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1701-Jan 19Planning & 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 January 19, 2017 3:00 p.m. Call to Order: Roll Call: Mayor Gillespie, Councilman Cables, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter, Mr. Hindman, Mr. McAuley, and Mr. Nelson. Minutes: December 15, 2016 Old Business: 1. Sketch Plan: Dawson’s Mill Subdivision Location: MLK Jr. Drive & Moses Road Owner: Kevin Smith Representative: Larry Speaks & Associates, Inc. Tabled 11/17, 12/15 District 2 2. Zoning: R-3 (Single Family Residential) to R-5 (Patio Garden Homes) Dawson’s Mill Subdivision Location: 1324 Upper Kingston Road Owner: Rossell Investments, LLC Representative: Larry Speaks & Associates, Inc. Tabled 11/17, 12/15 District 2 New Business: 3. Zoning Amendment: Article 3, Prattville Zoning Ordinance (BZA) Petitioner: City of Prattville Planning Commission Representative: Tim Smith, Chairman Public Hearing 4. Zoning: T-2 (Mobile Home Parks) Location: Rice Park Circle Petitioners: Jerry W. Rice & Susan D. Rice, William S. Rice, William A. Flowers, Nelda F. Sorrells, and Angela G. Flowers Representative: Joe Flowers Public Hearing District 1 Miscellaneous: Adjourn: Approved 2/16/17 Prattville Planning Commission January 19, 2017 Minutes Page 1 of 3 CITY OF PRATTVILLE PLANNING COMMISSION MINUTES January 19, 2017 Call to order: Chairman Tim Smith called the meeting to order at 3:05 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, Mr. Roy McAuley, and Mr. Bobby Nelson. Absent: Mayor Bill Gillespie. (Quorum present) Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary. Election of Officers: Chairman Smith opened the floor for nominations of Chairman. Mr. McAuley moved to elected Tim Smith as Chairman. Mrs. Carpenter seconded the motion. The motion passed unanimously. Chairman Smith opened the floor for nominations for Vice-Chairman. Mr. McAuley moved to elect Reuben Gardner as Vice-Chairman. Mrs. Carpenter seconded the motion. The motion passed unanimously. Minutes: Mr. McAuley moved to approve the minutes of the December 15, 2016 meeting. Mr. Gardner seconded the motion. The motion passed unanimously. Old Business: 1. Sketch Plan: Dawson’s Mill Subdivision Location: MLK Jr. Drive & Moses Road Owner: Kevin Smith Representative: Larry Speaks & Associates, Inc. & 2. Zoning: R-3 (Single Family Residential) to R-5 (Patio Garden Homes) Dawson’s Mill Subdivision Location: 1324 Upper Kingston Road Owner: Rossell Investments, LLC Representative: Larry Speaks & Associates, Inc. Mr. Duke provided a review of the committee meeting held on January 11, 2017. In attendance were committee members Chairman Smith, Commissioners Gardner and Johnson, a representative for Dawson’s Mill, Jim Marshall, and representatives from Larry Speaks & Associates, Inc. and Goodwyn Building Company to share their insight on their visions for the property off Upper Kingston & Moses Roads. He stated that staff comments were reviewed dealing with density of the housing proposed and complications that may cause for traffic congestion around the high school. It was the consensus of the group that there may be an alternate zoning classification to deal with the mixture of lot sizes the developer is seeking. The city’s zoning ordinance allows for a Planned Unit Development (PUD) which provides flexibility in the lot size. He stated that the developer and the Planning Commission negotiate the terms of that zoning classification. The plan is then Approved 2/16/17 Prattville Planning Commission January 19, 2017 Minutes Page 2 of 3 presented to the City Council for approval. He stated that the HomePlace Subdivision is an example of the PUD zoning. Greg Gillian of Larry Speaks & Associates, Inc., petitioner’s representative, stated that the petitioner initially made a request for R-5 zoning but a mixture of lot sizes is what the developer desires. He stated that are now proposing in a PUD layout is to put 60’ lots at the south, 45’-50’ north of the 60’ lots. Philip Goodwyn of Goodwyn Building Company, stated that the 45’ lots provide the developer with more of a mixed look rather than the cookie cutter type development. He presented the commission with sample drawings of types of development currently in the Oaks of Buena Vista and Midtown Oaks Subdivision. Mr. Gillian stated that revised access points