      Residential Density. Density shall be measured as the required area of land per dwelling unit for a given housing type, if any, divided by the total lot area. Density shall not exceed the maximum density permitted by block as shown on the Master Plan.
   2. b.
      Building Setbacks. The setback for any principal use building, unless specified elsewhere by this Section, shall be from the property line. Accessory buildings shall comply with Sec. 8-3011.
   3. c.
      Height. The height of any building shall be measured as the vertical distance from the average finished grade adjoining the building to the highest point of the roof. The permitted height for all buildings shall be as shown on the Master Plan. Rooftop structures, including church spires, cupolas, chimneys, tanks and supports, parapet walls not more than four (4) feet high, stairway and elevator enclosures, and heating and air conditioning apparatus, shall not be considered part of the roof when measuring the height of a building.

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

Standards that are specific to the Savannah River Landing PUD may be modified, as provided in Sec. 8-3344( d)( 1) below by the Metropolitan Planning Commission.

1. 1.
   Modifications.

   Modifications are classified as major or minor. The classification of the modification will determine the type of review.

   1. a.
      Major Modifications Permitted.

      Major modifications require review and approval by the Metropolitan Planning Commission and are limited to the following:

      1. i.
         Development Standards. Any development standard that is specific to this PUD where the minimum requirement, if any, is proposed to be reduced by 10 percent or more, or where the maximum requirement, if any, is proposed to be exceeded by 10 percent or more.
      2. ii.
         Parking. A reduction in the number of parking spaces required by this Section.
   2. b.
      Minor Modifications Permitted.

      Minor modifications require review and approval by Metropolitan Planning Commission staff. In the event that a minor modification is denied by the Metropolitan Planning Commission staff, then the matter shall be deemed a major modification and reviewed by the Metropolitan Planning Commission.

      Minor modifications are limited to the following:

      1. i.
         Development Standards. Any development standard that is specific to this PUD where the minimum requirement, if any, is proposed to be reduced by less than IO percent, or where the maximum requirement, if any, is proposed to be exceeded by less than IO percent. 
      2. ii.
         Buffers. Any buffer standard that is specific to this PUD where the minimum requirement, if any, is proposed to be reduced by less than 10 percent, or where the maximum requirement, if any, is proposed to be exceeded by less than 10 percent.
      3. iii.
         Street relocation. Any relocation of a street, road or lane shown on the Master Plan or any addition of a street, road or lane not shown on the Master Plan shall be submitted to the Metropolitan Planning Commission as a Site Development Plan and submitted for approval pursuant to Section 8-3033. 
      4. iv.
         Subdivision. Any subdivision or recombination of lots shall be submitted to the Metropolitan Planning Commission as a Site Development Plan and submitted for approval pursuant to Section 8-3033.
2. 2.
   Variances.

   A denial of a decision by the Metropolitan Planning Commission with respect to matters described in Sec. 8-3347(1) may be appealed to the Board of Appeals and the variance process shall follow the procedure established in Article H (Board of Appeals).

3. 3.
   Site Development Plan.

   A Site Development Plan shall be required for each proposed development within the PUD which shall be consistent with the Master Plan. The criteria for submittal shall be the same criteria as set forth in the Planned Unit Development District pursuant to Sec. 8-3033. Any Site Development Plan submitted to the Metropolitan Planning Commission must be accompanied with a written approval from the master developer.

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

Administration and enforcement of this Section by the City of Savannah shall follow the process described in Article G (Administration and Enforcement) of this Chapter. Contemporaneously with the adoption of the PUD, SRL shall execute and record a Declaration of Covenants and restrictions ("Declaration") in the land records of Chatham County, Georgia which shall: (i) create a governing authority for the approval of design guidelines created under the Declaration; and (ii) provide for the enforcement of such design guidelines.

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

1. 1.
   Blocks.

   Each block within the master plan has a designation that corresponds to the uses permitted on that block, similar to a zoning district. The designations include Mixed Use Commercial ("MU-C"), Mixed Use Residential ("MU-R") and Open Space ("OS"). The "MU" designation does not restrict development to only mixed use. Uses permitted in each designation are located in subsection (g) of this PUD. The master plan is provided on the last page of this Section.

2. 2.
   Modification to the Approved Master Plan.

   Any change to the approved master plan except for matters described in subsection (d) of this PUD shall require approval by the Mayor and Aldermen.

(Ord. of 4-27-2017(13), § 1, Ord. of 7-9-2020(14), § 1, Ord. of 4-10-2025(15), § 1B, Ord. of 4-24-2025(12), § 1B)

Effective on: 4/24/2025

1. 1.
   Permitted Uses.

   The uses that are permitted within each block of the PUD are determined by the block designation: either "MU-C," "MU-R," or "OS." Table 1 identifies the permitted uses by block designation. Any use not specifically listed is expressly prohibited unless the Zoning Administrator determines that the use is similar to a permitted use. Some uses may include use conditions.

2. 2.
   Prohibited Uses and Activities; Use Conditions.

   The following uses and activities are not permitted: (i) the sale of firearms and adult-oriented material; and (ii) adult-oriented entertainment. Any use or activity not specifically identified as a permitted use in subsection (g) shall be deemed to be a prohibited use, unless the City of Savannah Zoning Administrator determines that a proposed use is similar to a permitted use in the PUD.

3. 3.
   Temporary Uses.

   The following uses are permitted on a temporary basis and shall not require approval pursuant to Section 8-3025(a): construction offices and construction storage units during the time of active construction; outdoor weddings, receptions and meetings; recreational activities; outdoor events permitted by the master developer; food trucks; religious services; and the sale of seasonal plants and produce; provided, however, such temporary uses shall not be permitted in the Open Space located north of the Mixed-Use Residential block and south of the river walk ("OS-5"). Temporary uses are subject to the temporary use requirements of Sec. 8-3025(a).

(Ord. of 4-27-2017(13), § 1)

Effective on: 4/27/2017

The following general development standards are specific to the PUD and are in addition to the standards provided in this Chapter and elsewhere in this Code. The PUD shall not be a part of the historic district as defined in the Georgia Constitution, Article XI, or be bound by any developmental or design standards with respect to the historic district. Where there are two standards for the same general development standard, the standard in this Section shall apply.

1. 1.
   Open space.

   A minimum of 10% open space shall be provided and may apply to the PUD in its entirety rather than to individual developments within the PUD. Open Space shall include areas identified as Open Space on the Master Plan, parks, plazas, playgrounds, courtyards, and other similar hardscaped and greenspace areas.

2. 2.
   Density.

   The number of dwelling units shall not exceed the number of units as shown on the master plan.

3. 3.
   Residential and Non-residential Development Standards.