Savannah, GA Zoning
Districts & Requirements
Every zoning district in Savannah with permitted uses, setbacks, height limits, and density requirements — in plain English. Savannah adopted a comprehensive new zoning ordinance (NewZO) effective September 1, 2019, replacing the previous code. The ordinance organizes districts into Suburban (RSF, RTF, RMF), Traditional (TR, TN, TC), Downtown (D-), Business (B-), and Industrial (I-) categories. Savannah's unique Oglethorpe ward plan and four local historic overlay districts add design review on top of base zoning. Always check both the base district and any applicable overlay before underwriting a deal.
18
Zoning districts
7
Overlay districts
148,000
Population
2019
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RSF-6 | Standard single-family lots. 6,000 SF minimum, 60-ft wide. Savannah's workhorse suburban district. | 36 ft | 40% |
| RSF-5 | Smaller single-family lots. 5,000 SF minimum, 50-ft wide. Good for affordable infill. | 36 ft | 40% |
| RSF-4 | Narrow-lot single-family. 4,000 SF, 40-ft wide. Urban infill and cottage-style homes. | 36 ft | 40% |
| RTF | Duplexes on large lots. 20,000 SF minimum, 70-ft wide. Low density but dual-income potential. | 36 ft | 45% |
| RMF-1 | Low-density multifamily. Single-family standards with attached and duplex options. 50-ft height cap. | 50 ft | 40% (detached) / 50% (attached) |
| RMF-2 | Mid-density multifamily. Apartments allowed. 3,300 SF per unit for attached, no minimum for apartments. | 50 ft | 40% (detached) / 50% (attached/apartments) |
| TR-1 | Ward-adjacent residential. 3,000 SF lots, duplexes allowed. Near-downtown density at neighborhood scale. | 36 ft | 50% (detached) / 40% (two-family and larger) |
| TR-2 | Similar to TR-1 with slightly more restrictions. Same 3,000 SF lots but limited multifamily options. | 36 ft | 50% (detached) / 40% (two-family) |
| TN-1 | Highest-density traditional district. Apartments allowed, 40-ft height, 60% coverage. Missing middle at scale. | Avg of block face / 40 ft max | 60% |
| TN-2 | Mixed residential, 3 stories / 45 ft. Townhomes and small apartments. The streetcar-era district. | 3 stories / 45 ft | 60% |
| TN-3 | Lowest-density traditional neighborhood. 2 stories / 30 ft max. Residential character preservation. | 2 stories / 30 ft | 60% |
| TC-1 | Neighborhood mixed-use. 3 stories / 45 ft. Ground-floor retail with apartments above. 5,500 SF commercial cap. | 3 stories / 45 ft | 70% (min frontage) |
| TC-2 | Arterial commercial. 3 stories / 45 ft. Larger 10,000 SF commercial footprint. Higher density residential. | 3 stories / 45 ft | 70% (min frontage) |
| D-C | No inherent height limit. Most valuable zoning in Savannah. Subject to Historic District Board of Review. | Per overlay height map (no base limit) | 100% |
| D-R | Downtown residential within the historic grid. Ward-adjacent housing with overlay height controls. | Per overlay height map | 75% |
| B-C | General commercial. Wide use mix including multifamily. Auto-oriented uses permitted. | 60 ft | 80% |
| B-L | Transitional commercial. 36-ft height, 80% coverage. Neighborhood-friendly business at residential scale. | 36 ft | 80% |
| IL | Light manufacturing, warehousing, flex space. No height limit. Large setbacks buffer neighbors. | No limit | 80% |
Suburban Residential
6 districts in Savannah
RSF-6
Residential Single-Family 6The most common single-family district in Savannah. 6,000 SF lots with 60-ft frontage. Straightforward entitlement for spec homes and infill on established blocks.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Townhouses
Key numbers
- Height
- 36 ft
- Lot min
- 6,000 SF
- Width
- 60 ft
- Coverage
- 40%
- Front
- 20 ft
- Side
- 5 ft (10 ft street side)
- Rear
- 20 ft
What this means in practice
40% coverage on 6,000 SF = 2,400 SF footprint. Two stories gets you ~4,500 SF of living space. Lane-access lots keep the same 6,000 SF minimum but drop the front setback to 15 ft. If you're assembling RSF-6 lots for subdivision, the 60-ft width requirement is the binding constraint on narrow parcels.