are under review by the Engineering Department, sewer connection is not available at this time and he is inquiring with the city about providing a pump station. Mr. McAuley asked if there were any concerns with traffic from the Police and Engineering Departments review. Mr. Duke stated that in the original submission of the subdivision the city objected to a connection to Moses Road. There has been approval previously for an emergency access. He stated that the more the property has been reviewed the city staff has determined that a public street intersection to Moses Road mid-way between Upper Kingston Road and Martin Luther King, Jr. Drive would be acceptable access. He stated that improvements to Martin Luther King, Jr. Drive with a left hand turn lane and possibly a slip lane creating a continuous flow would address congestion issues during peak hours. Mr. McAuley moved to hold the sketch plan and zoning recommendation. Mrs. Carpenter seconded the motion. The motion to hold passed unanimously. New Business: 3. Zoning Amendment: Article 3, Prattville Zoning Ordinance (BZA) Petitioner: City of Prattville Planning Commission Representative: Tim Smith, Chairman Mr. Duke presented the request for zoning amendment to Article 3, Prattville Zoning Ordinance. He stated that there are presently two clauses in the article dealing with the Board of Zoning Adjustment (BZA) and they are inadequate in helping the board resolve certain issues that arise. He stated that the proposed amendment would provide guidance for the BZA on how to deal with each case it hears. The amendment is consistent with state law and good planning practice and was requested by the BZA. The Commission committee that studied this amendment made recommendation for approval. Chairman Smith opened the hearing for public comments. There were none. The public hearing was closed. Mr. McAuley spoke as representative of the committee to review the proposed amendment to Article 3. He stated that the proposed changes are a great improvement to the ordinance and would be help the BZA. Chairman Smith acknowledged an email (made a part of the minutes) from Mr. Gerald Cimis, BZA Member, who is in favor of the proposed amendment. Approved 2/16/17 Prattville Planning Commission January 19, 2017 Minutes Page 3 of 3 Councilman Cables introduced a resolution recommending approval for the zoning amendment of Article 3, Prattville Zoning Ordinance (BZA) and moved for its approval. Mr. Gardner seconded the motion. After no further comments, the vote was called. The motion to recommend approval passed unanimously. 4. Zoning: T-2 (Mobile Home Parks) Location: Rice Park Circle Petitioners: Jerry W. Rice & Susan D. Rice, William S. Rice, William A. Flowers, Nelda F. Sorrells, and Angela G. Flowers Representative: Joe Flowers Mr. Duke presented the zoning request to zone Rice Park Circle to T-2 which allows for a Mobile Home Park. He stated that the property is located west of Highway 82 off Indian Hills Road. The requested zoning reflects what is currently located on the property; a mixture of site-built and mobile homes. He stated that the property was annexed into the city limits in 2001. The area is on septic system and has no expectation for connecting to city sewer. Chairman Smith opened the hearing for public comments. Jerry Rice, owner of Rice Trailer Park, stated that he is requesting the zoning to be able to replace deteriorated homes with newer ones. William Flowers, 1398 Rice Park Circle, wanted to replace mobile home on his lot. Wacile Gillespie, 1327 Indiana Hills Road, wanted to know if the proposed zoning would change her zoning. Chairman Smith explained that her zoning would not be affected with this proposed zoning, hers could only be changed if she made a request to change it. The public hearing was closed. Mr. McAuley introduced a resolution recommending approval of the zoning request to zone Rice Park Circle to T-2 and moved for its approval. Mr. Gardner seconded the motion. Mr. Duke stated that the proposed zoning would not be creating a burden on the neighborhood. After no further comments, the vote was called. The motion to recommend approval passed unanimously. Miscellaneous Business: Mr. McAuley inquired about the status of the Glennbrooke Park Committee. Mr. Duke stated that the committee would be meeting soon to discuss the proposal by