1812-December 20Planning & Development Department
102 West Main Street Prattville, A l abama 36067 334- 595- 0500 334-361-3677 Facsimile
p l anning.prattvilleal.gov
C I T Y O F P R A T T V I L L E
P L A N N I N G C OMMISSION
A G E N D A
December 20, 2018
3:00 p.m.
Call to Order:
Roll Call:
Mayor Gillespie, Councilman Cables, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter,
Mr. Hindman, and Mr. Mullins.
Minutes:
November 15, 2018
Old Business:
None
New Business:
1. Sketch Plan: Smith Family Property
Location: NW & SW Quadrant of Hwy. 82 & McQueen Smith Road S. & East side of McQueen Smith Road S.
Petitioner: SMB Land, LLC
Representative: Barrett-Simpson, Inc.
Districts
5 & 7
Miscellaneous:
Adjourn:
Approved 1/17/19
Prattville Planning Commission
December 20, 2018 Minutes
Page 1 of 2
CITY OF PRATTVILLE PLANNING COMMISSION
MINUTES
December 20, 2018
Call to order:
Chairman Tim Smith called the meeting to order at 3:00 p.m.
Roll Call:
The secretary called the roll. Members present were Councilman Richard Cables, Chairman Tim Smith,
Vice-Chairman Reuben Gardner, Chief Dallis Johnson, Mrs. Paula Carpenter, Mr. Mark Hindman and
Mr. Mugs Mullins. Absent: Mayor Bill Gillespie.
(Quorum present)
Staff present: Mr. Scott Stephens, City Planner; Mr. Austin Brass, Senior Planner, and Ms. Alisa
Morgan, Secretary.
Minutes:
Mr. Gardner moved to approve the minutes of the November 15, 2018 meeting. Mr. Mullins seconded
the motion. The motion passed unanimously.
Old Business:
There was no old business to discuss.
New Business:
1. Sketch Plan: Smith Family Property
Location: NW & SW Quadrant of Hwy. 82 & McQueen Smith Road S. & East side of
McQueen Smith Road S.
Petitioner: SMB Land, LLC
Representative: Barrett-Simpson, Inc.
Mr. Gardner introduced a resolution recommending the approval of the sketch plan of Smith Family
Property and moved for its approval. Mr. Mullins seconded the motion.
Mr. Brass provided the staff comments for the sketch plan of the Smith Family Property. He stated that
the proposed development will be done in three phases. The first phase will start near the Scenic Hills
Subdivision. He stated that the initial sketch plan approval required a connection to Joyce Street which
has been provided in the proposed sketch plan. He stated that the staff recommends a northern
connection to Murphy property in Phase 1 of the development. He also stated that the staff recommends
connection to Overlook Park & the church property.
Blake Rice of Barrett-Simpson, Inc., petitioner’s representative, presented the sketch plan of Smith
Family Property. He clarified that the sketch plan presented shows commercial/multi-family parcels
will be maintained by the property owner and is not part of the Smith Family Property proposed sketch
as presented. He stated that the total acreage proposed in Phase 1 is 92 acres which excludes the 20 acre
commercial/multi-family. Mr. Rice stated that they have received all staff comments and have no issues
with any of them, but feels that it will not be feasible to connect to the church property because of
topographical challenges. He stated that they have no problems complying with the other comments.
After no further discussion, the vote was called. Mrs. Carpenter moved to amend the motion to approve
contingent that the 20 acre shown as commercial/multi-family in Phase 1 is removed. Chief Johnson
seconded the motion. The motion to amend passed unanimously.
The vote was called. The amended motion to approve passed unanimously.
Approved 1/17/19
Prattville Planning Commission
December 20, 2018 Minutes
Page 2 of 2
Miscellaneous Business:
Adjourn:
The meeting was adjourned at 3:16 p.m.