RSF-5
Residential Single-Family 5Compact single-family district allowing narrower lots than RSF-6. Same 36-ft height cap but tighter dimensions make it pencil for starter homes and workforce housing.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Townhouses
Key numbers
- Height
- 36 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 40%
- Front
- 20 ft
- Side
- 5 ft (10 ft street side)
- Rear
- 20 ft
What this means in practice
40% of 5,000 SF = 2,000 SF footprint. Two stories yields ~3,800 SF. Lane-access lots drop to 4,000 SF minimum with 40-ft width and 45% coverage, giving you a slightly better building envelope. The extra 5% coverage on lane lots is a meaningful bump for tight sites.
RSF-4
Residential Single-Family 4Savannah's smallest single-family district. 40-ft wide lots support narrow urban homes. Popular for infill on subdivided parcels in transitioning neighborhoods.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 36 ft
- Lot min
- 4,000 SF
- Width
- 40 ft
- Coverage
- 40%
- Front
- 15 ft
- Side
- 5 ft (10 ft street side)
- Rear
- 20 ft
What this means in practice
40% of 4,000 SF = 1,600 SF footprint. Two stories gets you ~3,000 SF total. The 15-ft front setback (vs. 20 ft in RSF-5/6) gives you 5 extra feet of buildable depth. Lane-access lots drop to 3,500 SF with a 12.5-ft front setback and 45% coverage. If you can find RSF-4 lots near the historic districts, the smaller minimum lot size may let you subdivide parcels that don't work under RSF-6.
RTF
Residential Two-FamilySavannah's duplex district requires substantial lot sizes. The 20,000 SF minimum keeps density low but allows two-unit buildings. Best for larger parcels where a single home underutilizes the land.
What you can build
- ✓Single-family detached home
- ✓Duplex (side-by-side or over-under)
- ✓Accessory dwelling unit
- ✗Triplexes or larger multifamily
- ✗Commercial or retail
- ✗Townhouses
Key numbers
- Height
- 36 ft
- Lot min
- 20,000 SF (~0.46 acres)
- Width
- 70 ft
- Coverage
- 45%
- Front
- 20 ft
- Side
- 15 ft
- Rear
- 25 ft
What this means in practice
45% of 20,000 SF = 9,000 SF footprint. That's an enormous building envelope for a duplex. Two stories yields ~17,000 SF gross. In practice, most RTF projects are well under this max. The wide setbacks (15-ft side, 25-ft rear) eat into the site more than the lot coverage limit. If you have a half-acre RTF lot, run the numbers on a rezoning to RMF-1 for significantly more units.
RMF-1
Residential Multi-Family 1The entry-level multifamily district. Allows single-family, duplexes, attached homes, and townhouses at suburban densities. The 50-ft height cap enables 4-story wood-frame construction.
What you can build
- ✓Single-family detached
- ✓Single-family attached
- ✓Duplexes
- ✓Townhouses (20-ft min width)
- ✗Apartments or three-four family buildings
- ✗Commercial or retail
Key numbers
- Height
- 50 ft
- Lot min
- 6,000 SF (detached) / 3,600 SF per unit (attached/duplex)
- Width
- 60 ft (detached) / 36 ft (attached)
- Coverage
- 40% (detached) / 50% (attached)
- Front
- 20 ft
- Side
- 5 ft (7 ft attached; 15 ft street side)
- Rear
- 20 ft (detached) / 25 ft (attached)
What this means in practice
RMF-1 is really a suburban attached-housing district. At 3,600 SF per unit, a quarter-acre (10,890 SF) yields 3 attached units. Townhouse projects with 20-ft-wide units are the most common RMF-1 product. The 50-ft height allows 4 stories, but the density per unit caps your yield more than the height does.
