1604 - April 21
Planning & Development Department
102 West Main Street Prattville, Alabama 36067 334-595-0500 334-361-3677 Facsimile
planning.prattvilleal.gov
C ITY O F P RA TTV ILLE
P LA N N IN G C OMM IS S IO N
A GEN D A
April 21, 2016
3:00pm
Call to Order:
Roll Call:
Mayor Gillespie, Councilman Whiteside, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter,
Mr. Hindman, Mr. McAuley, and Mr. Nelson.
Minutes:
February 18, 2016 and March 17, 2016
Old Business:
None
New Business:
1. Zoning Amendment: B-3 (Community Shopping) to B-2 (General Business)
Location: 225 North Memorial Drive
Owner: Executive Court, Inc.
Representative: Greg Gillian
Public Hearing
District 7
Miscellaneous:
Adjourn:
CITY OF PRATTVILLE PLANNING COMMISSION
MINUTES
April 21, 2016
Call to order:
Vice-Chairman Reuben Gardner called the meeting to order at 3:05 p.m.
Roll Call:
The secretary called the roll.Present:Mayor Bill Gillespie,Councilman Gary Whiteside,Vice-
Chairman Reuben Gardner,Mrs. Paula Carpenter,Mr. Mark Hindman and Mr. Bobby Nelson.
Absent:Chairman Tim Smith,Chief Dallis Johnson,and Mr.Roy McAuley.
(Quorum present)
Staff present:Mr.Joel Duke,City Planner and Ms.Alisa Morgan, Secretary.
Minutes:
Mrs.Carpenter moved to approve the minutes of the February 18, 2016 and March 17, 2016
meetings.Councilman Whiteside seconded the motion.
The motion passed unanimously.
Old Business:
None
New Business:
1.Zoning Amendment: B-3 (Community Shopping) to B-2 (General Business)
Location: 225 North Memorial Drive
Owner: Executive Court, Inc.
Representative: Greg Gillian
John & Greg Gillian, petitioners, presented the request to amend the zoning of 2.21 acres of property
located next to 225 North Memorial Drive from B-3 to B-2. He stated that the amendment to B-2
would allow them to expand their operation of the current storage facility in that location.
Vice-Chairman Gardner opened the public hearing. There were none to speak. The hearing of
public comments was closed.
Mrs. Carpenter introduced a resolution recommending approval of the re-zoning of Executive Court,
Inc.2.21 acre vacant property on the west side of N. Memorial Drive and moved for its approval.
Mr.Nelson seconded the motion.
Mr. Duke provided the staff report for the rezoning request of the Gillian property. He stated that
the proposed zoning to B-2 is appropriate and matches the Future Land Use Plan
The motion to approve was passed unanimously.
Miscellaneous Business:
Adjourn:
The meeting was adjourned at 3:22 p.m.
Respectfully submitted,
Alisa Morgan,Secretary
Prattville Planning Commission
CITY OF PRATTVILLE
Planning Commission
Planning Department Staff Report
REZONING
APPLICATION
Gillian Property – West Side N. Memorial Drive,
adjacent to 225 N. Memorial Drive and north of
Prattville Square Shopping Center
Rezoning – RZ-2016-02 – B-3, Community
Shopping to B-2, General Business.
April 19, 2016
PROPOSED DEVLOPMENT
Petitioner: Executive Court, Inc.
Property Owner: Executive Court, Inc.
Agent: Larry E. Speaks and Associates, Inc. (Greg Gillian)
Location: Vacant 2.21 acre parcel on west side of N. Memorial Drive,
between 225 N. Memorial Drive and Prattville Square
Shopping Center. Please see Attachment A.
Development Status and History
Submission Status: Applicant is requesting rezoning of 2.21 acres of vacant
property from B-3, Community Shopping District to B-2,
General Business.
Applicant has not indicated a specific use of the property
other than allowing it to be marketed for commercial uses
Previous Approvals: No previous development on the subject tract. Property is
currently vacant.
Conditions of Previous
Approvals:
N/A.
Property Configuration
Acreage: 2.21 acres
Page 2 of 5
Proposed Number of Lots
and Configuration:
Rezoning request is not accompanied by a formal
development plan.
Proposed Uses: Commercial uses (from application).
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 “Mixed Use – Residential”. The proposed
commercial zoning is consistent with the plan. Plan
consistency is discussed in greater detail in the staff
analysis.
Current Zoning:
B-3, Community Shopping District
USES PERMITTED: Any community type retail stores and
markets including the following types of retail business:
supermarkets, general merchandise, apparel, furniture,
household and hardware, radio and television, drug and
sundries, jewelry and gifts, florist, sporting goods, pet shops,
banks, theaters, dry cleaning and laundry pickup stations,
barber and beauty shops, shoe repair, delicatessen and variety
(5 and 10), business recycling facilities.
Must have access to major artery.
USES PERMITTED ON APPEAL: Community recycling
facilities and community recycling receptacles.
USES PROHIBITED: Any use prohibited in the B-2 (General
Business) District.
MINIMUM LOT SIZE: It is the intent of the ordinance that lots
of sufficient size be used for any business or service use to
provide adequate parking and loading space in addition to the
space required for the other operations of the business or
service.
MINIMUM YARD SIZE: At least 35 feet from all property lines.
MAXIMUM HEIGHT: 35 feet or 2 stories.
MAXIMUM BUILDING AREA: 20% of total lot area.
Page 3 of 5
Proposed Zoning:
B-2, General Business District –
USES PERMITTED: Any retail or wholesale business or
service not specifically restricted or prohibited. Major auto
repair; funeral homes; places of amusement and assembly;
business recycling facilities, community recycling facilities and
community recycling receptacles; any use permitted in a B-1
Local Shopping District.
USES PERMITTED ON APPEAL: Animal clinics, hospitals or
kennels, dry cleaners and laundries. Manufacturing incidental
to a retail business where articles are sold at retail on the
premises, not specifically prohibited herein. Any use permitted
or permitted on appeal in the R-4 Residential District, and
subject to all district requirements of an R-4 District as specified
in Section 71, hereof.
USES PROHIBITED: Stockyard; live animal or poultry sales;
coal yard; lumber yard or mill; auto wrecking; gasoline, oil or
alcohol storage above the ground in excess of five hundred
(500) gallons; grist or flour mill; ice plant; junk, scrap paper, rag
storage or baling; stone or monument works; mobile homes,
house trailers, trailer courts or camps.
MINIMUM LOT SIZE: It is the intent of the ordinance that lots
of sufficient size be used for any business or service use to
provide adequate parking and loading space in addition to the
space required for the other operations of the business or
service.
MINIMUM YARD SIZE: None specified.
MAXIMUM HEIGHT: 65 feet or 5 stories.
Surrounding Developments
and Uses:
North: Mini-warehouses and office development
South: Prattville Square Shopping Center
East: Retail and office development (Domino’s Pizza)
West: Crestview Senior Cottages apartments
Street Extensions or New
Streets:
None proposed. Access provided available to N.
Memorial Drive – south bound lanes
Page 4 of 5
Water and Sewer: Adequate potable water service is available to the site
from the Prattville Water Works Board.
City of Prattville sanitary sewer mains are available to
serve the property from the south and west.
PLANNING STAFF EVALUATION
Reviewed by: Joel T. Duke, AICP
City Planner
Site Visits Conducted: Various times during April 2016
Recommendation: No objection to proposed rezoning. Current and proposed
zoning are basically consistent with Comprehensive Plan,
and surrounding zoning. Possible uses will be limited by
available access and size of the lot.
Staff Comments:
Access Limitations – The subject 2.21 acre parcel is located in a median divided section
of N. Memorial Drive. The roadway section also functions as a transition zone from a four
lane section to the south and two lane section to the north. As a federal highway (U.S. 31),
access to the roadway is managed by the Alabama Department of Transportation (ALDOT).
Current access management rules adopted by the ALDOT suggests that the site will be
limited to driveways with only right-in/right-out access. The anticipated access restrictions,
and the relatively small size of the lot, will limit its desirability and its suitability for commercial
uses.
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 “Mixed Use - Residential” (See
Attachments C and D). As stated on Page 2.15, “… mixed-use projects are more
sustainable, in terms of performance and utility, than single-use counterparts. They also
provide for more extended levels of activity, creating an atmosphere that is more conducive
to public safety and security. The addition of this land use category can help the city satisfy
an as-yet unmet demand for a variety of housing types, and do so in a format that is
consistent with the popular vision.” The 2010 Comprehensive Plan envisioned the creation
of non-traditional zoning districts that allowed a mixture compatible uses. The mixed use
districts would encourage a development pattern more in tune with the manner in which
Page 5 of 5
cities have historically evolved. The Mixed Use – Residential designation allows uses aimed
at encouraging and supporting residential development of all types and densities. In this
mixed use area, commercial uses are expected and needed to support residential growth.
It is anticipated that commercial uses will be located along the transportation corridors, but
accommodating to nearby residential uses. Until the zoning ordinance is amended to create
true mixed use zoning districts, the commercial components of the “Mixed Use –
Residential” designation may be achieved through use of current commercial districts and
careful site design. The existing and proposed zoning designations for this property are both
appropriate and consistent with the adopted plan.