Respectfully submitted,
Alisa Morgan, Secretary
Prattville Planning Commission
CITY OF PRATTVILLE
Planning Department Staff Report
1
TO: Prattville Planning Commission
FROM: Austin Brass, Senior Planner
DATE: December 18th, 2018
SUBJECT: Proposed Sketch Plan approval for the property located along McQueen
Smith Road S & Hwy 82
The information provided in this staff report has been included for the purpose of reviewing the
proposed sketch plan. Since this submission is an initial development sketch plan, there may be
additional requirements placed on the property through the subsequent preliminary plan process
that will be heard before this commission.
A. BACKGROUND:
Case No. 180023
Applicant/Owner SMB Land LLC/H.D & D Land Company
Representative Barrett-Simpson, Inc.
Property Location McQueen Smith Road South & Hwy 82
Property Identification Number
19062340000010000, 19062420000030000,
19062310000010000
Property Size ≈273 +/- Acres
Current Future Land Use Map
(FLUM) Designation
Mixed-Use- Transitional
Current Zoning District
B-2 (General Business) & R-3 (Single-Family-
Residential)
Proposed Use
Single Family Residential, Open Green Space,
Commercial.
Existing Land Use Vacant Land
CITY OF PRATTVILLE
Planning Department Staff Report
2
B. SUMMARY OF REQUEST:
The request is for a sketch plan approval of an overall 273 +/- acre area consisting of a multi-
phased development in 3 phases.
C. DEVELOPEMNT STATUS & HISTORY
March 15
th
, 2018- HD&D Land Company Rezoning Approval (Mixed Use) F.A.R. to B-2
& R-3
August 16
th
, 2018 HD&D Land Company Rezoning Approval (2A) F.A.R. to B-2 & R-3
August 16
th
, 2018 HD&D Land Company Rezoning Approval (5A) F.A.R to R-3
August 16
th
, 2018 HD&D Land Company Rezoning (5B) request to remove rezoning from
F.A.R to R-4
.
Master Plan of Smith Family Property Overview
Proposed Phase # Phase 1 Phase 2 Phase 3
Lots 60 x 150 96 96 88
Lots 70 x 150 46 None 101
Lots 85 x 150 40 None 31
Single-Family
Residential (total lots)
182 96 220
Commercial None 13.0 +/- Acres 15.2 +/- Acres
Open
Space/Detention/Amenity
22.7 +/- Acres 4.7 +/- Acres 19.5 +/- Acres
Existing Zoning: R-3 R-3 & B-2 R-3 & B-2
Surrounding Land Use:
Single-Family
Residential (Scenic
Hills Subdivision)
& Vacant Land
Vacant
Land/Church
Single-Family
Residential (Overlook
Subdivision)/Church/Park
CITY OF PRATTVILLE
Planning Department Staff Report
3
D. STREET CONNECTIVITY & WATER/SEWER
Street Extensions or New
Streets:
The sketch plan shows proposed access points to McQueen
Smith Road South and S. Memorial Drive that correspond with
existing streets, proposed street extensions and driveways.
Phase 1:
One major street extension, Joyce Street, is shown connecting
the existing Scenic Hills Subdivision with proposed
development in Phase 1 with two access connections to
McQueen Smith Road South. It shall be recommended that an
additional street connection be made within Phase 1 as a
complete stub-out to connect.
Phase 2:
Connection shown with McQueen Smith Road and S Memorial
Drive (US 31). Per City of Prattville Subdivision Regulations,
street right-of-ways shall not extend 1,000 ft. into a cul-de-sac
without an additional cross street connection.
Phase 3:
One major street extension, Amanda Lane, is shown connecting
to proposed development at Phase 3 with a connection to
McQueen Smith Road S at Flint Williams Drive. It shall be
recommended that a street connection be provided with
Overlook Memorial Park & existing church parcel to the north.
Per City of Prattville Subdivision regulations, street right-of-
way shall not extend 1,000 ft. into a cul-de-sac without an
additional cross street connection. No access to U.S. 82 is
shown by the sketch plan due to access restrictions set by the
AL Department of Transportation. All access to the sketch plan
property will be provided via McQueen Smith Road or S.
Memorial Drive.
