September 29, 2024
We Savannahians are witnessing a sustained degradation of the very qualities that make our Downtown Historic District unique and a national treasure. Ever more inappropriate development is proposed every few weeks. We at the Oglethorpe Plan Coalition, Inc. are dedicated to addressing these threats and protecting the Downtown Savannah National Historic District.
(Image from MPC Submittal Part 1 before HDBR October 9, 2024. Click image to view full submittal.)
In This Issue:
Street Talk
Successful Resolution for Endangered Jewish Cemeteries
Improved New Designs for 123 West Oglethorpe Win HDBR Approval
Planning Resumes for Massive Complex at Southeast Corner of East Broad and Gwinnett
Overscale Building Proposed for East Oglethorpe Avenue
East Broughton Street Volunteers Hold Meeting with City on Streetscapes Design
Deep Dive on 201 West Jones Street: Arbitrary Application of Ordinances Endangers the Historic District
Monthly Oglethorpe Plan Coalition (OPC) Volunteers Meeting
Invite Us to Your Event for a Discussion of Hot Topics in the District
Street Talk
In addition to large projects, the OPC also monitors changes to individual structures in the Historic District and its perimeter. Below is a recap of some notable items:
Successful Resolution for Endangered Jewish Cemeteries
In February of 2024, a developer proposed building a hotel between the two 18th century Jewish cemeteries on Cohen Street, west of MLK.
In the first half of September 2024, the owners of the cemeteries, Mickve Israel and the Trustees of the Mordecai Sheftall Cemetery, reached an agreement with the developer. Under this agreement, the developer agreed to a number of terms that help protect the cemeteries.
We commend the developer for reaching out to the owners and working successfully towards an amicable solution.
Improved New Designs for 123 West Oglethorpe Win HDBR Approval
In July 2024, the OPC objected to a proposed design for an addition to 123 West Oglethorpe. After the HDBR turned down that proposal, the developer reached out to the OPC. The developer and the architect understood our concerns and revised the design. The updated design sensitively respects the historic context of the new addition.
The revised design was approved by the HDBR on September 11, 2024.
Once again, we commend the developer for working with the community to achieve a solution.
Planning Resumes for Massive Complex at Southeast Corner of East Broad and Gwinnett
A new developer is putting forth the effort to develop the southeast corner. Earlier this year, the prior developer was denied a zoning change and subsequently abandoned their project.
The Metropolitan Planning Commission recently granted the developer two variances that will allow the developer to go forward with their planning of an apartment complex of 104-rooms and 8,000 Sq Ft of commercial space.
Since 2002, the location has been recognized nationally as part of Savannah’s Eastside Historic District with six contributing buildings on the National Register. However, the District is not recognized by the City. Despite not being required to save any of the buildings, the developer plans to move three of them to a location several blocks away. Salvaged materials from the other three buildings will be used to help restore the three workmen houses being moved. In addition, a landscaped garden is proposed for the footprint of Bethel AME Church, which was demolished December 2021.
The developer said it would involve the community as their plans develop. They acknowledged the limitations of the location and await data from engineer studies and City departments. The limitations include historic flooding, possible need for water retention system, the stability of the 1904 retaining walls of the subway under the railroad tracks, and traffic impacts of their projects.
Overscale Building Proposed for East Oglethorpe Avenue
On October 9, 2024, the HDBR is scheduled to vote on a proposed building on the northwest corner of Drayton Street and East Oglethorpe Avenue. A mid-century modern building will need to be demolished for the new building.
The proposed six-story structures is two stories taller than the two-to-four story nearby historic buildings on east Oglethorpe. The building features large glass windows that are inconsistent with the rhythm of the windows of surrounding structures.
The north side of East Oglethorpe is one of the most historic and picturesque vistas in the entire district and features such important structures as the Juliette Gordon Low House, the Ballastone Inn, the General Lachlan McIntosh home, the Conrad Aiken house and Mary Marshall Row.
The proposed building does not belong in such an important and historical location.