ATTACHMENTS
A. Location Maps
B. Current Zoning Map
C. Future Land Use Maps – Subject Property Indicated
D. Planning District 4 – Prattmont – excerpt from Comprehensive Plan
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1 inch = 200 feetAerial photography date: March 2010
Legend
County Tax Parcel
Text
LOCATION MAP
REZONINGRZ-2016-02
B-3 to B-2
Proposed Rezoning
B-3 to B-2
E 6TH ST
TILL ST
W R IG H T S T
WETUM P KA ST
G IL L E S P IE S TWOODVALE RDFAIRVIEW AVEN MEMORI
AL DRTEW ST
G IP S O N S T
WALKER ST
MAGNOLIA DR
NEW TON STODELL STSPENCER STPRIM ROSEDRN NICHOLS ST
TILL CT
JUNIPERCT
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CHOLS STCHESTER ST PARK STBUCKNERSTTEW CT
BOOTH ST
TRINITY CHURCH
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AM CTS MEMORIAL DRPINECREST STGARDENIACT
S WILDWOOD DRN WILDWOOD DRKATHLEEN CT SHADOW LNMAGNOLIA CTCITY OF PRATTVILLEALABAMA
Proposed Rezoning RZ-2016-02B-3 to B-2
PARCELS_SEPT2015
R-1
R-2
R-3
R-4
R-5
R-6
RD-1
B-1
B-2
B-3
B-4
O-1
M-1
M-2
T-1
T-2
T-3
F.A.R.
HOMEPLACE P.U.D.
µ
300 0 300150
Feet
Proposed RezoningExecutive Court, LLCB-3 to B-2
CITY-WIDE PLANSS e c t i o n 2 . 2
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P R O J E C T PRATTVILLE2.11
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:
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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
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1
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82UPPER KINGSTON
CITY-WIDE PLANSS e c t i o n 2 . 2
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P R O J E C T PRATTVILLE2.15
to more than a parcel in depth. It allows maximum
Industrial. In this instance, the designation
resource-intensive uses that by and large need to be
appreciably separated from most other land uses,
the sub-category often known as “light industrial”,
and addresses it within some of the new Mixed-Use
categories. It is anticipated that there will be minimal
to the south, where the existing International Paper
facility has established some level of precedent.
Institutional. Very similar to the standing designation,
this is reserved for government facilities, schools,
churches, etc. In most cases, this has been applied
to large, existing institutional locations, with the idea
that future institutional development may occur under
another useon a site-by-site basis .
Mixed-Use – Commercial. As its name suggests, this is
a mixed-use category with a focus on commercial. It
implies a rezoning, within the framework of which would
It is geared towards the redevelopment of existing
commercial areas, so that there would not be a large
net gain in retail, while additional complementary
uses would be added.
Mixed-Use – Residential. With the High Density
Residential category removed from the legend in this
version of the plan, this new category provides for
that level of development, but in a mandated mixed-
use format. As a rule, mixed-use projects are more
sustainable, in terms of performance and utility, than Sample images, clockwise from top left: Commercial; Heavy industrial; Institutional; Mixed-use commercial
CITY-WIDE PLANSS e c t i o n 2 . 2
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P R O J E C T PRATTVILLE2.16
and all riparian and undisturbed areas in addition to
most part, existing parks within the existing city limits,
actively sought out and that all other land use categories
include allowances for the inclusion of greenspace.
and Trails Network.
Agricultural (Removed). Currently, approximately
14% of the acreage within the city limits is being used
for agriculture. It is anticipated that over the coming
decades, this number will only shrink, and very likely
disappear entirely, based on current growth projects.
As such, this category was eliminated from the legend,
though this by no means mandates the active removal
of agricultural uses from within the city boundary.
single-use counterparts. They also provide for more
extended levels of activity, creating an atmosphere
that is more conducive to public safety and security.
The addition of this land use category can help the
city satisfy an as-yet unmet demand for a variety of
housing types, and do so in a format that is consistent
with the popular vision.
Mixed-Use – Transitional. This is a very targeted
broad range of redevelopment types while limiting
additional retail that might soften the existing market.
The two primary applications would be the Old Farm
Lane corridor, and Home Place. 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
densities), hospitality, institutional, light industrial,
be accommodated, but at a very limited scale, and of
a purely local-serving variety.
Conservation & Greenspace. Only slightly different
from the nomenclature of the existing Parks & Open
Space designation, this category seeks to include any
Sample images, left to right: Mixed-use residential; Mixed-use transitional; Conservation & Greenspace
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Vision.
challenge grew between the acknowledgement
that the area would in fact need to be redeveloped
somehow and the realization that physical and market
constraints would make any redevelopment tricky.
The vision for Prattmont needed to be teased out
during multiple meetings, and eventually took shape
by addressing two different conditions: The “center”
(the commercial parcels and large strip centers around
the “corridor” (the narrow strip of commercial land
extending south towards 82).
For the center, the vision is fairly straightforward.
Targeting the aging sites, especially the large
commercial centers, these would be redeveloped in
reduced (but not eliminated), while the opportunity
for increased density and a variety of different uses
would add customer base and long-term stability to
the projects. It would be important as well to ensure
that the new developments were well connected into
the surrounding neighborhoods, whether by selected
of all of them.
of reasons outlined below. However, the general
sites as the opportunities presented themselves. Land
Use would be geared towards multi-family and smaller
scale commercial, while looking for a track in which
efforts might be undertaken, provided the median
sightline issues could be navigated.
Planning District Four - Prattmont
E A T A I T .
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P R O J E C T PRATTVILLE2.54
Existing considerations. In the centers, the primary
Pratt Plaza and the strip malls anchored by the Winn-
Dixie (across from Pratt Plaza) and Dollar General (at
late-generation tenants. Any and all of these could
redevelop over time.
As mentioned above, the corridor section of District
Four had more constraints for laying out a new vision:
what is in most cases an immediate adjacency to
established single family neighborhoods. These
residential areas are not compatible with denser,
make this a less attractive area for redevelopment,
unless multiple parcels are consolidated, or unless
the City proactively makes improvements.
From a standpoint of amenities, the area is also
somewhat underserved by greenspace, though there
the real issue is just outside the district, to the west.
the surrounding local street network. As suggested in
an earlier section of this report, additional modes are
likely needed to ameliorate the logjam.
Future development. The following graphics illustrate
how the vision for Prattmont might develop over the
next few decades. The ideas represented in these
drawings are not binding, they merely show a typical
manner in which redevelopment might occur in the
District, so that it would be in keeping with the vision
laid out in Project Prattville.
This photo-representation (following page) shows how
an existing strip center might be redeveloped into an
integrated mixed-use neighborhood node by building
upon the out-parcels and pushing development towards
would be the continuation of the neighborhood-scale
development type out of the Downtown and into
Prattmont, thus providing a clearer link between the
two neighborhoods.
As referenced earlier in this section, the southern
portion of this District has particular challenges to
redevelopment, including a lack of depth in the
This does not, however, mean that development is
impossible or indeed unprecedented. The following
depth blocks and half-blocks that might otherwise pose
a challenge to redevelopment.
Existing strip center
PLANNING DISTRICTSS e c t i o n 2 . 3
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P R O J E C T PRATTVILLE2.55
Policies. As with some of the previous districts,
one key will be to put in place zoning that is more
accommodating to mixed-use development, especially
regulatory framework is amenable to the new growth
type before the economy begins its rebound. An
additional, but not necessarily parallel, effort might
The appearance of blight often begets real blight,
and landscaping projects often pay off handily in
prohibitive to implement a brick-paver standard akin
to the one installed downtown, a coordinated planting
effort would achieve much of the desired effect,
especially if the central median can be included. A
related, if somewhat more expensive, project might be
The visual impact would be great, but depending on the
amenability of the respective provider or providers,
this has the potential to be a very expensive line
item. Finally, the addition of some sort of multi-use
path or greenway trail would not only help the general
aesthetic of the District, but would also make the
corridor more attractive to development by providing
a connection to nearby amenities like schools, parks
and retail.
P r a t t P l a z a - “ B e f o r e ”
PLANNING DISTRICTSS e c t i o n 2 . 3
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P R O J E C T PRATTVILLE2.56
P r a t t P l a z a - “ A f t e r ”
Note: All grAphic imAges
showN here Are represeNtAtive of
developmeNt poteNtiAl only, ANd
do not iNdicAte ActuAl projects
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P R O J E C T PRATTVILLE2.57 OUTH EORIAL DR.Wide front planting
strip sets housing back
Potential for multi-use
path in right-of-way
Half block sites could
utilize alley access,
and detached or
“park-under” garages
breaks up the mass
of the development
and adds valuable
greenspace
Drive courts keep
extra parking from
neighborhood streets
End units on
perpendicular
developments
should have some
architectural interest
Full-block sites reduce
drive by providing
access from internal
street network
Note: All grAphic imAges
showN here Are represeNtAtive of
developmeNt poteNtiAl only, ANd
do not iNdicAte ActuAl projects