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1405 - May 15 PLANNING & DEVELOPME NT DEPARTMENT 102 WEST MAIN STREET  PRATTVILLE, ALABAMA 36067  334-361-3613  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 May 15, 2014 3:00pm Call to Order: Roll Call: Mayor Gillespie, Councilman Boles, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter, Mr. Hall, Mr. McAuley, and Mr. Nelson. Minutes: March 20, 2014 and April 17, 2014 Old Business: 1. Rezoning: B-2 (General Business) & R-5 (Patio Garden Homes) to R-4 (Multi Family) Location: McQueen Smith Road and Cobbs Ford Road Petitioner: MHL, Inc. Held District 5 New Business: 2. Rezoning: FAR (Forest, Agricultural, Recreation) to B-2 (General Business) Location: Corner of Hwy. 82 West and Golson Road Owner: Larry R. Gentry, Evelyn Rhodes, and Marvin Gentry Representatives: The Broadway Group, LLC Public Hearing District 1 3. Preliminary Plat: Gentry Plat 1 Location: Southeast corner of Golson Road and Hwy. 82 West Owners: Marvin Gentry, Larry Gentry and Evelyn Rhodes Representative: The Broadway Group, LLC Public Hearing District 1 4. Rezoning: R-2 (Single Family Residential) to R-3 (Single Family Residential) Location: End of Honeysuckle Drive Owner: Melanie Chambliss Representative: Goodwyn, Mills & Cawood, Inc. Public Hearing District 6 5. Sketch Plan: Midtown Oaks Subdivision Location: Honeysuckle Drive, George Drive & Sunset Drive Owner: George T. Goodwyn, Jr. Representative: Goodwyn, Mills & Cawood, Inc. District 6 6. Preliminary Plat: Pigg Enterprises Plat 1 Location: 1183 South Memorial Drive Owner: Pigg Enterprises, LLC Representative: Prattville Land Surveying Public Hearing District 6 7. Final Plat: Pigg Enterprises Plat 1 Location: 1183 South Memorial Drive Owner: Pigg Enterprises, LLC Representative: Prattville Land Surveying District 6 8. Final Plat: Glennbrooke Subdivision Plat 3B Location: Pendlebrooke Drive & Barkley Street Owner: Stone Martin Builders, LLC Representative: Barrett Simpson, Inc. District 3 9. Re-Plat: Guardian Credit Union Plat 1 Location: East Main Street at Prattville East Shopping Center Owner: Florida Concepts Representative: Flowers & White Engineering, LLC District 5 Miscellaneous: Adjourn: Approved 7/24/14 Prattville Planning Commission May 15, 2014 Page 1 of 4 CITY OF PRATTVILLE PLANNING COMMISSION MINUTES May 15, 2014 Call to order: Chairman Tim Smith called the meeting to order at 3:01 p.m. Roll Call: The secretary called the roll. Present: Mayor Bill Gillespie, Chairman Tim Smith, Vice-Chairman Reuben Gardner, Chief Dallis Johnson, Mrs. Paula Carpenter, Mr. Gene Hall, Mr. Roy McAuley, and Mr. Bobby Nelson. Absent: Councilman Ray Boles. (Quorum present) Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary. Minutes: None Old Business: 1. Rezoning: B-2 (General Business) & R-5 (Patio Garden Homes) to R-4 (Multi Family) Location: McQueen Smith Road and Cobbs Ford Road Petitioner: MHL, Inc. Mr. McAuley moved to bring the rezoning request of MHL, Inc. to the floor for discussion. Mr. Gardner seconded the motion. At the petitioner’s wish to withdraw the rezoning request (letter made part of the minutes), Mr. McAuley moved to remove the item from the agenda. Mr. Gardner seconded the motion. The motion passed unanimously. New Business: 2. Rezoning: FAR (Forest, Agricultural, Recreation) to B-2 (General Business) Location: Corner of Hwy. 82 West and Golson Road Owner: Larry R. Gentry, Evelyn Rhodes, and Marvin Gentry Representatives: The Broadway Group, LLC Page Lewis of The Broadway Group, LLC, petitioner’s representative, presented the rezoning requests for property at the corner of Highway 82 west and Golson Road. She stated that the proposed use of the property was for a retail store. Chairman Smith opened the public hearing. Larry Gentry, owner of property of proposed rezoning spoke in favor of the request. Mrs. Carpenter introduced a resolution recommending approval of the rezoning of property at the corner of Highway 82 west and Golson Road from FAR to B-2 and moved for its approval. Mr. Nelson seconded the motion. Approved 7/24/14 Prattville Planning Commission May 15, 2014 Page 2 of 4 Mr. Duke presented the staff report. He stated that the proposed rezoning of B-2 was inconsistent with the Prattville Comprehensive Plan. He stated that were no other plans for the larger 127 acre tract. He stated that the primary access was not planned to come off Highway 82 but off Golson Road. He stated that the access needed to be a certain distance away from the future right of way. Ms. Lewis stated that they designed their site plans by city requirements. She stated that the driveway was 230’ from the right of way. The motion to approve passed unanimously. 