RMF-2
Residential Multi-Family 2Savannah's mid-range multifamily. Unlocks three-four family buildings and apartments at 50-ft height. The density math improves significantly over RMF-1.
What you can build
- ✓Single-family detached and attached
- ✓Duplexes and triplexes
- ✓Apartments
- ✓Townhouses
- ✗Commercial or retail
- ✗Industrial uses
Key numbers
- Height
- 50 ft
- Lot min
- 5,000 SF (detached) / 3,300 SF per unit (attached/duplex)
- Width
- 50 ft (detached) / 33 ft (attached) / 55 ft (apartments)
- Coverage
- 40% (detached) / 50% (attached/apartments)
- Front
- 20 ft
- Side
- 5 ft (10 ft apartments; 15 ft street side)
- Rear
- 20 ft (detached) / 25 ft (apartments)
What this means in practice
The jump from RMF-1 to RMF-2 adds apartments and three-four family buildings. On a 1-acre site at 50% coverage: 21,780 SF footprint x 4 stories = ~87,000 SF gross. At 850 SF average unit size, that's roughly 100 apartments. The 55-ft minimum lot width for apartments means you need decent-sized parcels. Compare land costs per unit against downtown sites before committing.
Traditional Residential
2 districts in Savannah
TR-1
Traditional Residential 1Traditional residential district adjacent to Savannah's historic wards. Compact 3,000 SF lots with duplexes, attached homes, and three-four family buildings on lane-access lots. The urban lot pattern matches the Oglethorpe grid.
What you can build
- ✓Single-family detached (3,000 SF min)
- ✓Single-family attached (lane access)
- ✓Duplexes (over-under or side-by-side)
- ✓Three-four family (lane access)
- ✗Apartments
- ✗Commercial or retail (standalone)
- ✗Buildings exceeding 36 ft
Key numbers
- Height
- 36 ft
- Lot min
- 3,000 SF (detached) / 2,250 SF per unit (attached/duplex)
- Width
- 40 ft (detached) / 20 ft (attached)
- Coverage
- 50% (detached) / 40% (two-family and larger)
- Front
- 5 ft min / 10 ft max
- Side
- 3 ft (interior) / 10 ft (street)
- Rear
- 20 ft
What this means in practice
The 5-ft min / 10-ft max front setback creates the tight street wall Savannah is known for. At 50% coverage on 3,000 SF = 1,500 SF footprint. Two stories yields ~2,800 SF. Duplexes at 2,250 SF per unit on a 4,500 SF lot produce two solid rental units in a walkable neighborhood. If the block has contributing historic structures, front setback matches the block face average instead of the 5-10 ft range.
TR-2
Traditional Residential 2Traditional residential for established neighborhoods slightly farther from downtown. Same lot sizes as TR-1 but fewer multifamily options. The build-to range and height cap preserve neighborhood character.
What you can build
- ✓Single-family detached (3,000 SF min)
- ✓Single-family attached (lane access)
- ✓Duplexes (TR-2 districts only)
- ✗Three-four family buildings
- ✗Apartments
- ✗Commercial or retail
Key numbers
- Height
- 36 ft
- Lot min
- 3,000 SF (detached) / 2,250 SF per unit (attached/duplex)
- Width
- 40 ft (detached) / 20 ft (attached)
- Coverage
- 50% (detached) / 40% (two-family)
- Front
- 5 ft min / 10 ft max
- Side
- 3 ft (interior) / 10 ft (street)
- Rear
- 20 ft
What this means in practice
TR-2 and TR-1 have identical dimensional standards, but TR-2 restricts three-four family buildings. If you're comparing TR-1 and TR-2 sites, the density ceiling is the differentiator, not the lot standards. For single-family and duplex projects, the districts are functionally identical.