East Broughton Street Volunteers Hold Meeting with City on Streetscapes Design
On September 24, 2024, The E Bro Project ™ hosted a meeting to discuss the City’s plans to renovate East Broughton Street. The E Bro Project is a volunteer group of residents, owners, business and community groups interested in ensuring that the development of East Broughton Street is sensitive to its historic and residential character.
Attendees at the meeting included over 30 residents, businesses and owners as well as Alderwoman Alicia Miller-Blakely. Representing the City were Philip Kalogitonas, Savannah Capital Projects Liaison, and Bryon Stiles, Savannah Capital Projects, Streetscape Manager.
E Bro Project ™ spokesperson Andrew Jones presented concerns of the community, and the City representatives responded and answered questions. Concerns of the attendees included strong disapproval of the installation of benches and picnic tables and a concern over the placement of trashcans. Also of concern were the vegetative strips for which residents wanted assurance that the strips would be properly planted and maintained. The City representatives appeared receptive to possible adjustments.
If you are interested in volunteering for the E Bro Project ™, please contact us at opc.preservation@gmail.com and we will relay your contact information to the project spokespersons. In particular, residents have expressed an interest in conducting a tree survey. Please let us know if you would like to participate in that effort.
Deep Dive on 201 West Jones Street: Arbitrary Application of Ordinances Endangers the Historic District
After rejecting a proposal for demolition and new construction for 201 West Jones Street on three separate occasions, the Savannah Downtown Historic District Board of Review (HDBR) reversed course on August 14, 2024 and approved the proposal. In our view the HDBR did not properly apply the procedures and standards of the Zoning Ordinance and therefore failed to protect the integrity of the Historic District. Those standards included the Secretary of Interior Standards, Visual Compatibility Standards, the Design Standards and the rules for demolition.
The failures make this one of the most egregious decisions of the HDBR in recent memory, because this new decision opens the door to unrestricted demolition of substantial portions of contributing structures.
A neighbor has filed an appeal of the decision to the City of Savannah Zoning Board of Appeals. If you live nearby and oppose the decision, please let us know at opc.preservation@gmail.com.
The above is a summary. For more information on this issue, see the full article on this subject at the end of the newsletter, below.
Monthly Oglethorpe Plan Coalition (OPC) Volunteers Meeting
The OPC is a volunteer group, and we want you! Please contact us at opc.preservation@gmail.com if you would like to get involved. We will have a meeting on Sunday, October 6, at 7PM. Please contact us at the above email with your contact information if you are interested in attending. Capacity is limited.
Invite Us to Your Event for a Discussion of Hot Topics in the District
The OPC would be glad to attend your event, be it a neighborhood association or other community group, to share our concerns and hear your views about the state of the historic district. Please reach out to us at opc.preservation@gmail.com.
Deep Dive on 201 West Jones Street: Arbitrary Application of Ordinances Endangers the Historic District (full article)
Summary. After rejecting a proposal for demolition and new construction for 201 West Jones Street on three separate occasions, the Savannah Downtown Historic District Board of Review (HDBR) reversed course on August 14, 2024 and approved the proposal. In our view the HDBR did not properly apply the procedures and standards of the Zoning Ordinance and therefore failed to protect the integrity of the Historic District. Those standards included the Secretary of Interior Standards, Visual Compatibility Standards, the Design Standards and the rules for demolition.
The failures make this one of the most egregious decisions of the HDBR in recent memory, because this new decision opens the door to unrestricted demolition of substantial portions of contributing structures.
A neighbor has filed an appeal of the decision to the City of Savannah Zoning Board of Appeals. If you live nearby and oppose the decision, please let us know at opc.preservation@gmail.com
Background. On March 13, 2024, the HDBR considered an application for 201 West Jones Street, a Greek revival townhouse constructed in 1852 with a 3-story front portion and a 2-story rear section. According to the records of the Metropolitan Planning Commission (MPC), the rear portion, which had been modified over time, largely dates back to the date of the original structure. The side of the rear portion abuts Barnard Street, and the back is highly visible. The proposal included 1) the demolition of almost all of the rear portion and 2) the construction of a three-story structure attached to the remaining north portion.
At the March hearing, the HDBR voted to deny the proposal because “the project does not meet the Visual Compatibility Standards, is not appropriate in scale or massing, and due to the proposed removal of historic fabric.”
The mass of the proposed new construction would overwhelm the existing building and obscure the original south-facing upper floor of the front portion. The proposed mass is substantially greater than that of its neighbor and would hide that building from view from Barnard Street. This greater mass would result in a square footage of the proposed modified structure far greater than the majority of its neighbors.
On April 10, 2024, after a reconsideration requested by the applicant, the HDBR upheld its decision.
On May 8, 2024, the applicant submitted a modified proposal but did not materially change the overall scale of the new rear structure. The HDBR again denied the request, finding that “the work is not visually compatible and does not meet the standards, specifically for impacting historic features and seemingly not being reversible.”
The applicant then appealed the board’s decision to the City of Savannah Zoning Board of Appeals (ZBA) claiming that in the applicant’s opinion the project was visually compatible and that it did meet the design standards.
Despite the fact that appeals on the basis of visual compatibility are not permitted under the Zoning Ordinance (section 7.8.9), the City referred the appeal to the ZBA. On June 17, 2024, the ZBA then remanded the appeal back to the HDBR for clarification on the reasons for denial and to offer the applicant a chance to make modifications in order to resolve the visual compatibility problems.
On August 14, 2024, the HDBR held a hearing to address the ZBA's remand. The applicant offered options for exterior details but did not reduce the mass of the building. In an unexplained about-face, the HDBR did not address the terms of the ZBA remand but instead arbitrarily reversed its prior vote and approved the project on visual compatibility grounds.
Failing to Apply Proper Procedure. We argue that the City did not have the authority under the zoning ordinance to process an appeal application challenging the outcome of a visual compatibility decision (as opposed to an appeal claiming the HDBR did not properly apply the process for such decision). If the ZBA did not have authority under the law to hear such an appeal, the ZBA cannot have the legal authority to remand the issue to the HDBR.
Given that the HDBR had made a final decision at the May meeting, the applicant's only option should have been to submit a new application, not to appeal the matter to the ZBA.
Failing to Apply the Standards. Of the many standards that the HDBR failed to follow, we will highlight the demolition standards and visual compatibility. Please reach out to us directly for more details on how other standards were not followed.
We calculate that the rear portion of the building proposed to be demolished constitutes approximately 29% of the total contributing structure. The entire structure, however, including the rear portion, is a designated contributing building on the MPC Building Map Supplement. As such, the rear portion is protected as part of the contributing structure and can only be demolished if the applicant shows that the extension does not meet the criteria for a contributing building or if the applicant can argue undue hardship. In contrast with the case of 127 East Gordon Street, heard by HDBR on 14 June 2023, here the issue was not addressed. Why apply this standard to one application and not the other?
A second set of standards that were not followed are the visual compatibility criteria, which reference only buildings within view of the project under consideration and not buildings located far from the project under consideration. While the August HDBR hearing approved the proposal on visual compatibility grounds, HDBR could not cite which buildings near the project were visually compatible. Instead, one member improperly chose to site the examples from many blocks away.
Jeopardizing National Historic Landmark Status. In 2018, the National Park Service (NPS), which grades the integrity of the Savannah Downtown National Historic Landmark District, lowered its rating to threatened. The NPS report listed threats to the integrity of the district. One such threat was the filling in of the spaces between townhouses and their carriage houses. On page 52 of the report, the illustration of what should be savedwas an image of the Barnard Street side of 201 West Jones Street (although it was mislabeled as Bull St.). The image showed the main building, its historic rear section, the garden and carriage house. The historic rear section is what would be largely demolished under the proposal.
If the City is serious about maintaining its national landmark status, which is only temporarily in a suspended status and has not improved, it seems strange to permit the demolition of part of a structure the NPS cited as an example of what should be saved.
Setting a Negative Precedent. Finally, and most importantly, rules need to be followed. If not, as each building changes hands, the new owner will be permitted to destroy the rear facade and expand the building for monetary gain. The result would be the gradual destruction of historic rear facades and a permanent alteration of the character of the streets and lanes from which they are visible.