The Starland Preservation Plan
The Team
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Aline Andreolla Feijo Project Manager M.F.A Preservation Design
Mary Carwile Research Manager M.A. Preservation Design
Wenbo Huang Design Team MArch
Yue Xiao Design Team M.U.D
Aniket Anil Madkaiker, Design Team M.U.D
Ling Zeng Design Team M.U.D
Jada Chabala Research Team M.F.A Preservation Design
Abby Nagy Research Team M.F.A Preservation Design
Table of Contents
Cover page
1
The Team
2
Table of Contents
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Executive Overview
4 - 10
Historic Narrative
9 - 11
Inventory
12 - 27
Contributing Highlights
28 - 34
Contributing Nominees
35 - 40
Policy Scan
41 - 46
Development Highlights
47 - 55
Zoning
56 -59
Gentrification Management
60 - 62
Bibliography
63 - 69
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Executive Overview
Executive Overview This plan is intended to guide the preservation of the Starland neighborhood area. The collected insights aim to conserve tangible and intangible elements of the social and cultural heritage. Supporting evolution of place and community based on a foundation of heritage material preservation as a central component of conserving the local fabric of Starland. Preserving the valuable material and memories associated with a place is integral to avoid compromising the historic fabric. A central part of conserving heritage is caring for the tangible culture, which displays local character. All streetscapes influence the associated activities of that place. Planning helps adjacent blocks to be contextually considerate of the surroundings, acting as part of the neighborhood network which will combine to depict the overall character. As changes occur, the historic context can be lost if thoughtful plans are not developed to prepare for the varied reactions to new development and resulting influx of popularity in use.
Key Priorities 1. Increase allowance for contextual infill 2. Retain historic integrity by conserving material fabric 3. Improve walkability and decrease vehicular traffic 4. Maintain characteristic specifics that are indicative of the location
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The Thomas Square Streetcar District Sometimes referred to as Mid-City Savannah, the neighborhood of Starland is situated across the previously designated border of what was once two separate districts, that of Midtown District and the Thomas Square District which is in a section of the city between the downtown and suburban areas. A growing appeal in the destinations north of this neighborhood left the Thomas Square Streetcar District notably vacant. This is evidenced in the significant landmarks throughout the Starland neighborhood. The lack of continuity disrupted the streetscapes and the issue worsened while residents relocated elsewhere in the city, but the historic integrity remained. According to the National Register, the significance of this district rests on the valued architecture, community planning and development, commerce, African American ethnic heritage, transportation, and landscape architecture.
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Historic District
Savannah Historic District
Victorian P-N-C District Cuyler-Brownville P-N-C District
Ardsley Park Crescent Conservation District
Parkside Conservation District 7
The Starland District This maps serves to illustrate a contemporary visual analysis of the Starland district. The map dictates the Starland boundries based on a cognitive analysis of the neighborhood. In addition, it serves to highlight the contributing aspects of the urban fabric of Starland that goes beyond buildings, such as the historic tree canopy, street plans, and green spaces
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Starland District boundry
Historic Tree Canopy
Bull St. Library
History Victory Drive Palm Trees
Building footprints
Green Spaces
Historic Narrative
Historic Narrative As tourism in the Historic Downtown and Victorian Districts began to grow, much of the Thomas Square and Metropolitan districts were left depressed and abandoned. This was most obvious on Bull Street, which sits between the two neighborhoods and had become a derelict pass-through for residents and tourists. By 1995, the neighborhood had become neglected. 75% of commercial spaces and 50% of residential spaces were boarded up and empty. Trying to make sense of these disconnected houses and buildings was a central issue. The spaces lacked continuity which would provide a solid foundation for walkable living. This had become problematic, since it seemed that abandoned spaces prompted more abandonment rather than signaling the opportunity for internal growth and change. Other streetscapes had many of the things Starland was missing, so people simply moved. A large part of the area that was needed to support Starland had declined into a state of disuse. However, John Deadrick and Greg Jacobs, Savannah College of Art and Design graduates, and the principal developers of the Starland neighborhood plan, were able to purchase individual houses in the area to gradually restore these spaces with the aim to bring the area forward through this more subtle and strategic effort. Meanwhile they made attempts to engage the community and make neighbors more aware of benefits that come from investing in the local area. 10
Deaderick and Jacobs started to make progress on their plans for the area in 2001, by adding 20 properties to the long-term plan with hopes to build retail shops, offices, and condos. The plan designated the area as the Starland District and used the old Starland Dairy’s red star as their logo. A small community gathering campaign called First Fridays had begun in 2000, initially consisting of one building and one contemporary art exhibit held in a small house at 28 E 41st Street. This collective viewing event created a core experience for the neighborhood and quickly took hold with local contemporary artists throughout greater Savannah. The expectation was for a crowd of about 150, but the attendance of 700 people showed there was a clear need for this concept. Support for the event grew and Marcus Kenny, a prominent local artist, later took over organizing for a time. Kenny was able to promote even more local artists’ interest in the event. Around 2010 Art Rise Savannah, run by Clinton Edminster, the owner of Starlandia and president of the neighborhood association began to organize First Fridays as a streetlong march from business to business for 60 months in a row. After that five-year period the First Fridays transitioned from being an organized event to running themselves. There were a few months during which time the event was dormant, but the community was able to come together and now the monthly event is self-sustaining.
First Fridays had blossomed “to include a variety of arts and community-based attractions” (Curl 2018). The choice of location ties directly to the overarching strategy attached to the Starland Dairy building, which sits within the aforementioned businesses. The First Fridays event most recently held in November 2019 hosted the Starland Mural Project, which involved many local painters each taking on a section of the building to install their own pieces.
Images from the Starland mural project. 2019.
a James Beard Award in 2015 drawing more interest to the district. Most recently, many new businesses have opened their doors, prompting more residential movement.
Images from the Starland mural project. 2019.
By 2005 Starland was on the rise. Starland lofts were completed in 2005, creating 14 loft residences, 5 retail shops and 5 Live/Work-spaces. Additionally, over 250 abandoned houses and buildings in the Starland District had been restored by individuals and small companies. The economy crashed in 2008, effectively stalling the progress of the Starland District. During the recession Arnold Hall, a Savannah College of Art and Designowned building, opened up increasing the student population coming in out of the community. This drew attention to parking regulations, which are a main point of focus for this preservation plan.