Traditional Neighborhood
3 districts in Savannah
TN-1
Traditional Neighborhood 1Savannah's densest traditional neighborhood district. Allows everything from single-family to apartments. 1,050 SF per unit for townhomes and three-four family buildings. Height matches block face or 40 ft max.
What you can build
- ✓Single-family detached (2,100 SF min lot)
- ✓Single-family attached (1,375 SF per unit)
- ✓Duplexes, triplexes, fourplexes
- ✓Townhouses (18-ft min width)
- ✓Apartments (1,050 SF per unit)
- ✓Upper-story residential
- ✓Small-scale commercial (2,500 SF max footprint)
- ✗Large commercial (over 2,500 SF footprint)
- ✗Industrial uses
- ✗Auto-oriented uses
Key numbers
- Height
- Avg of block face / 40 ft max
- Lot min
- 2,100 SF (detached) / 1,050 SF per unit (townhouse/apartment)
- Width
- 30 ft (detached) / 18 ft (townhouse)
- Coverage
- 60%
- Front
- 0 ft min / 10 ft max
- Side
- 3 ft (interior) / 5 ft (corner)
- Rear
- 30 ft
What this means in practice
1,050 SF per unit is the density driver. A 10,000 SF lot yields 9 apartment units. At 60% coverage and ~3 stories: 6,000 SF footprint x 3 = 18,000 SF gross, roughly 15-18 apartments. The 30-ft rear setback is generous and eats into smaller sites. The 2,500 SF commercial footprint cap keeps ground-floor retail at neighborhood scale. The height must match the block face average if contributing structures exist, which can limit you to 2-3 stories on historic blocks.
TN-2
Traditional Neighborhood 2Traditional neighborhood along Savannah's former streetcar corridors (Thomas Square, Baldwin Park). Allows duplexes through apartments with 3-story / 45-ft height. Less dense than TN-1 but more predictable entitlement.
What you can build
- ✓Single-family detached (3,000 SF min lot)
- ✓Single-family attached (1,750 SF per unit)
- ✓Duplexes
- ✓Three-four family buildings
- ✓Townhouses (18-ft min width)
- ✓Apartments (1,750 SF per unit)
- ✓Upper-story residential
- ✓Small-scale commercial (2,500 SF max footprint)
- ✗Large commercial
- ✗Industrial uses
- ✗Auto-oriented uses
Key numbers
- Height
- 3 stories / 45 ft
- Lot min
- 3,000 SF (detached) / 1,750 SF per unit (attached/apartment)
- Width
- 30 ft (detached) / 18 ft (townhouse)
- Coverage
- 60%
- Front
- 5 ft min / 10 ft max
- Side
- 3 ft (interior) / 5 ft (corner)
- Rear
- 20 ft
What this means in practice
At 1,750 SF per unit, a half-acre lot (21,780 SF) supports 12 apartments. At 60% coverage and 3 stories: ~39,000 SF gross. The 20-ft rear setback (vs. 30 ft in TN-1) gives you more buildable area per lot. Townhouse projects at 18-ft widths are the bread-and-butter TN-2 product. If you're in the Streetcar Historic Overlay, add 2-3 months for Certificate of Appropriateness review and budget for required materials (no vinyl, no EIFS).
TN-3
Traditional Neighborhood 3The most restrictive traditional neighborhood district. 2-story / 30-ft height cap preserves cottage and bungalow character. Limited multifamily options keep the scale residential.
What you can build
- ✓Single-family detached
- ✓Single-family attached
- ✓Duplexes
- ✓Townhouses
- ✓Upper-story residential
- ✗Apartments
- ✗Three-four family buildings
- ✗Commercial (standalone)
Key numbers
- Height
- 2 stories / 30 ft
- Lot min
- 3,000 SF (detached)
- Width
- 30 ft
- Coverage
- 60%
- Front
- 0 ft min / 5 ft max
- Side
- 3 ft (interior) / 5 ft (corner)
- Rear
- 20 ft
What this means in practice
The 2-story cap is the binding constraint. At 60% coverage on a typical 5,000 SF lot: 3,000 SF footprint x 2 stories = 6,000 SF gross. Good for duplexes and attached homes but you won't hit the unit counts needed for apartment economics. The 0-ft front setback minimum allows building right to the property line, which is typical in Savannah's historic grid neighborhoods.