the developer. Adjourn: The meeting was adjourned at 3:59 p.m. Respectfully submitted, Alisa Morgan, Secretary Prattville Planning Commission Proposed Amendments to Article 3, Zoning Ordinance of the City of Prattville – December 2016 ARTICLE 3. - BOARD OF ZONING ADJUSTMENT Section 31. - Appointment, duties and responsibilities. A Board of Zoning Adjustment is hereby established. The appointment, procedure, powers and action of said Board of Zoning Adjustment shall be governed and controlled by Title 11, Chapter 52, Sections 80 and 81, Code of Alabama, 1975, as the same may be amended. Section 32. – Board Procedures The Board of Zoning Adjustment shall adopt rules and procedures in accordance with state law and the provisions of this article. Board rules and procedures shall specific the selection of officers and their terms; the meeting dates, times and procedures; the format and content of applications to the Board; the format of and timeframe for hearing notices; and the maintenance and retention of board records. Section 33. Section 3. - Powers and Duties. The Board of Adjustment shall have the following powers as defined by Section 11-52-80 of the Code of Alabama, 1975, as amended. a. Administrative Appeals. To hear and decide appeals where it is alleged there is error in any order, requirement, decision or determination made by the Enforcing Officer acting under the authority of this ordinance. b. Variances. To hear and decide appeals for a variance from the provisions of this ordinance where, owing to special conditions, a literal enforcement of such provisions would result in unnecessary hardship, but where the spirit of the ordinance can be observed and substantial justice done. c. Uses-on-Appeal. To hear and decide uses-on-appeal as provided in Article 1, Sections 4 and 5. Section 34. – Administrative Appeals a. The Board of Zoning Adjustment shall hear and decide appeals where it is alleged that an error exists in any order, requirements, decision or determination made by the Enforcing Officer in the interpretation or enforcement of this ordinance. b. Appeals to the Board of Zoning Adjustment may be taken by any person or by any officer, department, board, or bureau of the City of Prattville aggrieved or affected by any zoning-related decision of the Enforcing Officer. c. All appeals shall be filed in writing on forms prescribed by the Board and made available by the Enforcing Officer. Any such appeal shall be filed with the Board and the Enforcing Officer within a reasonable time period, as defined by the Board, of the date of the decision being appealed. The Enforcing Officer shall present to the Board all of the papers constituting the record upon which the action appealed was taken. The Board shall select a reasonable time and place for hearing the appeal. Notice of the hearing to the public and the parties in interest shall be provided in accordance with board rules and procedures. d. An appeal stays all proceedings in furtherance of the action appealed therefrom, unless the Enforcing Officer certifies to the Board after the notice of appeal has been filed that by reason of facts cited in such certification a stay would, in the Enforcing Officer's opinion, cause imminent peril to life or property. In such case, proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board or by a court of record. e. In exercising the power of administrative review the Board must apply, not vary, the terms of this ordinance. f. The Board may affirm, reverse wholly or in part, or modify the Enforcing Officer’s decision, order, or determination as in its opinion ought to be done, and to that end shall have all the powers of the Enforcing Officer. Section 35. – Uses-on-Appeal a. The Board of Adjustment shall hear and decide requests for approval of uses permitted on appeal as defined by Article 1, Section 4 and non-conforming uses as defined by Article 1, Sections 4 and 5. b. Uses-on-Appeal shall require the submission of an application to the Board. The application shall be filed according to rules and submission requirements published by the Board. c. Notice of the scheduled hearing shall be to the applicant and other interested parties in accordance with board rules. d. The Board shall review the application for compliance with this ordinance and all other applicable codes and ordinances of the City. The