In 2005 when the Thomas Square and Mid-city historic districts merged, a new neighborhood association was created as the Thomas Square Neighborhood Association, and a whole new board was elected. The current president is Starlandia’s owner Clinton Edminster, who defines Bull Street as, “the backbone of the neighborhood” (Edminster, 2019). The new neighborhood association’s three goals are managing new development, focusing on zoning, and limiting litter. The goal is to work towards a 70/30 solution in which 70% is socializing among neighbors and 30% is about business operations. The neighborhood association is intended to be a funnel for the community and account for the community’s needs and concerns and provide ways to enact those changes through governmental involvement. The solutions employed thus far involve minimally inconveniencing all community members to share the burden of change evenly.
More locally owned businesses have slowly moved into the area. In 2009, Deadrick opened Starland Cafe, which became a centerpiece of the district. Graveface Records and Curiosities opened for business in 2011. Back in the Day Bakery was nominated for 11
Building Inventory
Building Inventory
Criteria Evaluation Evaluation criteria were developed to determine selection of places of significance. Seven points of interest were attributed to each landmark according to the National Register Criteria for Contributing Buildings. These qualities include setting, location, design, materials, workmanship, feeling, and association. Contributing properties: All resources identified on the Historic District Contributing Resources Map having historic significance shall be considered “contributing� and worthy of preservation Non-contributing properties: New construction and all resources identified as non-contributing on the Historic District Contributing
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Building Inventory Contributing
Arnold Hall Address: 1810 Bull St, Savannah, GA 31401 Use: Education Year Built: 1920 Description: Historically significant educational facility and a prominent structure in the district. It was restored to award winning excellence and included the preservation of proscenium murals and restoration of the auditorium and balcony.
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Big Bon Bodega Address: 2011 Bull St, Savannah, GA 31401 Year Built: 1960 Use: Restaurant Description: Originally built as a mechanics garage and fuel station, this art deco building was fully renovated to house Bodega. Original features were kept, including the original bay windows. A contextual infill was built behind it in the 2000s.
Bull Street Library Address: 2002 Bull St, Savannah, GA 31401 Year Built:1915; additions in 1935 & 1990 Use: Public Library Description: The library was built with a grant from the Carnegie Foundation. It the flagship location of the Live Oak public library system. The Neoclassical design was created by architect Hyman Witcover and was expanded upon later.
Central Hospital Address: 2417 Bull St, Savannah, GA 31401 Year Built: 1920 Use: Local Animal Hospital Description: The central hospital building was a part of the original Starland Dairy structure. Today it has been converted into a local animal hospital.
Christ Church Anglican Address: 2020 Bull St, Savannah, GA 31401 Year Built: 1913 Use: Religion Description: The first Anglican worship center in Savannah.
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Collegiate Church of St. Paul the Apostle Address: 1802 Abercorn St, Savannah, GA 31401 Year Built: 1907 Use: Religious The church’s origins can be traced back to 1852 through the creation of the City Mission, under the visionary leadership of The Rev. Thomas L. Smith. The structure presents a notable interior with wood beam construction.
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Elizabeth on 37th Address: 105 E 37th St, Savannah, GA 31401 Year Built:1920 Use: Restaurant Description: Originally built as an Italianate residence, the structure was converted into a restaurant in the 1980s. Elizabeth’s is among the first fine dining establishments in Savannah, and the first in the neighborhood.
First Baptist Church Address: 1400 Bull St, Savannah, GA 31401 Year Built: 1933? Use: Religion Description: A fine example of Greek revival architecture, featuring monumental stairs and Tuscan columns. Alongside the Greek Orthodox church across street, forms an entrance to neighborhood.
Foxy Loxy Cafe Address: 1919 Bull St, Savannah, GA 31401 Year Built: 1910 Use: Restaurant Description: Foxy Loxy houses a locally owned and operated coffee shop. The establishment is extremely popular, and largely frequented by students and local artists.
Gingerbread House Address: 1921 Bull St, Savannah, GA 31401 Year Built: 1899 Use: Mixed Use/Event Space Description: Built by Cord Asendorf, this house is considered among the finest examples of Steamboat Gothic architecture in America.
Israelite Baptist Church Address: 220 E 31st St, Savannah, GA 31401 Year Built: Use: Religion Description: A Baptist church featuring Gothic Revival architecture and a stone exterior.
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La Scala Address: 119 E 37th St, Savannah, GA 31401 Year Built: Use: Restaurant Description: La Scala was originally a single family unit. In 2008 the current owners converted it into an Italian restaurant. The restaurant’s success further reinforces the ample opportunity for adaptive reuse of original structures in the area.
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Little Sisters of the Poor Address: 37th & Abercorn St, Savannah, GA 31401 Year Built: 1894-1915 Use: Elderly Housing Description: Constructed as a Roman Catholic based residence for aging members of the church after the city’s outgrowth created a need for these types of building complexes within communities.
Masjid Jihad Address: 117 E 34th St, Savannah, GA 31401 Year Built: Victorian Era Use: Islamic Temple Description:In August 1974 Mohammed’s Temple of Islam bought this Victorian Era house and renovated it to meet the community’s needs.
New Salem Community Fellowship Church Address: 115 W 40th St, Savannah, GA 31401 Year Built: 1985 Use: Religion
Sacred Heart Church Address: 1707 Bull St, Savannah, GA 31401 Year Built: 1905 Use: Religion and education Description: The church was organized by the Benedictines, the parish of Sacred Heart.
St. Paul CME Church Address: 1601 Barnard St, Savannah, GA 31401 Year Built: 1917 Use: Religion Description: The St. Paul CME Church has its roots in a congregation of enslaved African Americans. Today, the church has grown to a congregation of thousands and serves as an important community landmark.
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Starland Creamery Address: 2425 Bull St, Savannah, GA 31401 Year Built: 1932 Use: TBA Description: A large part of the original Starland Creamery design remains. The creamery opened in 1932 and closed in 1980s . The building has remained vacant since. There are no concrete plans for its future use.
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Starland Lofts Address: 2413 & 2409 Bull St, Savannah GA 31401 Year Built: 2005 Use: Residential Description: The lofts serve as a foundational development in the ongoing popularity and transformation of Starland. It is an example of a mixed-use building with homes and shops.
The Cottage Shop Address: 2422 Abercorn St, Savannah GA Year Built: 1799 (1970s addition) Use: Retail Description: House from the 1700s that has wood siding and a brick foundation and has both been moved from its original location and raised on top of a 1970s lower level brick addition. The top floor is the contributing part.
The Galloway House Inn Address: 107 E 35th St, Savannah, GA 31401 Year Built: 1895 Use: Inn/Hotel Description: Originally built as a single family home, the historic building has been re-purposed as a locally owned and operated inn.
Wallin Hall Address: 312 E 37th St, Savannah, GA 31401 Year Built: 1912 Use: Education Description: Designed by architects Henrik in the Prairie style. The former elementary school, acquired by SCAD in 1988, houses the Foundation Studies department.
Wax and Wane Address: 1917 Bull St, Savannah, GA 31401 Year Built: 1910 Use: Retail Description: The two-story Victorian style building was originally built as a single family residence. Today, it serves as a beauty parlor.
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Building Inventory Non Contributing
Atlantic: A Neighborhood Eatery Address:102 E Victory Dr Year Built: 1918 Use: Restaurant Description: The restaurant pays close attention to the history of the building, continously making it relevant. The name actually hails from the gas station’s original title, Atlantic Service Station, in the 1930s. Atlantic opened in 2016.
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Boyz II Men Barbershop Address: 2302 Bull St, Savannah, GA 31401 Year Built: 1958 Use: Barbershop Description: Boyz II Men is an integral focal point of the surrounding African-American commercial district. In addition, the building serves as an example of modernism architecture.
David’s Supermarket Address: 2400 Bull St, Savannah GA 31401 Year Built:1930s Use: NA Description: Savannah’s first self serve market. The store was family owned and a feature of the district for 70 years. In 2008 it was converted into a Save a Lot, and the structure completely altered. The building is currently not in use.
Desoto Avenue Address: Desoto Avenue Year Built: Use: Pedestrian and vehicular traffic Description: The section of Desoto Avenue between the Starland Lofts and Starland Yard is considered private property, and allows for locals to use it as both an outdoors extension of the yard and the lofts for community gatherings.
Little Sisters of the Poor Complex Address: 222 E 37th St, Savannah, GA 31401 Year Built: 1894 - 1915 Use: Mixed Use/Retail Description: Designed by architect Henry Urban in a gothic revival style. This complex includes several auxillary buildings within a brick wall and ironwrought fence, like a historic gate house and carriage house plus other non-historic structures.
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Narobia’s Grits & Gravy Address: 2019 Habersham St, Savannah, GA 31401 Year Built: 1951 Use: Restaurant Description: Narobia’s houses a modest breakfast and comfort food restaurant. It is considered a locals spot, thus aiding distinguishing Starland community members from others.
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Old Savannah City Mission Address: 5 Maupas Ave, Savannah, GA 31401 Year Built:1965 Use: Shelter Description: The building was originally an ice-cream parlor - an original plaque still stands outside. Today, it has been converted into a shelter.
Picker Joe’s Antique Mall and Vintage Market Address: 217 E 41st St Year Built: 1951 Use: Market Description: The contemporary building houses a locally owned and operated antique store that is largelly supported by the local community.
Sey Hey Address: 2505 Bull St, Savannah, GA 31401 Year Built: Use: Bar Description: Sey Hey is a sports bar and lounge that largelly serves the African-American community of Starland, thus aiding in the preservation of the neighborhoods original community members.
St. Paul’s Evangelical Lutheran Address: 10 W 31st St, Savannah, GA 31401 Year Built: 1957 Use: Religion Description: The church is serves as an example of mid-century architecture within the district. Furthermore, this church which once served as a mission to the ‘southside’ is now as much a part of downtown as its mother church.
Starlandia Address: 2502 Bull St, Savannah GA 31041 Year Built: Use: Retail Description: Starlandia is a locally owned and operated art store. The shop caters to local students by offering afforable new and gently used arts supplies.
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Starland Yard Address: 2421 De Soto Ave, Savannah GA 31401 Year Built: Use: Restaurant/ Retail Description: The new recently added park features the use of over 20 shipping containers, and hosts foodtrucks.
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The Cottage Shop (Lower Level) Address: 422 Abercorn St, Savannah, GA 31401 Year Built: 1970s Use: Retail Description: The lower level of the Cottage Shop is currently considered non-contributing because it more recently added to the structure for added support and extra retail space. The addition was built after the property moved to this area.
Lone Wolf Lounge Address: 2429 Lincoln St, Savannah, GA 31401 Year Built: 1901 Use: Bar/Tavern Description: This single floor building was fully rehabed in 1975. Today it functions as a locally owned bar and tavern, and is seen largely as a locals destination only.
Tricks Barbecue Address: 2601 Bull St, Savannah, GA 31401 Year Built: 1958 Use: Restaurant Description: Tricks was originally built as a condo home. Today, it has been coverted into a barbecue. The restaurant play an important role to the community by fostering an authentic gatheric environment for its members.
Two Tides Brewing Company Address: 12 W 41th St, Savannah, GA 31401 Year Built: 1932 Use: Bar Description: The building was originally a part of the Starland Dairies complex. Today, fully restored, it houses a locally owned and operated bar that is largelly frequented by locals, which strenghtens Starland’s community values.
Vault Address: 2112 Bull St, Savannah, GA 31401 Year Built: 1959 Use: Restaurant Description: The Vault was a originally a bank which served the local community for fifty years. The structure was fully rehabed and converted into a restaurant. The Vault’s popullarity reinforces the value of repuposing local properties.
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Contributing Highlights
Highlights Map
Saint Paul’s Evangelical Lutheran
Arnold Hall
Bin Bon Bodega
Little Sisters of the Poor Complex
Vault
Boyz II Men
Back in the Day Bakery
Starland Dairy
Atlantic
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Contributing Structures Arnold Hall Located within the heart of Savannah’s Thomas Square Streetcar District, Arnold Hall boasts an expansive Georgian revival style edifice and was constructed in 1920 as the 35th Street Junior High School. The building later served as the first public high school in Chatham County. In 2008, nearly 90 years after its completion, the building was reopened by Savannah College of Art and Design and is now home to the SCAD School of Liberal Arts. This 88,000-square-foot structure is SCAD’s first LEED-certified building (gold rating), one of the highest honors bestowed upon environmentally responsible and energy-efficient “green” buildings. Elements from the building’s original construction can be found throughout, from the tiles depicting seagulls and sailing ships surrounding its many water fountains, to the lustrous terrazzo floors that support computer labs, study spaces, and nearly forty classrooms.