Traditional Commercial
2 districts in Savannah
TC-1
Traditional Commercial 1Savannah's neighborhood-scale commercial district for streetcar-era corridors. Mixed-use with a 5,500 SF commercial footprint cap that keeps retail at local scale. Apartments as low as 435 SF per unit for upper-story residential.
What you can build
- ✓Ground-floor retail and restaurant
- ✓Upper-story apartments (435 SF per unit)
- ✓Mixed-use (commercial + residential)
- ✓Townhouses (1,450 SF per unit)
- ✓Live/work units
- ✓Office
- ✗Drive-throughs
- ✗Auto-oriented commercial
- ✗Industrial uses
- ✗Commercial footprint over 5,500 SF
Key numbers
- Height
- 3 stories / 45 ft
- Lot min
- 3,000 SF (detached) / 1,450 SF per unit (attached) / 435 SF per unit (apartments)
- Width
- 30 ft (residential) / 20 ft (commercial)
- Coverage
- 70% (min frontage)
- Front
- 5 ft max (build-to)
- Side
- 10 ft (interior)
- Rear
- 10 ft
What this means in practice
The 435 SF per unit for apartments is the real story. On a 10,000 SF lot at 70% frontage and 3 stories: ~21,000 SF gross could yield 20+ small apartments above retail. The 5,500 SF commercial footprint cap means no big-box. The 5-ft max front setback puts storefronts at the sidewalk. If you're on Bull Street, Waters Avenue, or Habersham, TC-1 is the zoning that supports the walkable mixed-use the market wants.
TC-2
Traditional Commercial 2Commercial corridors serving through traffic and local markets. Larger commercial footprint (10,000 SF) than TC-1 and lower lot area per unit (1,200 SF for attached). Found on arterials like Victory Drive and MLK Jr. Blvd.
What you can build
- ✓Ground-floor retail and restaurant
- ✓Upper-story apartments (435 SF per unit)
- ✓Mixed-use buildings
- ✓Townhouses (1,200 SF per unit)
- ✓Office and professional services
- ✓Hotels and lodging
- ✗Heavy commercial
- ✗Industrial uses
- ✗Commercial footprint over 10,000 SF
Key numbers
- Height
- 3 stories / 45 ft
- Lot min
- 3,000 SF (detached) / 1,200 SF per unit (attached) / 435 SF per unit (apartments)
- Width
- 30 ft (residential) / 20 ft (commercial)
- Coverage
- 70% (min frontage)
- Front
- 5 ft max (build-to)
- Side
- 10 ft (interior)
- Rear
- 10 ft
What this means in practice
TC-2 is the play for larger mixed-use on Savannah's arterials. The 10,000 SF commercial footprint lets you build a real grocery, pharmacy, or restaurant concept that won't fit in TC-1. At 1,200 SF per attached unit, a half-acre site supports 18 townhomes. The 435 SF per apartment unit means you can stack significant density above commercial. Compare TC-2 with B-C for the same corridor, as B-C allows more commercial but less residential.
Downtown
2 districts in Savannah
D-C
Downtown Central BusinessSavannah's central business core covering the National Historic Landmark District and surrounding blocks. No inherent height limit in the base zoning, but the Downtown Historic Overlay height map controls actual building height. No setback requirements. The broadest use allowances in the city.