3. Preliminary Plat: Gentry Plat 1 Location: Southeast corner of Golson Road and Hwy. 82 West Owners: Marvin Gentry, Larry Gentry and Evelyn Rhodes Representative: The Broadway Group, LLC Chairman Smith opened the public hearing. There were none to speak. The public hearing was closed. Mr. Gardner introduced a resolution recommending the approval of the preliminary plat of Gentry Plat 1 and moved for its approval. Mr. Nelson seconded the motion. The motion to approve passed unanimously. 4. Rezoning: R-2 (Single Family Residential) to R-3 (Single Family Residential) Location: End of Honeysuckle Drive Owner: Melanie Chambliss Representative: Goodwyn, Mills & Cawood, Inc. Brian McBrayer of Goodwyn, Mills and Cawood, Inc., petitioner’s representative, introduced the rezoning request of property at the end of Honeysuckle Drive. Mr. Duke provided the staff report for the rezoning of property located at the southern end of Honeysuckle Drive and western end of Sunset Drive. He stated that the sketch plan for the proposed property plans for 88 lots single family residential which increases the density above the existing sketch plan. He stated that R-2 zoning requires 75’ at the minimum width at building line and R-3 requires 60’ minimum width at building line. He stated that the Chairman Smith opened the public hearing. The following public comments were offered by adjacent property owners and concerned citizens who spoke in opposition to the rezoning request. The comments may be summarized as concern for the effect the proposed development would have on traffic congestion. Jimmy Cherry, 709 Stonewall Drive Robert Lloyd, 1103 Honeysuckle Drive James Waldrope, 707 Stonewall Drive James Fuller, 104 Danya Drive Kevin Karr, 1025 Gaddis Avenue Virginia Beck, 115 Danya Drive Approved 7/24/14 Prattville Planning Commission May 15, 2014 Page 3 of 4 George Goodwyn, developer of the proposed property, stated the development would improve traffic flow with new road connectivity. He stated that the revised sketch plan shows modification to proposed phasing and street alignment/connections. Mr. Duke stated that the city supports the development with the street interconnectivity. The public hearing was closed. Mayor Gillespie introduced a resolution recommending the approval of the rezoning of property located at the end of Honeysuckle Drive and moved for its approval. Mr. Gardner seconded the motion. The motion to approve passed by 7/1 vote as recorded. Favor: Mayor Gillespie, Chairman Smith, Chief Johnson, Mrs. Carpenter, Mr. Hall, Mr. McAuley and Mr. Nelson. Oppose: Mr. Gardner. 5. Sketch Plan: Midtown Oaks Subdivision Location: Honeysuckle Drive, George Drive & Sunset Drive Owner: George T. Goodwyn, Jr. Representative: Goodwyn, Mills & Cawood, Inc. Mr. McAuley introduced a resolution recommending the approval of the revised sketch plan of Midtown Oaks Subdivision and moved for its approval. Mr. Gardner seconded the motion. The motion to approve passed by 7/1 vote as recorded. Favor: Mayor Gillespie, Chairman Smith, Chief Johnson, Mrs. Carpenter, Mr. Hall, Mr. McAuley and Mr. Nelson. Oppose: Mr. Gardner. 6. Preliminary Plat: Pigg Enterprises Plat 1 Location: 1183 South Memorial Drive Owner: Pigg Enterprises, LLC Representative: Prattville Land Surveying Jessica Pigg presented the preliminary plat for Pigg Enterprises Plat 1. She stated that adjustments were made to the property line. Chairman Smith opened the public hearing. There were none to speak. The public hearing was closed. Mr. Nelson introduced a resolution recommending the approval of the preliminary plat of Pigg Enterprises Plat 1 and moved for its approval. Mrs. Carpenter seconded the motion. The motion to approve passed unanimously. 