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Back in the Day Bakery Formally, the site of Back in the Day Bakery was part of the Starland Dairy. The building gives historical context to the Thomas Square neighborhood, which was originally a merchant center for the five surrounding neighborhoods. The existing facade of Back in the Day Bakery is original to the building, and the connection and association to the Starland Creamery both in architecture and material makes the building a contributing structure within the historic district. Back in the Day Bakery was opened in 2002 by owners Cheryl and Griffith Day. The business was one of the first to open open in the Starland District when it was starting to be revitalized after years of disinvestment and “white flight” in the 1950s had left the area derelict. Many banks were hesitant to provide loans to businesses located in this unproven area of Savannah. When the Bakery first opened the owners had people order from their car rather than come in the storefront. Cheryl, one of the owners, commented that “back before we opened, Starland was very rough around the edges, but we saw a neighborhood that had heart. We were adamant about opening up a neighborhood bakery.”
time through the economic recession and flourished. It was even nominated for a James Beard Award in 2015. Back in the Day Bakery is nationally recognized and locally adored for its decadent homespun desserts, rustic breads, biscuits, pies and cookies along with a comfort-food lunch menu and, of course, coffee.
The owners saw the potential of the district when they first opened in the once-struggling Starland District. This pioneer business has stood the test of 31
Big Bon Bodega Big Bon Bodega is a locally owned and operated restaurant that embodies the ethos of the Starland neighborhood, which centers around adaptive reuse of its character defying structures while incentivizing contextual development driven by its community. The historic service station had sat abandoned for years before gaining a new life as a bagel shop and market. Located along the Bull Street corridor near the burgeoning Starland District, the art deco building was re-stuccoed and received new fenestration throughout. The original garage door bays now have overhead glass doors that can be thrown open, allowing a full view of the kitchen and wood-fired bagel oven. The corner site gives the building visual prominence while enhancing the outside dining experience. The outdoor dining space allows for the establishment to extend itself beyond its original parameters and into the neighborhood. The historic building also received a contextual infill addition on the back of the building, adding density and livelihood into the development. Big Bon Bodega is a prime example of an adaptively reused historic structure that managed to extend its relevance and importance thanks to the drive and aspirations of the local community that sought the rehabilitate it and developed it for the benefit of the Starland District.
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Starland Dairy The Starland Dairy name likely came from Starland Road, “the old name for the road that today goes out to Pooler’s Museum of the Mighty Eighth Air Force.” (Go South Savannah) The dairy was started as a cooperative endeavor between local dairy farmers in the Pooler area, once supplying Savannah residents with milk from dairy farms located in the outskirts of the city. The farmers decided to set up their own milk processing plant after encountering difficulties trying to sell their products to existing dairies in Savannah. The complex of buildings spanned two blocks, with the processing plant facing Bull Street and decorated with distinctive red stars on the front. The business was opened around 1909 and quickly anchored the surrounding neighborhood. Businesses began to open nearby, and the residential area was flourishing around the factory. The former David’s Supermarket was established across from the dairy in 1936 and was a second anchoring locale in the neighborhood until closing in 2008. “For many years, milk from the Starland Dairy was delivered to households across Savannah, the milk carts still pulled by horses into the 1950s. The milk was sold in reusable glass bottles, surviving examples of which – many of them bearing the red Starland logo – are now collector’s pieces.” (Testa 2019) The dairy later fell on hard times and closed in the late 1980s, leaving
the old building vacant. The milk-processing plant was given new life by serving as place for art and entertainment shows around 2013. Prior to being shut down because of lacking permits and safety issues, various events took place at the gallery and within the unrestored portion of the dairy. Artists installed posters, graffiti, string lights, and signs while hosting music events and shows. The building was then sold and the new development
plans for the dairy are currently unknown. The owners, who now live locally in Savannah, understand and intend to honor the building’s important local history.
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Highlights Overview After compiling the list of significant community landmarks and separating those places into contributing and non-contributing lists, based on the data provided by the MPC and SAGIS, the aforementioned criteria were attributed to each and those with the most relevant qualities were selected for review. The review was then used to determine which currently non-contributing landmarks to place on a “Contributing Nominees� list that may be worth further consideration for special protections by designation as a local contributing historic property. The purpose of a local historic property designation serves to: a. Provide a uniform procedure to protect, enhance, perpetuate and use buildings, structures, sites, objects or a combination thereof that have prehistoric, historic, architectural or cultural significance; b. Promote the identification, documentation and evaluation of the significance of individual historic resources; c. Implement the historic preservation goals, policies and programs of the Comprehensive Plan; d. Fulfill the responsibility of the city of Savannah: i. As a Certified Local Government under Federal preservation laws; and ii. For Federal Section 106 reviews regarding 34
historic resources. e. Preserve and protect contributing resources from demolition and prevent demolition by neglect (see Sec. 3.20, Proactive Preservation); f. Ensure compatibility of new construction and alterations within the local historic property; g. Promote the educational and cultural welfare of the people of the city of Savannah; h. Encourage and promote adaptive reuse of historic properties; and i. Promote public awareness of the value of rehabilitation, restoration and maintenance of the existing building stock and of programs that offer financial incentives for historic preservation. (NewZO 3.17.1)
Nominees for Contributing Criteria for Local Historic Designation (NewZO Article 3.16.4) ii. Period of Significance. Contributing buildings include those within the current Period of Significance, however Thomas Square does not have a local, specifically determined Period of
Significance iii. Exceptional Importance. Contributing buildings include a select group of exceptional resources constructed. These resources possess the 7 aspects of integrity and meet one or more of the following criteria: i. related to events of significant contribution toward broad patterns of history ii. associated with lives of past persons of significance iii. embodies distinctive characteristics of a type, period or method of construction; represents the work of a master; possesses high artistic values; represents a significant and distinguishable entity whose components may lack individual distinction iv. important prehistoric or historic information discovered or may be found
Contributing Nominees
Contributing Nominees Atlantic A locally owned and operated eatery in a historic 1930’s gas station on the corner of Drayton Street and Victory Drive that a vacant before the 2014 renovation. Prior to successful local adaptive reuse projects led to the opening of this location and close attention was paid with respect to the historic structural layout when planning the design and material resource use to maintain the association. References to the site history are woven into the decor through the color palette and fixtures, even the name itself pays homage to the Atlantic Service Station. The site location maintains the historic integrity and the new use helps hold this connection. The art deco design from the original building is portrayed. Many materials are intact from the initial construction or were thoughtfully repurposed. The feeling of a “neighborhood eatery� appropriately describes the space and the use as a place for locals to gather and replenish resources - once gas and now food and drinks.