What you can build
- ✓Mixed-use buildings
- ✓Hotels and hospitality
- ✓Apartment buildings
- ✓Office towers
- ✓Retail, restaurants, entertainment
- ✓Institutional uses
- ✗Industrial uses
- ✗Auto-oriented commercial
- ✗Projects that fail Historic Board of Review
- ✗Building footprint over 13,500 SF within NHL boundary (40,500 SF outside)
Key numbers
- Height
- Per overlay height map (no base limit)
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft (match block face where historic pattern exists)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
D-C is the most permissive base zoning in Savannah, but the overlays do the real work. Within the Downtown Historic Overlay, height is controlled by the height map, typically 3-5 stories in the landmark core. The 13,500 SF footprint cap within the NHL boundary is a hard constraint that forces creative massing on larger sites. Ground-floor storefronts need 55% glazing and 14.5-ft minimum first-floor height. Plan for 3-6 months of Board of Review process. The ward squares are untouchable, but trust-lot frontage on a square commands the highest rents in the city.
D-R
Downtown ResidentialResidential district within the downtown grid, covering the residential wards and trust lots. Allows the housing types Savannah's historic grid was designed for. Height controlled by the overlay district map.
What you can build
- ✓Single-family detached and attached
- ✓Duplexes and townhouses
- ✓Apartments and multifamily
- ✓Bed and breakfast inns
- ✓Home occupations
- ✗Standalone commercial or retail
- ✗Hotels (outside of B&B)
- ✗Industrial uses
Key numbers
- Height
- Per overlay height map
- Lot min
- None
- Width
- None
- Coverage
- 75%
- Front
- 0 ft (match block face)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
D-R sites on the historic squares are among the most desirable residential addresses in the Southeast. The 75% lot coverage is generous for the small downtown lots (typical trust lots are 60 x 90 ft = 5,400 SF). At 75% coverage on a trust lot: 4,050 SF footprint. Most historic wards limit height to 3-4 stories. B&B inns are a permitted use that creates a hospitality income stream without hotel zoning. If you're renovating a contributing structure, expect Board of Review to require exterior compatibility.
Business
2 districts in Savannah
B-C
Community BusinessSavannah's general commercial district for strip corridors and community-serving retail. Allows the auto-oriented uses prohibited in Traditional and Downtown districts. Multifamily is also permitted, making it a flexible development platform.
What you can build
- ✓Retail and restaurants
- ✓Office and professional services
- ✓Auto-oriented commercial (gas stations, car washes)
- ✓Drive-throughs
- ✓Apartments and multifamily
- ✓Hotels
- ✗Heavy industrial
- ✗Manufacturing
Key numbers
- Height
- 60 ft
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 25 ft
- Side
- 10 ft (15 ft street side)
- Rear
- 15 ft
What this means in practice
B-C is where you find the auto-oriented strip retail that doesn't fit in TC or TN districts. The 25-ft front setback accommodates parking in front. If you're looking at B-C sites on corridors transitioning to walkable mixed-use, the rezoning to TC-1 or TC-2 can dramatically change the site's value by enabling the build-to-sidewalk typology the market is shifting toward. Compare B-C's 60-ft height with TC's 45 ft, the trade-off is flexibility vs. walkability.
B-L
Limited BusinessLow-intensity business district designed to buffer between residential neighborhoods and more intense commercial zones. Height limited to 36 ft keeps the scale compatible with adjacent housing.
What you can build
- ✓Retail and personal services
- ✓Office and professional services
- ✓Apartments (2,170 SF per unit)
- ✓Townhouses
- ✓Restaurants
- ✗Drive-throughs
- ✗Auto-oriented commercial
- ✗Industrial uses
- ✗Large-format retail
Key numbers
- Height
- 36 ft
- Lot min
- 5,000 SF (detached) / 2,170 SF per unit (apartments)
- Width
- 50 ft (detached) / 20 ft (apartments)
- Coverage
- 80%
- Front
- 15 ft
- Side
- 5 ft (15 ft street side)
- Rear
- 10 ft
What this means in practice
B-L bridges the gap between residential and commercial. At 2,170 SF per unit and 80% coverage, a quarter-acre lot supports 5 apartments over ground-floor retail. The 36-ft height (same as residential districts) keeps neighbors comfortable. If you're developing at the edge of a residential neighborhood, B-L may be an easier rezone than B-C because of the lower intensity.