Board shall make written findings determining that the proposed use-on-appeal will not: 1. Be contrary to the public interest and will insure that the spirit of this ordinance is observed; 2. Permit the establishment of a use prohibited in the zoning district; or 3. Cause a substantial adverse impact on property or improvements in the vicinity or in the district in which the proposed use is located. e. The Board may impose such conditions for approval that it deems necessary in the particular case to protect the public interest and the intent of the Comprehensive Plan and this ordinance. Such conditions shall apply to the land, structure, and use for which the use-on-appeal is granted and not to a particular person. Violations of conditions lawfully attached to any use-on-appeal shall be deemed to be violations of this ordinance. f. Any approval granted by the Board for a use-on-appeal shall pertain solely to that specific use at the location specified in the application. Such approval shall not be transferable to another use at that location or the same use at another location. g. A use-on-appeal granted by the Board shall lapse and be of no effect if, after the expiration of one (1) year from the date of such action by the Board, no construction or change in use pursuant to such use-on-appeal has taken place. The Board may, for good cause shown, specify a longer period of time in conjunction with its approval to grant the use-on-appeal. Section 36. – Variances. a. The Board may authorize upon appeal in specific cases such variances from the terms of this ordinance as will not be contrary to the public interest, where, owing to special conditions, a literal enforcement of the provisions of this ordinance will result in unnecessary hardship, and so that the spirit of the ordinance shall be observed and substantial justice done. b. A variance may be granted in such individual cases upon a finding by the Board that an unnecessary hardship does, in fact, exist. In no case shall the Board grant a variance that permits the land, building or structure to be occupied by a use prohibited within the zoning district in which the land, building or structure is located. c. It is the intent of this ordinance that a variance be issued only to mitigate a physical condition of a parcel of land which poses a practical barrier to its development and use conformance with this ordinance. Variances shall be limited to the minimum adjustment necessary for the reasonable use of the land. d. Before any variance is granted, the Board shall make written findings certifying the existence of the following standards. 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands structures, or buildings in the same district. 2. That a literal interpretation of the ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the ordinance. 3. That special conditions do not result from actions of the applicant (self-imposed hardship); 4. That granting of the variance will not confer any special privilege on the applicant that is denied by this ordinance to other lands, structures, or buildings in the same district; 5. That granting of the variance is in harmony with the intent and purposes of the ordinance; 6. That the variance will not adversely affect surrounding property, the general neighborhood, or the community as a whole; 7. That no non-conforming use of neighboring lands, structures, or buildings in the same district, and no permitted or non-conforming use of lands, structures, or buildings in other districts were considered as a basis for the issuance of a variance; 8. That the variance will not allow the establishment of a use not permissible under the terms of the ordinance in the district involved, or any use expressly or by implication prohibited by the terms of the ordinance in said district. 9. The variance requested is the minimum adjustment necessary to enable the legal use of the land, building or structure. e. A variance granted by the Board shall lapse and be of no effect if, after the expiration of one (1) year from the date of such action by the Board, no construction pursuant to such variance has taken place. The Board may, for good cause shown, specify a longer period of time in conjunction with its action to grant the variance. Section 37. - Rehearing. a. All decisions rendered by the Board of Adjustment shall be final and binding upon all parties. No appeal of an administrative decision, or decision on an application for a variance or a use-on-appeal shall be reheard, and no further application shall be accepted once a decision has been rendered except under one or more of the following conditions: 1. New evidence or information pertinent to the request has been discovered which was not available to the applicant at the time of the original hearing. 