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Boyz II Men The former offices of United Insurance Company of America became the exact location of what has remained Boyz II Men Barbershop since 1992. A single story building with the simplified shape built using poured concrete slabs braced by an aluminum frame. The massing of this structure immediately displays trends of the modern movement. A set of textured aluminum paneled windows are of the same proportions in place of those originally used. The projecting front entrance block is set in aluminum frames and clad with vertical marble slab and ties in the material importance by expanding the context to modern concrete with the locally common use of outdoor marble. The flat poured roof has sharply upward-side eaves and tops off the modern design. The zigzag stairs and entryway are set off center, which is in contrast to the backdrop of earlier builds, heavily following classical symmetry. The unique structure supports the varied building types and materials that can be considered contextually appropriate since it has been a landmark place for the area over the years. The cultural association of barbershops as a center for African-American residents and business owners in the neighborhood. At the north-end of the main commercial corridor in the district, the landmark building.
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Little Sisters of the Poor Complex The complex of buildings within the Little Sisters of the Poor block (Little Sisters of the Poor block/ Sisters Court - the official name on the national registration of the district) is comprised of several auxiliary buildings, located on 37th Street between Lincoln and Abercorn. The associated convent is a wood-framed Colonial Revival style house in the Georgian plan originally built for George W. Owens and is on the National Register of Historic Places. The buildings within the block includes the four-story brick building named Sisters Court, constructed from 1894-1915 and designed in the Gothic Revival style. There is also the masonry Laundry building constructed in 1912, the Henhouse built in 1913, the Carriage House, added in 1916, and the Gate House built in 1915, all of their original material and setting within a brick wall and wrought-iron fence. Non-historic structures include a greenhouse and a beauty salon.
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Saint Paul’s Evangelical Church The mid-century design is a singularly special example in the district of this style of construction. The materials of stone and glass on a steel framed structure are of the initial historic type. The facade of stacked stones is defined by long rows of vertically angled stained-glass windows, which is distinct within the area and showcases the workmanship. The eastern end of the building also houses enormous stained-glass windows that stretch from street level almost all the way up to the distinct, metal steeple. Its central location within the city enables the historic significance.
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Vault The renovated structure holds community association as the location of a banking institution previously housed at the corner Bull and 38th Streets. This kitchen and market eatery is owned by the company “Ele and the Chef �, run by Ele and Sean Tran. This historic evidence of workmanship in the retained bank vault, the namesake for the restaurant. As a historic and community significance restaurant, the vault is a renovated, local banking institution turned industrially chic eatery. It was built in 1959 as a bank branch which served Savannahians for over 50 years. After the bank closed in 2013, the owners sought the space because of the history in the community.
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Policy Scan
Starland Policy History Starland, as part of the Thomas Square Streetcar Historic District, originally fell under the Article K zoning ordinance. This ordinance was created in the 1960s and was geared towards the automobiledominant culture of the day. When Starland was first forming in 1999, its founders John Deaderick and Greg Jacobs worked with the city’s planning department to create an entirely new zoning vocabulary for the district that allowed for mixeduse development. They helped the city reduce the zoning classifications from 23 to just 4. This new zoning was meant to revitalize the neighborhood and encourage more businesses to open that would serve the community. These four classifications remain in the new zoning ordinance, commonly referred to as “NewZO,” that was implemented by the city on September 1st of 2019. NewZO was developed based on the “form based codes” concept and Article K. Form Based Codes are tailored specifically for walkable, urban development. They place design and building form as the top priority, since building use in urban settings changes frequently. The codes also streamline the process by depicting allowable structures geographically (Form Based Codes Institute). NewZO was established to advance the City of Savannah’s five key goals of “public safety, infrastructure, neighborhood revitalization, economic strength and poverty reduction, and good 42
government” (NewZO Executive Summary, 2019). This means through zoning residents will feel safer in their neighborhoods, infrastructure will be protected to mitigate the effects of flooding, neighborhoods will be reestablished and preserved, the city’s economy will be more resilient due to diversification, and government operations will be more efficient due to improved clarity provided through NewZO.
Streetcar Overlay District NewZO continued to use the Streetcar Historic Overlay District originally created in Article K. The purpose of this overlay district is to “promote the educational, cultural and economic welfare of Savannah through the preservation of historic resources and to ensure that new construction, alterations and additions are visually compatible with the existing resources within district” (NewZO, 7.11.1). This overlay district includes several neighborhoods, Thomas Square, Metropolitan and even portions of Baldwin Park and Midtown.
Zoning Classifications Within the Streetcar historic district, the new zoning classifications represent a return to traditional building patterns, and a shift away from the suburban zoning codes that helped ruin so many urban centers. The zoning classifications in NewZO are Traditional Neighborhood (“TN-”) districts and Traditional Commercial (“TC-”) districts. Traditional Neighborhood districts “are established to allow residential-oriented mixed-use development in areas that were established in the 19th and early 20th centuries” (NewZO, 5.12). The mix of residential, commercial, and institutional uses distinguish TN- districts from traditional residential districts. TN-1 under NewZO allows smaller lots for single-family and duplex housing, while requiring slightly more lot area for apartments. NewZO retains the same TN-2 district zoning for most residential areas but changes development standards slightly. For instance, “residential densities are increased from 20 to 25 units per acre for two- and multi-family housing, which is more consistent with the existing neighborhood fabric” (NewZO Executive Summary, July 2019). NewZO removes density limits on upper-story residential buildings, but constraints like height and parking continue to limit development to about 40-60 units per acre. In order to maintain human scale within the neighborhood, “buildings can cover no more than 60% of a lot and can be no taller
than three stories” (NewZO Executive Summary, July 2019). Additionally, “individual residential units can be no smaller than 450 square feet and each still requires a dedicated parking space” (NewZO Executive Summary, July 2019). NewZO also makes changes to yard setbacks in order to ensure buildings sit forward on their lots and pedestrians have a right of way. In NewZO the Traditional Commercial (“TC-”) districts “are established to allow commercial-oriented mixed-use development in areas that were developed in the 19th and early 20th centuries” (NewZO, 5.13) Several factors, including location on higher classifications of streets like the Bull St corridor, development standards that emphasize pedestrianism and the continuation of historic development patterns, combine to create a “Main Street” character within these districts. TC-1 and TC-2 are similar to the same zoning districts in the previous MidCity/Streetcar District ordinance (Article K), but there are a few changes to development standards. NewZO eliminated floor height and ground floor elevation standards, which were often cause for variance requests. The permitted residential density is “increased from 30 to around 35 units per acre, with greater densities permitted for upper-story residential” (NewZO Executive Summary, July 2019).
TN-1 Traditional Neighborhood 1
TC-2 Traditional Commerical 2
TN-2 Traditional Neighborhood 2
TC-1-S Traditional Commerical-1 Special
TC-1 Traditional Commercial 1
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Use Categories NewZO created several new use categories in order to accommodate activities that didn’t exist when the old zoning ordinance was created, for instance, that of food truck parks. Starland has the first food truck park within the city. It is appropriately called Starland Yard.
Another way the new use category under NewZO benefits Starland is by introducing a range of industrial and manufacturing categories that reflect artisan or craft production. Small-scale production such as this is 44
newly permitted in TC districts like that of Starland. Another art form, that of tattooing is more widely permitted under NewZO. Now tattoo studios can open in TN-2 and TC districts within Starland.
advantages to designation as a local historic district and in order to implement projective preservation for Starland, we recommend applying for designation as a local historic overlay district.
Use Categories
Local Historic Designation
NewZO also established a Historic Preservation Commission (HPC) as the review authority for all local historic districts and properties in the city of Savannah, except that of the Savannah Downtown Historic Overlay District as it already has its own historic review program in the Savannah Downtown Historic District Board of Review. The new Historic Preservation Commission was established to “provide for the protection, enhancement, perpetuation and use of areas having a special historical, cultural, or aesthetic interest or value in order to promote the health, prosperity, and general welfare of the people” (MPC, 2019). The HPS has review authority over Certificates of Appropriateness (COA) for local historic properties and districts as well as any applications to designate a local historic district or to amend the boundaries of an existing local historic district. The HPC has final authority over COAs, special exceptions and variances affecting historic requirements for properties or districts under its jurisdiction. Within local historic districts, certificates of Appropriateness are required for new construction, demolition, relocation, material changes to an exterior, and the erection, placement or alteration of any signs or awnings. There can be real
In the interest of advancing local preservation efforts, NewZO introduced a procedure for designating individual pieces of property anywhere in the City— not just in the historic districts. The process requires consent of the owner, preparation of a preservation plan, review by the Historic Preservation Commission and, finally, approval by Council. New local historic districts are also provided for under NewZO. If an application is submitted for a new local historic district, it is provided interim protections until a decision is reached. If the district is approved, it will be adopted as a historic overlay district and identified on the official zoning map. The criteria for designating a local historic district include the 7 Aspects of Integrity which apply to National Register Nominations, but it also adds criteria related to local significance. The 7 Aspects include the need for a property or district to have integrity of location, design, setting, materials, workmanship, feeling or association. For local designation they would also need at least one of the following: i. association with events that have made a significant contribution to the broad patterns of
our history; or ii. association with the lives of persons significant in our past; or iii. embodies the distinctive characteristics of a type, period or method of construction, or that represents the work of a master, or that possesses high artistic values, or that represents a significant and distinguishable entity whose components may lack individual distinction; or iv. has yielded or may be likely to yield, information important in pre-history or history. The criteria will be applied by the review authority, the HPC, in order to determine eligibility for designation. This extends to the existing buildings, structures, sites or objects within the proposed district as well and relates to the determination of contributing or noncontributing. Contributing buildings can include an exceptional resource constructed outside a district’s Period of Significance. These buildings must possess integrity of location, design, setting, materials, workmanship, feeling, and association, and meet one or more of the above criteria for designation. (NewZO, 3.16.4)
Parking Providing parking in a growing urban environment can be a “considerable impediment to rehabilitating and re-occupying historic buildings,” (NewZO Executive Summary, 2019). As such, new and expanded options in NewZO like shared parking, payment in lieu of parking, and expanded distances for remote parking provide much more flexibility. NewZO introduces a framework for payment in lieu of parking in the Mid-City/Streetcar District, providing a source of revenue that the City can use to build shared parking and mobility resources. NewZO also reduces parking minima to one space per unit, regardless of size, making it easier for businesses to form in mixed use buildings without needing an adjacent parking lot. In an effort to encourage the reuse of historic buildings and foster a fine-grained, mixed-use and walkable community, within the Mid-City/Streetcar District the first 3000 square feet of any nonresidential use is exempt from off-street parking requirements. Outside of the Downtown district, nonresidential uses can take advantage of remote parking within 600 feet and residential uses within 300 feet where previously this needed to be within 150ft. (NewZO Executive Summary, 2019). For residential development, the old standard in the Mid-City/Streetcar District required one parking space per 1000 square feet of gross floor area. Under NewZO, this requirement becomes one space per unit,
regardless of size. This standard relieves developers from providing off-street spaces for common areas. Bicycle parking is a core part of the new ordinance with dedicated bicycle parking spaces mandated for most new uses. Every two qualifying motorcycle spaces will reduce the off-street vehicle requirement by one space, up to a maximum of 5% of the total required off-street vehicle spaces.
Example of mandatory parking previous to NewZo.
Example of infill parking lot issue in Starland.
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Neighborhood Meeting Requirements NewZO introduced neighborhood meeting requirements for development plan reviews, variance requests, zoning map amendments, planned development district rezonings, and local historic property designations. The intention is to host these meetings with the registered neighborhood association where one is available. This allows neighborhoods to comment and review development plans prior to any submissions to the city for approval. This is an important part of the planning process because it ensures community buy-in on neighborhood improvements.
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Development Highlights
Sustainable Construction Starland Lofts One of the older Starland community improvements was the Starland Lofts complex, built in 2006. It is a mixed-use infill development within the Starland District, in the vicinity of the former Starland Dairy. The complex is in an area of active revitalization and growing density. The area’s emerging community inspired the Starland Loft’s development plan. Because of this the complex provides both studio and retail space on the ground level and residential loft units above. The building complex is applauded for the incorporation of sustainable construction. The landscaping of the site’s interior courtyard utilizes drought-tolerant plants, reducing water consumption from irrigation. Furthermore, the exterior walls, floor, and roof assemblies are constructed using an innovative form of precast concrete panels. These panels along with high-efficiency windows, provide a high level of insulation for the entire building. In addition, on the roof, a reflective single-ply roofing system covers the concrete panels and reduces the heatisland effect. As a result of the complex’s successful “green” building, the project achieved LEED Gold certification and has received numerous design awards.
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Starland Lofts. Marsh Properties Website.
Infill
Starland Yard Starland Yard ‘Food Truck Park’ opened in the summer of 2019, located on a previously vacant lot. Lominack, Kolman, Smith Architects designed and helped build the complex. The lead designer for the project was a current resident in the Starland District. The intent behind the complex was to offer a unique place for residents to enjoy themselves, with the aim of the yard is to foster a sense of community by providing the district with an authentic Starland experience focused on local food, local art, and community. The Starland Yard features new construction through a site infill on a previously large empty lot within the Starland District. Currently, the yard is made up of thirty different local shipping containers that were altered and repurposed, as a nod to Savannah’s large port economy. The shipping containers configuration maximizes space in order to accommodate fluctuating food trucks, buildings, a shelter for outdoor seating, live music, events, and games. Throughout the yard, there are murals painted by local artist Jimmy Butcher of the Butcher Tattoo Studio.
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Adaptive Reuse Starland Village As of the NewZO effective date, prior submitted or approved applications remained in effect and were to be governed as previously approved under the zoning ordinance for which they were applied. NewZO holds an appendix of these properties that are approved to be rezoned with specific conditions or properties with site-specific text amendments. Starland Village was approved under the old zoning ordinance in April of 2018. As such, it is a special zoning district within the Mid-city/Thomas Square/Streetcar Historic District, labeled as TC-1-S for Traditional Commerical-1 Special zoning district. Starland Village is to be a mixed-use development located along Starland’s main Bull St corridor. It will feature residential apartments, office and studio space, a large event venue, retail and restaurant space, a parking garage and a public greenspace. The project makes use of an existing church on the site but also incorporates new builds. The neighborhood association, the mayor and a majority of the City Council voted for the development and while the proposed apartments are claiming to be affordable, the term is relative. They may not be affordable for low-income residents. The City runs the risk of pricing out long-time residents who will then be displaced and in need of public assistance. Though the Thomas Square neighborhood is still plagued by vacant lots, houses in need of refurbishing and unused commercial 50
Starland Village rendering from Starland Village’s website.
space, developments like the Lofts, Starland Yard and Starland Village make it clear gentrification is occurring in Starland.
Development Timeline
1995
1997
1999
First First Friday
Officially Thomas Square Streetcar Historic District
75% of bussinesses and 50% residential units boarded up
2000
The idea of Starland took off 51
2001
2005
2008
Starland Lofts & 250+ properties revilitizied
Back in the Day
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2014
First Fridays as a monthly event
Economy crash
2015
2016
2018
Atlantic
Starlandia
2019
Starland Yard
Approval for Starland Village 53
Threatened Properties The map visualizes the locations of all open and any non-contributing buildings within Starland. Further distillation of this data is needed to effectively synthesize the information purposefully and distinguish which properties are, in fact, vacant and/or abandoned. Vacant Lots/Parking Lots & David’s Supermarket: Vacant lots are opportunities for consolidation of parcels to be used for integrating higher density buildings into the neighborhood. The former location of David’s Supermarket is a great example of this – both historically and present day. An effective use of this tactic in a nonexploitative manner – while incorporating a contextual new build – is exemplified by the location of the original David’s Supermarket. It was a locally owned, neighborhood fixture for more than 70 years, and can again be considered threatened since it remains vacant and is situated adjacent to an empty parking lot.
Non-contributing properties Vacant lots 54
Summary NewZO introduced more flexible zoning standards, better suited to historic neighborhoods. NewZO introduced parking reforms that encourage alternate forms of transportation and incentivized spaces for bicycles and mopeds. Businesses now have more options to provide parking to appropriately fit a given site. Design standards under NewZO permit developers to build more housing types that people increasingly need, supporting affordability while upholding standards that ensure buildings are contextual. NewZO permits a greater range of mixeduse areas, providing more options for anyone seeking to invest in Savannah’s commercial areas. Outdated use designations and limitations are eliminated which reduced barriers for small businesses to move in. Lastly, NewZO allows a wider range of uses in different places, which supports entrepreneurship, allows people to live closer to work, and creates more vibrant public spaces.
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Zoning
Zoning Policy Recommendations Parking NewZO has made parking improvements through changes in zoning by introducing expanded options for shared parking, payment in lieu of parking and expanded distances for remote parking. NewZO also makes bicycle parking an important part of the ordinance in accordance with the plans for biking trails in the SDRA 2033 Master Plan. Notably, NewZO reduced the number of parking spaces required for residential units to only one regardless of dwelling size. While this reduction improves walkability and density, we recommend going further. Buffalo, NY; Hartford, CT; and San Francisco, CA have eliminated minimum parking requirements citywide. In an effort of projective preservation, we think Savannah should adopt the same measure. Eliminating the requirement for parking at residential units, while radical today, is geared towards a future city that is dominated by transportation other than cars. We also recommend eliminating the parking requirement for bars and taverns in order to encourage people not to drink and drive. This would indirectly improve walkability by making it safer for pedestrians.
enhance public safety, improve property values and increase mobility options,” according to the Master Plan (SDRA, 2018).
On street parking for residential areas
Walkability
A recent study by a civil engineer at Penn State University highlights several cities: Dallas, Denver, Sacramento and Tampa, that have converted oneway streets into two-ways. Two-way streets improve walkability by stopping traffic more often which makes it easier for bikers and pedestrians to get around. Two-way streets are also easier to navigate and improve commutes for bus riders by providing both departing and return stops. Additionally, local businesses benefit more from two-way streets through the increased visibility that they provide.
Two months ago, the Mayor and the Savannah City Police declared “strict enforcement” of decreased speed limits on the one-way streets, Whitaker and Drayton. This is a new safety measure for pedestrians and drivers in the high-traffic area. The goal of this change to a lower speed-limit is to increase walkability. While the lower speed and potential additional crosswalk warning lights at busy intersections are a positive step, we recommend returning Drayton and Whitaker back to two-way streets. The city has proposed this option in its 2033 Master Plan, in which it recommends reverting all streets running from north to south back to twoway traffic. This change would “preserve the current capacity for vehicles, but foster slower speeds to
Pedestrians on Bull Street
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Density The centrally located Starland neighborhood has a uniquely inclusive mixture of residences with multiple and individual families within former farm lot parcels paired with a central throughway composed of offices, shops, restaurants, and conveniences with the main street character and layout. The historic building patterns and densities were enabled by streetcars, resulting in mixed-use corridors, proximity of uses, and of course walkability. This main street character is enhanced by NewZO. In order to increase density within Starland, NewZO allows 5 additional units per acre for multi-family housing and it removed density limits for upper-story residential units. We recommend increasing density beyond these changes by eliminating single-family zoning. Minneapolis recently passed a zoning reform that eliminated all single-family zoning as part of the city’s Minneapolis 2040 Plan. The 2040 Plan “expands protections for renters, encourages development around public transit, and engages historically marginalized communities in planning decisions” (Kiefer, 2019). Other cities like Seattle are pushing for the same zoning reforms in order to build density. We recommend following this model and turning single-family lots into residential small lot areas. This would allow for smaller, denser multi-family housing while providing more affordable housing options. Additionally, if we take away the requirement for 58
residential units to be no smaller than 450 ft2, we allow for tiny house living. We also recommend allowing by-right Accessory Dwelling Units (ADUs) as these don’t require parking, and they build density. This combined with consolidation of parcels allow for construction of higher-density residences that conform to the existing neighborhood fabric.