7. Final Plat: Pigg Enterprises Plat 1 Location: 1183 South Memorial Drive Owner: Pigg Enterprises, LLC Representative: Prattville Land Surveying Chief Johnson introduced a resolution recommending the approval of the final plat of Pigg Enterprises Plat 1 and moved for its approval. Mr. Nelson seconded the motion. The motion to approve passed unanimously. Approved 7/24/14 Prattville Planning Commission May 15, 2014 Page 4 of 4 8. Final Plat: Glennbrooke Subdivision Plat 3B Location: Pendlebrooke Drive & Barkley Street Owner: Stone Martin Builders, LLC Representative: Barrett Simpson, Inc. Mr. Hall introduced a resolution recommending approval of the Glennbrooke Subdivision Plat 3B and moved for its approval. Mr. Gardner seconded the motion. Mr. Duke stated that the subdivision was substantially complete and recommended approval. The motion to approve passed unanimously. 9. Re-Plat: Guardian Credit Union Plat 1 Location: East Main Street at Prattville East Shopping Center Owner: Florida Concepts Representative: Flowers & White Engineering, LLC Ken White, Jr. of Flowers & White Engineering, LLC, petitioner’s representative, introduced the replat to approve the re-plat of an existing plat for the Guardian Credit Union Plat 1. He stated that the property was located to the west of the existing Burger King off East Main Street. Mr. Duke asked that that if approval was granted that it be granted conditional to staff making adjustment of lot lines within reason once site plan is reviewed. Tom Corbit, petitioner, stated that they had no plans to move the lot lines. He stated that the adjustment will be made to the site plan to fit the proposed lot layout. Mr. McAuley moved to approve the re-plat of Guardian Credit Union Plat 1 as proposed. Mr. Gardner seconded the motion. The motion to approve passed unanimously. Miscellaneous Business: Adjourn: The meeting was adjourned at 4:28 p.m. Respectfully submitted, Alisa Morgan, Secretary Prattville Planning Commission Planning & Development Department 102 West Main Street  Prattville, Alabama 36067  334-361-3613  334-361-3677 Facsimile planning.prattvilleal.gov MEMORANDUM DATE: May 13, 2014 TO: Prattville Planning Commission FROM: Joel T. Duke, City Planner RE: May 15, 2014 - Agenda Please accept this memorandum as the Planning Department staff report for items on the May 15, 2014 agenda. 1. Rezoning - B-2 & R-5 to R-4, Pecan Ridge Subdivision, MHL, Inc. Petitioner: A request from the MHL, Inc. was received on May 12, 2014 requesting withdrawal of their application for rezoning. Recommend removing the held motion on the floor from consideration by way of a substitute motion to remove the item from the agenda. 2. Rezoning – FAR to B-2, General Business – Gentry Property – SE corner of Golson Road and U.S. Highway 82: Please see the staff report for Re-Zoning Case RZ-2014-03. 3. Preliminary Plat – Gentry Property, Plat 1 – SE corner of Golson Road and U.S. Highway 82: Please see the staff report for Re-Zoning Case RZ-2014-03. 4. Rezoning – R-2, Single-family Residential to R-3, Single-family Residential – Chambliss Property - South end of Honeysuckle Drive: See attached staff report. 5. Sketch Plan – Midtown Oaks Subdivision, South end of Honeysuckle Drive: See attached staff report. 6. Preliminary Plat: Pigg Enterprises, Plat 1: Pigg Enterprises located at 1183 S. Memorial Drive recently completed an addition to their office building. The new building straddled an existing property line. The submitted plat will shift the property line placing the modified structure within a single lot. No infrastructure is involved with the plat. Since the property is not a part an existing subdivision, both preliminary and final approval is required. Staff Recommendation: Approval. May 13, 2014 Prattville Planning Commission Page 2 7. Final Plat: Pigg Enterprises, Plat 1: Please see discussion for Item 6. Staff Recommendation: Approval. 8. Final Plat: Glennbrooke Subdivision, Plat 3B: Stone Martin Builders has completed a twenty lot final plat of the preliminary approved on August 15, 2013. The plat meets the city substantial completion requirements. Staff Recommendation: Approval. 9. Re-plat: Guardian Credit Union, Plat 1 – Adjacent to Burger King – East Main Street: Guardian Credit Union proposes to purchase a .57 acre lot within the existing Prattville East Commercial, Plat 5 subdivision. Division of the lot requires a re-platting of the subdivision. Subdivision has been presented for approval ahead of site development plan. The plat may require a different configuration to comply with review comments and instructions from city departments. Staff Recommendation: Approval with condition that plat be held until site plan approval is obtained. Miscellaneous Items: 1. College Heights/Martin Luther King Drive Neighborhood Study: The City of Prattville recently received a Community Development Block Grant from the Alabama Department of Economic and Community Affairs to conduct a neighborhood study in the College Heights area along Martin Luther King Drive. The Planning Department recently issued a Request for Qualifications in order to select a consultant to guide this planning process. I will present additional information concern the planning process and the Commission’s role during your Thursday meeting. 2. Wastewater System Work Session: I request that the Commission consider setting aside time in the near future for a work session. The primary topic of the session will be city’s wastewater treatment system, its operation, and its current and future needs. If you have any questions concerning these items, please do not hesitate to contact me. CITY OF PRATTVILLE Planning Commission Planning Department Staff Report REZONING APPLICATION Gentry Property – Southeast corner of the Golson Road/U.S. 82 intersection Rezoning – RZ-2014-03 DATE May 13, 2014 PROPOSED DEVLOPMENT Petitioner: The Broadway Group, LLC Property Owner: Larry Gentry, Evelyn Rhodes, and Marvin Gentry Agent: The Broadway Group, LLC Location: Southeast corner of the Golson Road/U.S. 82 intersection. Please see Attachment 1. Development Status and History Submission Status: Request to rezone 2.5 acres from FAR, Forest, Agriculture, Recreation to B-2, General Business. The applicant has also submitted a subdivision request to divide the 2.5 acres out of an existing 127.78 tract. The parent property surrounds all corners of the Golson Road/U.S. 82 intersection and extends southward along Golson Road approximately 2,200 feet. The parent and subject tracts are shown on Attachment 1. Applicant has indicated, and presented the Planning Department with plans for, use of the site for a single occupant retail center. Previous Approvals: No previous development on the subject or parent tract. Conditions of Previous Approvals: N/A. Property Configuration Acreage: 2.5 acres Page 2 of 4 Proposed Number of Lots and Configuration: Proposing a single lot with access to Golson Road Proposed Uses: Commercial use – retail store Consistency with Adopted Future Land Use Plan The Future Land 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 of B-2, General Business is inconsistent with the adopted plan. The future land use is discussed further in the staff comments. Current Zoning: FAR. Forest, Agriculture, Recreation. Permitted Uses: 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 Required Zoning: The proposed retail commercial use may be accommodated by the B-1, B-2, B-3 district classifications. The applicant selected B-2, General Business. Permitted Uses in B-2 Districts: 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. Page 3 of 4 Surrounding Developments and Uses: North: Vacant parcel in the city limits – zoned FAR. Outside the city limits – automobile salvage yard. Majority of property north of U.S. 82 is located in the Autauga Creek floodplain. South: Vacant, undeveloped portions of parent 127 acres – zoned FAR East: Mixture of small retail commercial, larger lot single- family residential and manufactured housing. Area is outside the city limits and un-zoned. West: Vacant, undeveloped portions of parent 127 acres – zoned FAR Street Extensions or New Streets: None proposed Water and Sewer: Adequate potable water service is available to the site from the Prattville Water Works Board. Mains are available for connection on Golson Road and U.S. 82. City of Prattville sanitary sewer mains do not extend further west than the U.S. 82 bypass. Waste water treatment will be provided by private septic system. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP City Planner Site Visits Conducted: Various times during May 2014 Recommendation: Recommend delaying a zoning recommendation until the Commission can review the impact of introducing commercial zoning the Golson Road/U.S. 82 intersection. Staff Comments: Consistency with Comprehensive Plan - The Future Land Plan/Map in Section 2.2 of the Prattville Comprehensive Plan adopted by the Planning Commission on January 21, 2010 shows the subject property and all surrounding property as Low Density Residential. On the western side of the city limits, a mixed use commercial cluster is envisioned at the West 4th Street/U.S. 82 intersection with areas further west in and out of the city limits remaining low density residential. The plan places emphasis on higher density Page 4 of 4 development, protecting neighborhoods, and preventing sprawling/leap frog growth of the city. As a result, commercial uses are directed to areas closer to the city’s existing core. Most of the stretch of U.S. 82 West between the West 4th Street intersection and Golson Road is located outside the city limits. As a result, the development pattern has been a haphazard mixture of small commercial uses, single-family residential and scattered manufactured housing. The future land use plan does not ignore the existing development pattern, but indicates the preferred pattern given the comprehensive plans overall goals and the area’s lack of sanitary sewer and the presence of the Autauga Creek floodplain on the south side of U.S. 82. Being outside the city limits, the city does regulate land uses and will have little influence over development decisions for a majority of the area. While the city has little influence along U.S. 82, all four corners of the Golson Road/U.S. 82 intersection, including the subject property, are located in the city limits and covered by the city’s land development codes. The requested rezoning to B-2, General Business is the first such request to change the density and pattern of development for this area of the city. For the last decade, the Commission has approved the sporadic development of large lot subdivisions in the area, such as Golson Place, Burton Manor and Noland Falls. Golson Road is a primary transportation route for the residents of these developments. The Golson Road/U.S. 82 intersection may be a desirable location for retail uses to serve this area. The primary questions before the Commission regarding the subject zoning request: 1. Does the request represent a significant deviation from the adopted plan, 2. If approved, will the B-2 zoning encourage further development of the Golson Road intersection for commercial development? 3. Is a commercial node needed and desired at this location? If so, what are the limits of this commercial area? While broader than the simple rezoning of the requested 2.5 acres, these questions are important to the future development of the 125 acres in the Gentry property and the general area. Zoning decisions at this location will also have implications for the city’s goals of compact development and reducing sprawl. The questions should be addressed by the Commission prior to making a recommendation to the City Council. ATTACHMENTS 1. Location Map 2. Rezoning – FAR to B-2 3. Future Land Use Maps – Subject Property Indicated CITY-WIDE PLANSS e c t i o n 2 . 2 P R O J E C TPRAT T VILLE THE NEXT CHAPTER 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: I NT 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 82UPPER KINGSTON CITY-WIDE PLANSS e c t i o n 2 . 2 � � � � � � ����� � ������ ���������������� P R O J E C T PRATTVILLE2.18 Figure: 2.2 - Extended 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 NT E R S T A T E 6 5EAST M A I N /C O B BS F O R D US 31 S O U T HH W Y 1 4 W E S TUS 8 2 CITY OF PRATTVILLE Planning Commission Planning Department Staff Report SKETCH PLAN & REZONING Midtown Oaks Subdivision RZ-2014-05 – R-2, Single Family Residential to R-3, Single Family Residential Development Plan – 140031 DATE May 13, 2014 (Revised May 19, 2014) PROPOSED DEVLOPMENT Petitioners: Re-zoning Applicant – Melanie Walthall on behalf of the Prattville Development Group. Sketch Plan Applicant - Goodwyn Builders, Inc. Property Owners: Prattville Development Group, Inc. Agent: Goodwyn, Mills, and Cawood, Inc. (Brain McBrayer) Location: Southern end of Honeysuckle Drive and western end of Sunset Drive. (see Attachment 1) Development Status and History Submission Status: Requesting rezoning of the property from R-2 to R-3 corresponding with a sketch plan for the development of 88 single-family lots. A different sketch plan for subject property was previously approved by the Planning Commission on November 17, 2005. R-2 zoning classification established in 1987. Previous Approvals: Sketch plan approved as Walthall Estates, Plat 6 on November 17, 2005. Conditions of Previous Approvals: Provide roadway connection between Honeysuckle Drive and Sunset Drive. Page 2 of 5 Property Configuration Acreage: Zoning: 24.48 acres, Sketch Plan 22.72 acres. Proposed Number of Lots and Configuration: 88 lots zoned as R-3, Single-Family Residential with typical dimensions of 65’ x 120’. All lots will face new streets constructed with the subdivision. The proposed sketch is included as Attachment 2. The subdivision contains four new streets. The central east/west street through the property is an extension of Sunset Drive terminating at an existing stub street (George Drive) connecting to Lawrence Street. 200’ long new Street A connects Sunset Drive and Honeysuckle Drive New Streets B and C branch off Sunset Drive and terminate within the site as cul-de-sacs. Honeysuckle Street is not extended through the subdivision. All streets are to be constructed within the required 50’ right-of-way for a local street. Proposed Use: Single-family residential Current Zoning: Currently zoned: R-2, Single-Family Residential Allowed Uses: Single-family units, accessory structures, and various public and semi-public uses. Minimum Lot Size: 10,500 ft2 Minimum Width at Building Line: 75’ Minimum Setbacks: F: 35’ R: 40’ S: 10’/10’ Required Zoning: Designation as R-3 district is the lowest density classification that can accommodate the specifications of the smallest lots presented. The differences between the existing and proposed districts are presented below. Allowed and conditional uses in R-3 are the same as in R- 2 with the exception of multi-family which is allowed as a use-on-appeal to the Board of Zoning Adjustment. R-2 R-3 Minimum Lot Size 10,500 ft2 7,500 ft2 Page 3 of 5 Minimum Width at Building Line 75 feet 60 feet Maximum Lot Coverage 25% 35 % Front Setback 35 feet 25 feet Rear Yard 40 feet 30 feet Side Yards 10 feet/10 feet 8 feet/6 feet Consistency with Adopted Future Land Use Plan The Future Land Plan/Map adopted by the Planning Commission on January 21, 2010 shows the subject property’s designation as Low Density Residential The requested zoning to R-3, Single-family Residential is consistent with the adopted plan. Surrounding Developments and Uses: The proposed 24.48 acre sketch plan is part of a larger 335 acres currently used for silviculture and agriculture. North of the proposed development are the Danya Court Apartments and the Prattville Intermediate School. West and East of the proposed development are existing plats of the Walthall Family Estates and Oakleigh Heights subdivisions containing single-family residential units South of the proposed development are the remaining 310 undeveloped acres located roughly between U.S. 31 (Memorial Drive), the Norfolk Southern Railroad, and Doster Road. Street Extensions or New Streets: The proposed sketch plan contains three new streets branching from intersections with an extension of Sunset Drive. Water and Sewer: Potable water service is available from the Prattville Water Works Board from mains on Honeysuckle Drive, Sunset Drive and Lawrence Street. No details concerning the sufficiency of potable water service was presented by the applicant or the Prattville Water Works Board at this time. An 8” sanitary sewer main owned by the City of Prattville is Page 4 of 5 located adjacent to the proposed development. Capacity is sufficient at the present to serve the number of residential customers presented in the sketch plan. Unique Features: Proposed 24.48 acre sketch is part of a larger 355 acres owned by the Prattville Development Group. Development of the parcel will provide long requested and needed additional access to the neighborhoods surrounding the Prattville Intermediate and Elementary Schools. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP Site Visits Conducted: November 2005 and May 2014 Recommendation: Rezoning Request (R-2 to R-3): Approval due to consistency with Future Land Use Plan. Subdivision Sketch Plan: Approval with modifications to proposed phasing and street alignment/connections. See staff comments for additional explanation. Planning Staff Comments:  The property owner’s and developer’s request to re-zone the property from R-2 to R- 3 does not create a significant change to the character of the surrounding neighborhood. While accommodating the developer’s desire to increase the potential density of the development from the 62 lots proposed in 2005 to the 88 in the current proposal, the proposed 65’ wide lots are still consistent with the low density designation found in the 2010 Future Land Use Plan.  Dead-end neighborhoods generally create traffic headaches. Having the Prattville Elementary and Intermediate Schools traffic funneled into and back out of a neighborhood through Patrick and Honeysuckle Streets has long been a burden for the residents and a concern for local officials. As with the 2005 proposal (included as Attachment 3), development of the subject 24 acres between existing subdivisions and south of the school and their existing access route creates secondary access and relief to the cut-off neighborhood. The 2005 plan was adjusted to accommodate movement of the anticipated school traffic through the Page 5 of 5 subdivision with minimal impact. The 2005 plan extended Honeysuckle Drive south to an intersection with Sunset Drive. The current proposal connects to Honeysuckle Drive via a new side street. The proposed alignment appears to be designed to discourage through traffic by routing it through a long street section rather than accommodating and efficiently moving it through the neighborhood. Given that the subdivision will provide the only other access to the cut-off neighborhood and the schools, traffic will use the subdivision’s streets whether accommodated or not. An extension of Honeysuckle Drive should be included in the proposal and the streets redesigned to move the anticipated traffic through the neighborhood with as little impact as possible. A possible layout was forwarded to the developer and is included here as Attachment 4.  Development phasing of the subdivision shows initial access to the site provided via George Drive and connections to the existing Sunset Drive in the third or final phase. Accessing the site through Lawrence Street and George Drive will introduce new traffic to the cut-off neighborhood which can be better accommodated by making connections to Honeysuckle Drive or Sunset Drive first. Given the benefit to the surrounding existing neighborhoods, connections to Sunset Drive should be made earlier than the final phase. COMMENTS FROM OTHER CITY DEPARTMENTS FIRE DEPARTMENT: 1. Provide hydrant locations plan ENGINEERING DEPARTMENT: 1. Extend Honeysuckle Drive to the south. 2. Show stormwater management and detention plan (overall & phased). ATTACHMENTS 1. Location Map 2. Sketch Plan – Current Proposal 3. Sketch Plan – 2005 Approved Layout 4. Staff Recommended Street Alignment Midtown Oaks Subdivision Prattville, Alabama 1 Sketch Plan & Rezoning SubmitalSubmittal 04/15/2014 CBMDLS SKETCH PLAN C-110 60'120' Scale: 1" = 60' PROPERTY LOCATION PLAT 1 PLAT 2 PLAT 3 PLAT 3 x x x x x Midtown Oaks Subdivision Prattville, Alabama 1 Sketch Plan & Rezoning SubmitalSubmittal 04/15/2014 CBMDLS SKETCH PLAN C-110 60'120' Scale: 1" = 60' PROPERTY LOCATION PLAT 1 PLAT 2 PLAT 3 PLAT 3 x x x x x