Industrial
1 district in Savannah
IL
Light IndustrialSavannah's workhorse industrial district covering the port-adjacent corridors and industrial parks. No height limit and 80% coverage. Wide setbacks provide buffer from non-industrial uses.
What you can build
- ✓Light manufacturing and assembly
- ✓Warehousing and distribution
- ✓Office and flex space
- ✓Wholesale and contractor yards
- ✓Self-storage facilities
- ✗Residential
- ✗Retail (standalone)
- ✗Hotels
- ✗Heavy manufacturing with major environmental impact
Key numbers
- Height
- No limit
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 25 ft
- Side
- 20 ft (30 ft street side)
- Rear
- 20 ft
What this means in practice
Savannah's port drives industrial demand. IL sites near the port, I-16 corridor, and the airport are the primary industrial inventory. No height limit accommodates high-bay warehouses and distribution centers. Buildings within 50 ft of a residential district must comply with a 1:1 step-back rule (1 extra foot of height per 1 foot of additional distance from the residential boundary). If an IL site is near a developing residential area, evaluate the long-term rezoning potential.
Development Bonus Program
In November 2024, Savannah adopted an affordable housing density bonus for TR-, TN-, and TC- zoning districts. The amendment reduces minimum lot area per unit and permits additional housing types (duplexes, triplexes, quads) in exchange for including affordable units. This is a relatively new incentive. The specifics of the density bonus should be verified with the MPC staff, as the program is still being implemented. If you're developing in TN or TC districts, run the pro forma with and without the bonus to see if the additional units justify the affordable unit requirement.
Overlay Districts
Savannah Downtown Historic Overlay District
Covers the National Historic Landmark District and surrounding area. Established 1966, one of the oldest local historic districts in the country. The Historic District Board of Review reviews all new construction, demolitions, and exterior modifications. A height map controls maximum building height by location, typically 3-5 stories in the landmark core. The 13,500 SF footprint cap within the NHL boundary limits building massing. Ground-floor commercial requires 55% storefront glazing and 14.5-ft first-floor height. Plan for 3-6 months of review. Engage Board staff early.
Victorian Historic Overlay District
Covers the Victorian District south of the Landmark District, including much of the Baldwin Park and Cuyler-Brownville neighborhoods. Certificate of Appropriateness required for exterior changes. Visual compatibility criteria address height, width, scale, massing, materials, and rhythm. Contributing structures face stricter review than new construction. If you're developing in the Victorian District, budget for historic review and design constraints on materials (no vinyl, no EIFS).
Streetcar Historic Overlay District
Covers Thomas Square, Metropolitan, Baldwin Park, Bingville, and Midtown neighborhoods along the former streetcar corridors. Period of significance: 1799-1935. Strict material requirements: permitted materials include brick, stone, wood, true stucco, metal, glass, cast iron. Prohibited: vinyl siding, aluminum siding, EIFS, fiber cement panels, corrugated metal, unpainted CMU. First-floor height minimums: 11 ft for houses, 13 ft for all other buildings. Front porches required on single/two-family (6 ft depth over 50% of facade). Updated September 2024.
Cuyler-Brownville Historic Overlay District
Covers the Cuyler-Brownville neighborhood, a historically Black neighborhood with significant architectural heritage. Certificate of Appropriateness required. The district has seen significant investment and infill development. New construction must be visually compatible with the historic character. Design review applies to both renovations and new builds.
Short-Term Vacation Rental Overlay (STVRD)
Regulates short-term vacation rentals in the areas of greatest tourist impact, including the Downtown, Victorian, and Streetcar historic districts. STVR permits are capped and regulated. If your deal thesis relies on short-term rental income, verify permit availability before underwriting. The cap means existing STVR-permitted properties command a premium.
Height Map Overlay
The Downtown Historic Overlay includes a height map that controls maximum building height by location. Height limits vary from 2-3 stories on residential ward trust lots to 5+ stories on commercial blocks and the D-C periphery. The height map supersedes the base zoning height, and the Historic Board of Review applies it. Check the height map before any downtown pro forma. A 'scrivener's error' in the 2019 ordinance temporarily removed some parcels from height controls, which was exploited for several tall projects before being corrected.
FEMA Flood Overlay
Parts of Savannah, particularly areas near the Savannah River, marshland, and tidal creeks, fall within FEMA flood zones. Savannah's low elevation makes flooding a real development risk. Check FIRM maps before making an offer. Base flood elevation plus freeboard determines first-floor height requirements. Flood insurance costs affect pro forma underwriting. Marsh buffer requirements (typically 50 ft from jurisdictional wetlands) further reduce buildable area on waterfront sites.
Frequently Asked Questions
How do I check zoning for a specific property in Savannah?
Use the Savannah Area GIS (SAGIS) map viewer. Load the zoning layer to see the base district and any overlays. The City's ENCode Viewer at online.encodeplus.com has the full ordinance text with regulations organized by district. For what the zoning actually means for development potential, you need to check both the base district and any overlay that applies.
What is the Oglethorpe ward plan and how does it affect development?
Savannah's historic grid is based on James Oglethorpe's 1733 town plan, organized around public squares (wards). Each ward has a central square surrounded by trust lots (commercial/civic frontage) and tithing lots (residential). The ward plan is preserved through the Downtown Historic Overlay, which controls building height, massing, footprint, and materials. You cannot build on the squares themselves. Trust-lot sites on a square are the most valuable parcels in the city.
When do I need Historic Board of Review approval?
Any new construction, demolition, or exterior modification visible from a public right-of-way within the four local historic overlay districts: Downtown, Victorian, Streetcar, or Cuyler-Brownville. The Board of Review applies visual compatibility criteria covering height, width, scale, materials, rhythm, and setbacks. Interior work is not regulated. Budget 3-6 months for the review process. Engage staff at the MPC early for a pre-application meeting.
What's the difference between TR, TN, and TC districts?
TR (Traditional Residential) is residential-only at 36-ft height. TN (Traditional Neighborhood) adds apartments and small commercial at 30-45 ft height. TC (Traditional Commercial) is full mixed-use with ground-floor retail at 45 ft. The progression is density and use intensity: TR < TN < TC. All three share Savannah's build-to-sidewalk pattern with tight front setbacks.
Can I build a short-term rental in Savannah?
Short-term vacation rentals are regulated by the STVRD overlay, which covers the Downtown, Victorian, and Streetcar historic districts. Permits are capped and require compliance with specific operating standards. Permit availability is limited, so verify before underwriting a deal based on STVR income. Existing STVR-permitted properties trade at a premium over comparable non-permitted properties.
What's the footprint cap in the National Historic Landmark District?
Within the NHL boundary (roughly the original Oglethorpe grid), individual building footprints are capped at 13,500 SF. Outside the NHL but within the Downtown Historic Overlay, the cap is 40,500 SF. This forces creative massing on larger sites. You can't build a single large floor plate within the NHL. Instead, plan for multiple connected structures or step the building to stay under the cap.
How does the height map work downtown?
The Downtown Historic Overlay includes a height map that sets maximum building height by location, measured in stories. It typically allows 3-4 stories on residential ward blocks and 4-6 stories on commercial blocks and the district periphery. The height map overrides any base zoning height allowance. The Historic Board of Review enforces it. Always check the height map before running numbers on a downtown site.
What materials are prohibited in the historic overlay districts?
The Streetcar Historic Overlay explicitly prohibits vinyl siding, aluminum siding, EIFS (synthetic stucco), fiber cement panels, corrugated metal, and unpainted CMU blocks. Permitted materials include brick, stone, wood, true stucco, metal, glass, and cast iron. The Downtown and Victorian overlays have similar material expectations enforced through the visual compatibility criteria. Budget for real materials in your construction estimate.
Get the full property profile for
any address in Savannah
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.