Tiny houses. Shareable.net.
Affordable Housing Examining the future population of Savannah reveals that there is an ever-growing young adult and senior population, as well as a large number of residents living at or below the poverty line. Rising housing prices in the city tend to exclude low-to-moderate income residents. In order to support this population, the city needs to develop more multi-family units. Ninety-
two percent of Savannah’s historic resources are residential structures. This housing stock can provide opportunities for a variety of housing types at affordable rates. As National Register listings many of these resources are eligible for various federal and local historic rehabilitation incentives such as tax credits. With the quality of materials and workmanship these buildings have it would be cost prohibitive to try and duplicate them. Instead developers should maintain and upgrade the city’s historic resources instead of expanding suburban construction projects. There is a great opportunity here to use these resources to create affordable housing for Savannah residents. Housing prices rose from $78,500 in 2000 to $143,200 in 2014. If the trend continues and incomes do not rise to meet it, housing costs will become unaffordable for mid-to-low income residents. Rehabilitating affordable housing units within walkable, mixeduse neighborhoods with access to reliable public transit like Starland, not only reduce dependency on cars but support socially and economically diverse communities.
Zoning & Gentrification Traditional zoning supports gentrification by making it easy for developers to change neighborhood streetscapes. New development drives up housing costs and widens economic disparity. The Savannah Development and Renewal Authority’s 2033 Master Plan intends to design more public green spaces
connected by more active transportation such as bike trails in order to focus on improving quality of life for residents. While the plan means to improve the city for its residents, it is likely to displace the low-income ones. Ironically, the city demolished more than 30 affordable housing units to make way for the SDRA Master Plan, allowing for more rapid gentrification along the Martin Luther King-Montgomery corridor which is slated for “redevelopment.�
developers to set aside a portion of newly constructed housing that is affordable to households at lower income levels. Density bonuses work similarly by incentivizing developers to produce affordable housing in exchange for variances, like to allowable building heights.
MLK Plan. Savannah Development & Renewal Authority.
The plan does not fully take into account the voice of the marginalized longtime resident population, many of whom are African-American. In fact, the only two African-American owned businesses listed in the SDRA plan (Tricks BBQ and 520 Wings) would have to relocate in order to make way for a new greenspace planned for the median to separate Victory Drive at the intersection with Bull St. This approach to revitalization is aided by zoning and will inevitably cause gentrification and displacement. To counter the displacement, we recommend implementing Inclusionary Zoning and Density Bonuses. Mandatory Inclusionary Zoning requires 59
Gentrification Management
Gentrification Management Overview
there are still usable local management tools to consider (Robertson, 2019).
Conclusion
Incorporating regulations, zoning, and other tactics can help alleviate economic pressures for long-term residents often resulting from the growth of a newly popularized location. As property values increase within previously neglected areas, many of the lowincome individuals who own or rent properties can be displaced unless proper support is made available.
SCAD Professor Sabrinna Cox is presenting her research, “Mitigating gentrification: a holistic approach to the preservation and revitalization of historic neighborhoods,” at an APTI Miami 2019 Conference panel on Diversity, Population Change, and Gentrification in the Preservation Dialogue. This study with Historic Macon Foundation approaches the issue of rehabilitating buildings in revitalizing areas by following a long-term strategy that positions preservationists as the developer to implement each project. It centers around the involvement of community members through neighborhood organizations that allow for public input and oversight.
The primary goals of this plan are to increase allowance for contextual expansion, retain historic integrity by conserving material fabric, improve walkability and decrease vehicular traffic while incorporating characteristics indicative of the location, and provide diversity of housing options and increase the range of affordability.
Alternate suggested methods for proactively moderating the negative effects of potential gentrification in the course of neighborhood revitalizations include numerous techniques. Developing contextual and sustainable housing units is essential to provide for the residential needs of the local workforce and sustain the economy in a popular tourism locale, which often requires people work low to moderate income jobs. Those looking to reside within a reasonable distance from their place of employment in highly popular areas would benefit substantially from affordable housing. According to a report from the Affordable Housing presentation from the Savannah City Council Work Session April 25, 2019 44% of Savannah residents cannot afford quality affordable housing, defined as housing which costs no more than 30% of household income to rent or purchase. A wide-reaching answer requires overarching and multi-lateral strategies and beyond the capacity of one or two policy changes,
Most suggestions come from case studies on workforce housing programs created to support low-income residents. Programs can help to ensure those most in need of assistance are housed, even providing preferred access to applicants without vehicles – which pairs well with the focus of improving density with varied housing and decreasing parking issues while supporting walkability by promoting car-free living.
An influx of restorations is both the cause and the effect of reinvigorating an area and promoting the density of use and upholding the true land value of the district. The built spaces have a sense of being deeply treasured by residents over the course of the place’s lifetime in an integral way. Since many buildings have the actual materials that were, in fact, lived in since the beginning of the structure as a piece of the evolving streetscape, comfort is exuded and draws people wanting to experience this heritage through the intangible aspects felt woven into the surrounding tangible elements still physically felt. However, this popularity can create damage without protections for sites. Concerns of personal heritage losses through property ownership changes are very central when proposing plans for the districts since the most tangible effects are the lives most directly impacted by any local occurrence or change. Planning the preservation of Starland neighborhood supports the future evolution of the growing location 61
with the idea that value of a place lies in the valuable character. Proactive measures aim to retain historic integrity by conserving material fabric, improve pedestrianism and decrease vehicular traffic by proposing effective street changes, and increase the ability for relevant and contextually appropriate expansion for the increasing popularity.
Methodology In order to evaluate infrastructure issues and consider alternative approaches in the creation of the preservation plan, the initial task was to assess the local character and compile a list of significant places. These places of significance were then qualified as either contributing or non-contributing and evaluated based on the given criteria. The next task was to identify proactive measures in order to pre-empt further impact of currently known issues and consider strategies that help shape community evolution without limitation. This led us to provide feedback and recommendations for existing policy and compile final thoughts and future needs for considerations
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Additional Note Additional landmark places and other spaces of community significance, along with thoughts on a variety of related topics, are also relevant to the intentions of this plan and further conversation is suggested beyond the scope of the present document.
Bibliography
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