Infrastructure: Due to access limitations from ALDOT along
Hwy 82, ingress and egress for future development would occur
CITY OF PRATTVILLE
Planning Department Staff Report
4
along McQueen Smith Road & S Memorial Drive. McQueen
Smith Road is currently a two lane road, however with
additional development it has been commonplace for the
implementation of left turn and deceleration lanes at proposed
access points. For example, with the development of
HomePlace Apartments, an additional deceleration lane was
provided by the developer at Flint Williams Drive & McQueen
Smith Road. As the Smith Family Property develops into
phases, access management techniques and policies shall be
implemented with additional left turn and deceleration lanes at
dedicated vehicular access points. Furthermore, a traffic study
was recently conducted for McQueen Smith Road South that
determined additional left turn/deceleration lanes should be
implemented as access points are developed along the corridor.
Water and Sewer: Water service is available to the site
from the Prattville Water Works Board. Mains are available for
extension from McQueen Smith Road South, S. Memorial
Drive, and adjacent developments.
An existing sanitary sewer line is present at the eastern section
of Phase 1 at the Joyce Street connection.
E. THE COMPREHENSIVE PLAN:
The subject site has a Future Land Use Map (FLUM) designation of Mixed-Use-
Transitional.
The Future Land Use Map on page 2.11 of the city’s Comprehensive Plan, classifies the subject
property as “Mixed-Use – Transitional”. The discussion of the Mixed Use – Transitional on Page
2.16 states that:
This is a very targeted land use category, designed specifically to support a broad range of
redevelopment types while limiting additional retail that might soften the existing market...
The designation is geared towards creating a model of development and redevelopment that
augments and supports the existing retail corridor on Cobbs Ford Road. Acceptable uses would
CITY OF PRATTVILLE
Planning Department Staff Report
5
include office, housing (of a variety of densities), hospitality, institutional, light industrial, flex
office and greenspace, among others. Retail might be accommodated, but at a very limited
scale, and of a purely local-serving variety.
The uses proposed by the submitted sketch plan are compatible with the uses envisioned for the Mixed
Use – Transitional land use category.
PLANNING STAFF EVALUATION:
Reviewed by: Austin Brass
Senior Planner
Site Visits Conducted:
Recommendation: The land uses proposed by the Smith Property sketch plan are
consistent with the adopted 2010 FLU maps and plan.
Additional discussion between the Planning Commission, owners,
and city staff is necessary to establish a timeline for when certain
components of the sketch plan may be developed and
accommodated by the transportation network and sanitary sewer
system.
The Sketch Plan for the Smith Family Property Master Plan has
been reviewed by the City with the following comments:
FIRE DEPARTMENT:
1. The proposed lay out of the single family residential
appears to meet the fire code for connectivity. Phase three
was the area of most concern. Changes to this in future
submissions will be looked at closely.
2. In phase one, the area marked as commercial/multi-
family has a potential of requiring two remote points of
access/ egress depending on what will be proposed in the
future. If it is multi-family in nature, the number of units
will determine the need. More than 100 units require two
remote fire/emergency access roads. The exception to
CITY OF PRATTVILLE
Planning Department Staff Report
6
this is, no more than 200 units if all structures (even
nonresidential) are protected throughout with an
approved fire sprinkler system. More than 200 require a
second remote access regardless.
3. The same concern may apply to the other commercial
property depending what the development proposed in
the future.
4. Information about connectivity may be found in the IFC
2015 edition, appendix D.
PLANNING DEPARTMENT:
1. Initial master plan shows 20+/- acres being proposed as
Commercial/Multi-Family. A rezoning submission from
FAR to R-4 was requested on this section of property,
however was formally withdrawn by the petitioner at the
August 16
th
, 2018 Planning Commission meeting. No
rezoning request has since been made on the property that
would accommodate the sketch plan as presented.
2. Staff has received a revised sketch plan on 12/18/18
showing the 20 +/- acres described above as null, with
no proposed use being shown. (Phase 1).
ENGINEERING DEPARTMENT:
1. Show connection to north (Murphee Trust) in Phase 1.
2. Provide connection to Overlook Park & Church
3. Maximum cul-de-sac length 1000’.
4. Access to McQueen Smith shall be in accordance with
attached layout.
See Attachments: Sketch Plan: