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1305 - May 16CITY OF PRATTVILLE Planning Commission Planning Department Staff Report SKETCH PLAN/ Glennbrooke Subdivision – Phases 3 - 6 DATE April 15, 2013 PROPOSED DEVLOPMENT Petitioner: Stone Martin Builders Property Owner: Larry J. Avant Avant Properties Agent: Barrett-Simpson, Inc. (Blake Rice) Location: South side of Old Ridge Road, west of existing Glennbrooke Subdivision, Plats 1 and 2. (See Attachment A: Location Map) Development Status and History Submission Status: Initial development submission. Property is currently used for agriculture and is located outside the city limits. Petitioners have indicated their intention to seek annexation when permitted by the City Council. Previous Approvals: N/A Conditions of Previous Approvals: N/A Property Configuration Acreage: 515 acres (currently held in seven parcels) Proposed Number of Lots and Configuration/ Proposed Uses: The proposed subdivision is split into residential uses at three different densities (See Attachment B). It also includes a small portion of neighborhood commercial property (6 acres) fronting a realigned Old Ridge Road. The residential uses are divided as follows: Single-family (85’ wide) 198 acres Single-family (65’ wide) 98 acres Page 2 of 6 Single-family (40’ wide) 26 acres Total Housing Units 754 units The sketch plan sets aside 4 acres for a municipal park between extensions of Pendlebrooke Drive and Glennbrooke Boulevard. The proposed park is adjacent to 4 acres previously set aside in the approved sketch plan for Pendlebrooke Subdivision (May 20, 2013). The sketch also reserves an additional 99 acres along drainage ways as green space. The proposed use of the green space was not explained in the submission. Access to the property is provided by Old Ridge Road and the existing two phases of the Glennbrooke Subdivision. The sketch plan realigns Old Ridge Road creating a new 5,232’ path through the middle of the development. The approximately 7,530’ portion of the existing Old Ridge Road is converted to a secondary street. The sketch plan extends two streets, Glennbrooke Boulevard and Sydney Drive, from the existing Glennbrooke plats and two streets, Gathering Way and Pendlebrooke Drive, from the Pendlebrooke plat. The subdivision includes an additional 20 streets. The sketch includes three street intersections with the realigned Old Ridge Road. The sketch plan lacks connections to the adjacent properties to the south and west. Current Zoning: Currently outside the city limits and City of Prattville zoning authority. Required Zoning: The proposed residential lots fit the R-2, R-3 and R-5 zoning district classifications. The proposed commercial uses would be appropriately placed in a B-1 zoning district. Page 3 of 6 Consistency with Adopted Future Land Use Plan The Extended Future Land Plan/Map adopted by the Planning Commission on January 21, 2010 (included as Attachment C) shows the subject property’s designation as Low Density Residential. The uses and location proposed by the submitted sketch are consistent with the Future Land Use Plan. Surrounding Developments and Uses: North and West: The property is bordered to the west and north by very low density residential, woodland and agricultural uses. East: Low density development – Glennbrooke, Pendlebrooke and Riverchase North subdivisions. South: Agricultural, forest, and floodplain uses. Street Extensions or New Streets: The property is bordered on the north by Old Ridge Road. The subdivision contains a new roughly 5,200 foot corridor realigning Old Ridge Road into the development. The sketch plan extends four existing public streets and develops 20 new public streets. Three of the public streets run roughly north/south and connect to County Road 4 or Corley Road. The development includes three intersections with the realigned Old Ridge Road. Water and Sewer: Water: The Prattville Water Works and Sewer Board maintains a 12” water main along Old Ridge Road with sufficient capacity to serve the potential 754 units. The proposed sketch will allow for improved system connections, flow and pressure Sanitary Sewer: The City of Prattville Wastewater Department maintains an 8” running parallel to the stream at the southeast corner of the overall property. The applicant is requesting use of a lift station, which will empty into 8” gravity main the southeast corner. Unique Features: The overall site contains several tributaries of Pine Creek which converge at the southwest corner of the property. Page 4 of 6 These tributaries exist in wooded ravines which the applicant proposed to preserve as green space for use by the subdivision’s residents. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP Site Visits Conducted: April 5, 2013 Recommendation: Approval with conditions Staff Comments (comments reference Attachment D for street names): 1. Old Ridge Road realignment. The proposed realignment of Old Ridge Road addresses several potential issues that will arise with the development of Glennbrooke Subdivision and other properties along Old Ridge Road. First, the roadway is substandard for the amount and type of traffic anticipated as land uses increase in intensity and density. Built to provide access to primarily agricultural land, Old Ridge Road will be similar to Old Farm Lane, which has required an upgraded design to serve the current and anticipated traffic. The proposed realignment provides an opportunity to upgrade the street design for a roughly one mile section and shortens the travel length of the section from 7,530’ to 5,232’. Second, the realigned Old Ridge Road reduces the likelihood that subdivision streets within Glennbrooke become short cut routes. By shortening and straightening Old Ridge Road, the roadway remains the most efficient route between U.S. 31 and Alabama 14. Otherwise, the street connectivity required by the Commission in Phases 3 – 6 of the subdivision are likely to offer a shorter and easier route than the existing Old Ridge Road alignment. The roadway realignment serves more than just the population in the proposed subdivision. Some consideration should be given to providing city assistance to complete the project. A similar approach was recommended by the Planning Commission and executed by the City Council with the realignment of the Alabama Highway 14 East/Old Ridge Road intersection to connect to McQueen Smith Road. 2. Connectivity. The proposed sketch provides appropriate connectivity to the existing Glennbrooke plats, the proposed Pendlebrooke subdivision, and Old Ridge Road. Connections to the west and south are missing. Connections to the west can be Page 5 of 6 added anywhere along Street G within the present sketch or later preliminary plats. Street J appears to the best location for a connection to the existing sketch plan of Riverchase North and further to the south at Jasmine Trail. Adding these connections further the overall connectivity goals established by the Commission in earlier phases of Glennbrooke, Pendlebrooke and Riverchase North. 3. Park space. The sketch plan includes 4 acres at the intersection of Street A and Glennbrooke Boulevard reserved for a public park. The location corresponds with 4 acres set aside in the southwest corner of the Pendlebrooke subdivision sketch plan. At only 8 acres when paired with Pendlebrooke park, the proposed park is insufficient for the approximately 3,000 residents that will reside within one mile of the proposed park. The park space serving this future residential neighborhood should be at least 10 to 20 acres. The park is in a favorable location near the intersection of major streets. However, the visibility and accessibility of the park needs to be improved by having it border major streets. The proposed layout places it behind lots and hides it from the street. Experience in Prattville and other jurisdictions indicates that road frontage and accessibility improve the use of the park and greatly reduces vandalism. An alternative layout for the park is shown on Attachment D. 4. Sanitary sewer capacity. The addition of 754 housing units in the presented sketch will have a significant impact the capacity of the wastewater trunk system serving the area and the capacity of the Pine Creek wastewater plant. The land uses presented in the sketch plan match the uses anticipated by the Pine Creek Basin Study completed in September 2003. The 2003 study states that upgrades to the plant and collection system will be required before the basin is completely built-out. These upgrades will be required at some point in the development of the presented sketch. The Planning Department has requested better information from the Prattville Wastewater Department on the maximum number of units that may be added prior to any upgrades. COMMENTS FROM OTHER CITY DEPARTMENTS FIRE DEPARTMENT: 1. In section III, there is one long dead end run over 1000 ft. (I calculate about 1700 ft.) Tie this road into another road to shorten the dead end to 1000 ft. or less. I will need hydrant placement information at a future time. ENGINEERNG DEPARTMENT: Page 6 of 6 1. Provide a transportation/traffic impact study to support proposed road network and gauge impacts to existing road network. 2. Provide overall concept for storm water management and any proposed detention facilities. ATTACHMENTS A. Location Map B. Sketch Plan C. Extended Future Land Use Map D. Sketch Plan – Planning Department Mark-up I 6 5 S I 6 5 N HWY 14 E OLD RIDGE RD EHWY 31 NN MEMORIAL DRCO RD 39 OLD FARM LN N P O W E L L R D RIDGE TRLEDINBURGH ST BENSON ST TROLLEY RD RIVERTON DR RIDGEWOOD RD ASHTON OAK DR SUMMIT PKWYJASMINE TRLOVERTON DR MI MOSA RDGLENNBROOKE BLVD HOLLY LNVALRIDGE W C A L U M E T P K W Y CHERRY DR HIDDEN VALLEY RD B L U E G R A S S D R LAUREL PL GREENCREST LN WYNWOOD DR S Y D N E Y D R S JOAN LN HERITAGE HILLS DR HO L LY C T I 65 N ON RAMP RIC K Y D R MCQUEEN SMITH RD NFAIRVIEW AVEMILL VILLAGE LNJAPONI CA RDKEN DR IC K W Y SYCAMORE DR I 65 S ON RAMP R I D G E T E R I 6 5 S OFF RAMPH E N D E R S O N L N MALWEST DR COVERED BRIDGE PKWYCHARLTON PLSWEETBRIAR LNOLD RIDGE RD NADDISON WYVALRIDGE NMEADOWVIEW LN CAMILLE CV NISBETT CT GATHERING WY JUDSON CTA RVIND W YJASMINE CTGLENNBROOKE LN PENDLEBROOKE DR INTERSTATE CT NISBETT CT²1 inch = 1,000 feet Aerial photography date: March 2010 LOCATION MAP Glennbrooke SubdivisionPhases 3 - 6 Legend Glennbrooke Sub - Phases 3 - 6 Autauga Co Tax Parcel 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 PRATTVILLE2.18 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 3 1 S O U T HHWY 1 4 W E S TUS 8 2