May 4, 2024
In this newsletter, we focus on the City's proposal to redevelop the Savannah Civic center site and refurbish the Johnny Mercer Theatre. The City's proposal stands in opposition to its obligation to fully restore the Oglethorpe Plan across the entirety of the Civic Center site. We offer our main recommendation and explore considerations supporting that recommendation, as well as other concerns about the proposal. (Image: Section of 1939 Cadastral Map, Elbert Ward. Click Image for Source. Courtesy of the City of Savannah Municipal Archives.)
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OPC's Recommendation:
The Oglethorpe Plan Coalition, Inc. recommends demolishing both the Arena and Johnny Mercer Theatre and re-establishing the Oglethorpe Plan across the entire Civic Center site. This includes restoring the streets and Elbert Square, as well as restoring the individual tithing lots and trust lots
Legal Considerations:
The City of Savannah Zoning Ordinance requires the restoration of the Oglethorpe Plan under Section 7.8.10 (a). The City is not exempt from this provision.
The Ordinance's provisions that define allowable street layout and height and mass of infill buildings must be followed.
The Ordinance is the product of years of negotiations and public input.
It also incorporates previous understandings with the National Park Service and protects our National Historic Landmark status.
The Oglethorpe Plan is what makes Savannah unique and a draw to visitors from around the world.
Economic Challenges:
The City is seeking design and planning input before knowing even rough estimates of the cost of various proposals. When all costs are considered, it may be clear that restoring the theatre does not make economic sense.
The City is forgoing substantial revenue if it does not sell the entire site. Tithing lots and trust lots with teardowns have sold for up to $2 and $7 million, respectively. The site has 26 tithing lots and 4 trust lots. Of these, 8 tithing lots and 1 trust lot are at the theatre site. See graphic below.
The 2018 study by the Urban Land Institute, a highly-recognized land use expert, supported the restoration of the Oglethorpe Plan, and this recommendation was initially supported by the city government.
The current proposal to build a large office block and restore the theatre would generate new parking demands and probably force the construction of a large and unsightly parking facility, also at an additional cost to taxpayers.
To the extent that additional municipal offices are needed, they should be located out of the high-priced downtown to areas where both access and parking are easier to manage. One option is to locate new offices adjacent to those on the Westside.
Community Preferences:
It is not clear that the City's proposal reflects the desires of the community in which it is located nor the wishes of the people paying for it.
The majority of downtown residents, including taxpayers who would bear a substantial portion of the cost of the proposal, have not been supportive of it.
The stakeholders from the tax-exempt arts community do not bear the costs, so it is somewhat questionable to claim "public support" for a theatre by citing responses from entities that will not have to pay to refurbish it.
Restoration of the Oglethorpe Plan would benefit both residents and tourists by reuniting the historic district and the historic west side of Savannah.
It would also put the site back on the tax rolls.
Restoration of the Oglethorpe Plan allows multiple uses including mixed-income housing.
Governance Concerns:
The City must maintain full transparency in this process.
“Visioning” sessions must be for open discussion, not enforcing predetermined plans.
Conflicts of interest must be avoided. No consultant used to guide the planning process should be permitted to participate in the execution of any proposals passed by the City.
The City must provide access to the list of all vendors, contractors, consultants and anyone employed by the City to plan or execute this project.
Invite Us to Your Event for a Discussion of Hot Topics in the District
The OPC would be glad to come to 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.
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, June 2, at 7PM. Please contact us at the above email with your contact information if you are interested in attending. Capacity is limited.