2. The decision resulted from an error in procedures required by this ordinance or State law and made by the Board, the Enforcing Officer, or any other city official. 3. The decision resulted from an error in substantive law under the provisions of this ordinance or the Code of Alabama, 1975, as amended. b. Where no error is alleged and no new evidence is available, a new or more effective presentation by the applicant shall not constitute grounds for rehearing a decision of the Board. c. Any applicant wishing a rehearing shall appear before the Board in accordance with the regular application and hearing procedure to present one or more of the qualifying conditions listed in Section 37.a. d. If the Board finds, by affirmative vote of four members, that one or more of the qualifying conditions exist, the applicant may submit a new application. This new application shall be heard at a subsequent board meeting, and shall be subject to all regular advertising and procedural requirements. Allowing a new application and hearing does not obligate the Board to grant the requested action. Section 38. - Appeals Final judgments or decisions by the Board of Zoning Adjustment may be appealed as specified by Section 11-52-81 of the Code of Alabama, 1975, as amended. Written notice of appeal must be filed with the Board within fifteen (15) days following the decision by the Board. CITY OF PRATTVILLE Planning Commission Planning Department Staff Report ZONING APPLICATION Various Properties – Rice Park Circle Zoning Case – ZN-2017-02 – FAR to T-2, Mobile Home Parking Area. January 17, 2017 PROPOSED DEVLOPMENT Petitioners: Jerry W. Rice, Susan Rice, William S. Rice, William A. Flowers, Nelda F. Sorrells, and Angela G. Flowers Property Owners: Same as petitioner Agent: N/A Location: Various addresses on Rice Park Circle - north side of Indian Hills Road, approximately 1,080 feet west of U.S. Highway 82 Bypass Development Status and History Submission Status: Applicants have requested the rezoning of 12.98 acres containing 11 parcels on Rice Park Circle from FAR, Forest Agriculture Recreation to T-2, Mobile Home Parking Area. Lots contains a mixture of site-built and manufactured residential units. Applicants have requested the zoning change to allow re- placement and placement of manufactured homes on the properties. Previous Approvals: Area annexed in its current configuration in 2001. No previous development plans are on file for the subject tract. Conditions of Previous Approvals: N/A. Page 2 of 6 Property Configuration Acreage: 12.98 acres Proposed Number of Lots and Configuration: Rezoning request is not accompanied by a formal development plan. Proposed Uses: Mixture of single-family residential units and manufactured housing units. Consistency with Adopted Future Land Use Plan The Future Land Use Plan/Map in Section 2.2 of the Prattville Comprehensive Plan adopted by the Planning Commission on January 21, 2010 shows the subject property as “Low Density Residential”. The requested zoning to T-2, Mobile Home Parking Area is consistent with the adopted plan. Current Zoning: FAR, Forest Agriculture Recreation – USES PERMITTED: General and specialized farming, forestry and agricultural uses, except commercial feed lots; roadside stands for the sale of produce raised on the farm premises. Conservation areas and structures for the development, protection, preservation and conservation of open space, watersheds, water, soil, forest and wildlife resources. Parks, playgrounds, play fields, general recreation facilities, golf courses and clubhouses. Single- family detached dwellings. Accessory structures or use customarily incidental to any of the aforementioned permitted uses. Home occupations only in accordance with the provisions specified in Article 6 USES PERMITTED ON APPEAL: Churches and other places of worship, schools offering general education courses, clubs not conducted for profit, outdoor advertising signs and structures, plant nurseries and greenhouses, hospitals, sanitariums, nursing homes and orphanages, resorts, campgrounds, riding academies and stables, airports, sanitary landfills, quarries, railroad rights-of-way, cemeteries, and essential community Page 3 of 6 facilities. Accessory structures or uses customarily incidental in any of the aforementioned conditional uses. USES PROHIBITED: All uses not permitted or permitted on appeal are prohibited FAR Minimum Lot Size 40,000 ft 2 Minimum Width at Building Line 150 feet Maximum Lot Coverage 20% Front Setback 50 feet Rear Yard 40 feet Side Yards 10 feet MAXIMUM HEIGHT: 35 feet. Proposed Zoning: T-2, Mobile Home Parking Area – USES PERMITTED: Permanent or temporary parking for mobile homes. Any use permitted or permitted on appeal in the R-4 residential district and subjected to all district requirements of an R-4 district as specified in Section 71 hereof. USES PERMITTED ON APPEAL: Same as T-1 district. (from T-1) - Customary home occupations; public utility structures, such as electric substations, gas metering stations, sewage pumping stations and similar structures; general hospitals for humans, except primarily for mental cases; churches; cemeteries; semipublic buildings, golf courses; municipal, county, state, or federal use; kindergartens, nurseries, nursery schools, day care centers, and private schools. USES PROHIBITED: Commercial and industrial uses, including parking lot or parking areas in connection with these uses; double parking or connection of two or more Page 4 of 6 mobile homes except that two mobile homes with totally identical exterior finishes may be connected under one roof. T-2 Minimum Lot Size 7,500 ft 2 Minimum Width at Building Line 60 feet Maximum Lot Coverage 40% Front Setback 25 feet Rear Yard 10 feet Side Yards 10 feet/6 feet Surrounding Developments and Uses: North: Single-family residential structures South: Single-family residential structures and manufactured housing East: Single-family residential units West: Undeveloped property and single-family residential units. Street Extensions or New Streets: None proposed. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP City Planner Site Visits Conducted: Various times during November 2016 and December 2016 Recommendation: Proposed rezoning is consistent with existing development pattern in the neighborhood. The mixture of site-built and manufacturing housing appears to be an acceptable pattern to the residents and property owners. Area annexed into the city in 2001. Single-family residential uses, site-built units and manufactured homes have been the persistent land use Page 5 of 6 in the neighborhood prior to and since annexation. Proposed zoning will permit replacement of older manufacture housing units not permitted under current zoning. Planning staff recommends approval of the application. Staff Comments: Property Evaluation – The subject area encompasses 11 individual lots containing a mixture of site built and manufactured housing units. Six of the parcels comprise the Rice Mobile Home Park containing 20 manufactured homes and 2 site built homes. The subject area is located approximately 450 feet north of Indian Hills Road and extends approximately 3,400 further north. The Rice family owns two additional lots fronting Indian Hills Road, which are not included in the current request. The majority of the subject area is not visible from Indian Hills Road. A review of aerial photography available in the city archives and from the U. S. Geological Survey since 1975 shows the configuration and composition of housing on Rice Park Circle to relatively unchanged over the forty-two period. The manufactured home park and individual lots are served by the Prattville Water Works Board and private septic systems. Compatibility with Neighborhood – A quick review of the Location Map and the neighborhood immediately surrounding the subject property shows a mixture of site built and manufactured housing. A review of aerial photography overtime shows little change in the number of units, whether site-built or manufactured homes. The area has seen little change since it was annexed into the city limits in 2001. The consistency of this pattern suggests it is generally accepted by the neighborhood property owners and residents. As indicated by the aerial photograph records, the Rice Mobile Home Park has been in operation for several decades. Many of the units in the park were manufactured before the adoption of modern codes and have deteriorated over time. Under the current zoning, the park owner is prohibited from replacing deteriorated or obsolete units. With periodic repairs to the existing units, the existing park may continue under the current zoning designation as a legal non-conforming use. If designated T-2, the park owner would be permitted to replace the deteriorated homes with newer units. The same legal non-conforming situation exists for the other parcels included in the zoning request. Owners are not currently permitted to replace obsolete or deteriorated units. If the zoning application is approved, the city’s minimum requirements for mobile home lots will apply and units may be replaced. Since city sewer will not be extended along Indian Hills Road in the near term, the Rice Park Circle area will continue to use private septic systems. While the T-2 designation permits a higher number of units per lot than allowed under FAR, the state regulations for septic tank installation and use will maintain the unit density near current levels. Overall, classifying the Page 6 of 6 subject area as T-2 will provide the owners an opportunity to improve their property while maintaining the historic unit density and intensity of the land use. The proposed zoning change will have negligible impact on the surrounding neighborhood. Consistency with Comprehensive Plan - On January 21, 2010, the Planning Commission adopted an updated Prattville Comprehensive Plan. The Future Land Use Plan and Map in Section 2.2 of the document shows the subject parcels as “Low Density Residential” (See Attachment C). As stated on Page 2.14, “Low Density Residential refers to single family homes on single lots, usually at least one-sixth of an acre or larger. These lots have front, side and rear setbacks, and will only in very rare cases abut a land use other than single- family or greenspace. Target densities would not exceed eight units per acre.” The development pattern along Rice Park Circle and many of the surrounding parcels differs from the concept of single units per lot, but it meets the land use and density targets for Low Density Residential. The existing zoning designation of FAR and the requested T-2 are consistent with adopted land use plan for this area. ATTACHMENTS A. Location Map B. Future Land Use Maps – Subject Property Indicated HWY 82 BYP W W 4TH ST INDIAN HILLS RD RICE PARK CIR HWY 82 W ALLENVILLE RD MORNING VIEW DR HIGH PL 718 W 4TH ST 726 W 4TH 724 W ST 4TH ST 711 W 4TH ST 705 W 4TH ST 701 W 4TH ST 709 W 4TH ST 1503 HIGH PL 1504 HIGH PL 728 W 4TH ST 720 W 4TH ST 1345 HWY 82 W 1335 HWY 82 W 1339 HWY 82 W 819 FAIRWOOD DR 837 FAIRWOOD DR 839 FAIRWOOD DR 831 829 FAIRWOOD FAIRWOOD DR DR 833 FAIRWOOD DR 821 FAIRWOOD DR 825 FAIRWOOD DR 909 MUIRFIELD DR 1315 HWY 82 BYP W 1309 HWY 82 BYP W 1321 HWY 82 BYP W 1334 RICE PARK CIR 1274 RICE PARK CIR 1478 RICE PARK CIR 1314 RICE PARK CIR 1376 RICE PARK CIR 1378 RICE PARK CIR 1398 RICE PARK CIR 1603 GUIDING WAY LN 1604LN GUIDING 1602 GUIDING WAY LN WAY 1333 INDIAN HILLS RD 1337 INDIAN HILLS RD 1353 INDIAN 1351RD HILLS INDIAN HILLS RD 1354 1348RD INDIAN INDIAN HILLS HILLS RD 1339 INDIAN HILLS RD 1346 INDIAN HILLS RD 1319 INDIAN HILLS RD 1410 MORNING VIEW DR 1407 MORNING VIEW DR 1327 INDIAN HILLS RD 1347RD INDIAN HILLS RD 1343RD INDIAN HILLS 1335RD INDIAN HILLS 1331 INDIAN HILLS 1330 INDIAN HILLS RD 1311 INDIAN HILLS RD 1349 INDIAN HILLS RD 1409 MORNING VIEW DR 1310 INDIAN HILLS RD 1334 INDIAN HILLS RD 1350 INDIAN HILLS RD Text ² Aerialfeet March photography 2010 date: 1 inch = 300 Legend County Tax Parcel BUILDING_FOOTPRINT 2010 Building Footprint 2005 LOCATION MAP CITY-WIDE SePctLioAnNS 2 . 2 P R O J E C T P R ATTVILLE T H E N E X T C H A P T E R P R O J E C T 2.PRATTVILLE11 Figure: 2.1 - Future Land Use Low-Density Residential Medium-Density Residential Commercial Industrial Institutional Mixed-Use - Transitional Mixed-Use - Commercial Mixed-Use - Residential Conservation & Greenspace LEGEND: I N T E R S T A T E 6 5 E A S T M A I N S T . / C O B B S F O R D R D . H W Y . 1 4 W E S T U S 3 1 S O U T H U S 8 2 U P P E R K I N G S T O N PROPOSED FARREZONING TO T-2 ZN-2017-02 Flowers - Rice Rezoning - ZN-2017-02