2002-Feb 18 BZA PktCITY OF PRATTVILLE
Planning Department Staff Report
Board of Zoning Adjustment
Variance 200211-01
MEETING DATE: February 18, 2020
PETITIONER: The Broadway Group LLC
PROPERTY OWNER: Pearson Rope, LLC
SUBJECT SITE: 428 East Main Street
REQUEST: To reduce the number of required parking spaces
CURRENT ZONING: B-2 General Business
LOCATION: South side of East Main Street, between Pratt St and New Moon
Dr
FUTURE LAND-USE MAP: Mixed-Use- Commercial
SURROUNDING LAND North: Commercial (M-1)
USES AND ZONING: South: Mobile Home/Single-Family Residential (R-3 & T-1)
East: Commercial/ Mobile Home/ Residential (M-1 & T-1)
West: Commercial/ Single-Family Residential (B-2 & R-3)
DEVELOPEMNT STATUS & HISTORY:
Previous Variance Requests: Variance request (#190709-02) for parking denied; July 2019
Rehearing request for new variance approved; February 11, 2019
Conditions of Previous Approval: N/A
DESCRIPTION OF VARIANCE REQUEST:
1. Reduce the number of parking spaces from the required 94 to 52 (a reduction of 42 spaces)
ZONING ORDINANCE REFERENCED:
The provisions of the Zoning Ordinance in which item 1 is requested is referenced in section
described below: Article 11. –Business Parking Requirements
Article 11, City of Prattville Parking Requirements
Retail Sales or service
establishment not
elsewhere specified
Three (3) spaces per first fifteen hundred (1500) square feet of gross floor
area plus one space per one hundred (100) square feet of gross floor area.
STAFF COMMENTS:
The Broadway Group appeared before the BZA in July 2019 requesting a reduction in parking on this
same property, and the request was denied. The Broadway Group has again applied for a variance for this
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location request parking from the required 94 spaces to 52 spaces (the previous request was to reduce to
35 spaces).
Once the BZA has decided a request, no new application for a variance on the same property or portion
thereof shall be accepted for a 365-day period (Zoning Ordinance §37(c)).
Section 37(d):
However, during the 365-day period, the owner, or other party owning a legal interest in the property,
may request a hearing before the Board of Zoning Adjustment to present facts or evidence
demonstrating that conditions, as they existed at the time of the previous request, have changed
substantially to warrant consideration of a request for a variance or a use-on-appeal prior to the end of
the 365-day period.
1. Any applicant requesting a waiver of the 365-day period shall appear before the Board in
accordance with the regular application and hearing procedure.
2. If the Board finds, by the affirmative vote of four members, that conditions have substantially
changed and a waiver warranted, the applicant may submit a new application. Such new
application shall be heard at a subsequent meeting, and shall be subject to all regular
advertising and procedural requirements.
3. Allowing a new application and hearing does not obligate the Board to grant the requested
action.
At the 2/11/2020 meeting, the Broadway Group requested to waive the 365-day waiting period, and the
BZA approved the request. At the same meeting, the BZA moved to have a special called meeting on
2/18/2020, and it was approved.
Applicant is now requesting a variance from the required 94 parking spaces, to a reduced number of 52
(see letter in packet).
STAFF EVALUATION:
The reduction in parking spaces to 52 spaces would not create an adverse impact on surrounding
properties, and would still provide an adequate number of parking spaces for general retail use (see
attached chart of other city’s parking requirements). Based on the proposed site plan, the reduced parking
layout would allow additional distance between parking locations from residential uses as opposed to the
plan with 94 spaces. The proposed layout with 52 spaces would provide adequate room for off-street
truck loading (see attached wheel path provided by applicant).
Recommended Conditions of Approval:
1. The front façade have a stone or stone-appearance base/foundation made from a durable material
(stone, fiber-cement board, or similar)
2. The rest of the front façade have a brick or brick-appearance made from a durable material (brick,
fiber-cement board, or similar)
3. The façade shall include a horizonal ‘stripe’ near the mid-point of the façade, made from the
same stone material found on the foundation
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4. The façade shall include periodic vertical ‘stripes’ or pilasters made from the same stone material
found on the foundation
5. The front façade will include shutters, faux windows, or other similar element on the façade on
either side of the entrance doors
6. The east and west exterior walls will be a continuation of the front façade design theme
7. The dumpster enclosure will be located behind the building
8. The building sign will be black track letters and externally illuminated
9. The freestanding sign will be a monument clad in one of the same materials from the building, or
a pole mounted sign, with the pole clad in one of the same materials from the building, with a
neutral (i.e. off-white) colored background and black lettering
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#2. Brick or brick
appearance material
#1. Stone foundation
#3 & #4. Horizontal and
vertical ‘stripes’ or
pilasters of alternate
material #5. Shutters, faux
windows, or some other
similar element Picture for illustrative purposes only—not exact copy of proposed building
#9. Freestanding sign
pole clad in same
material as building
Other City/County Parking Ordinances*
City Requirement Spaces**Ref
Hoover, AL
1 space per 200 square feet of floor area and 1 space per 500
square feet of permanent outdoor sales or storage area 52.8 http://www.hooveral.org/DocumentCenter/View/3177/02--Zoning-Ordinancepdf
Huntsville, AL
At least one (1) space for each three hundred (300) square
feet of floor area 35.2 https://www.huntsvilleal.gov/wp-content/uploads/2015/08/ZonOrd-1.pdf
Birmingham, AL 1 per 300 sf of GFA 35.2 https://www.birminghamal.gov/wp-content/uploads/2017/08/Draft-Zoning-Amendments.pdf
Calera, AL 1 per 200sf of GFA 52.8 https://www.cityofcalera.org/DocumentCenter/View/34/off-street-parking-and-loading-requirements?bidId=
Shelby County, AL
One parking space for each two hundred fifty square feet of
floor area.42.3 https://www.shelbyal.com/DocumentCenter/View/49/Zoning-Regulations_Sept2008?bidId=
Northport, AL one (1) space per 250 square feet of gross floor area 42.3 https://files.cityofnorthport.org/media/336152_northport_zoningordinance_20180321.pdf?1521832171
Buellton, CA 1/300sf 35.2 https://qcode.us/codes/buellton/view.php?topic=19-19_04-19_04_142&frames=on
Westminster, CA
1 space per 250 square feet, or major fraction thereof, of
gross floor area 42.3 http://qcode.us/codes//westminster/view.php?topic=17-3-17_320-17_320_020
Houston, TX 4.0 parking spaces for every 1,000 square feet of GFA 42.3 https://www.houstontx.gov/planning/DevelopRegs/docs_pdfs/parking_req.pdf
Salt Lake City, UT 3 spaces per 1,000 square feet gross floor area 31.7 http://www.slcdocs.com/building/b-parking-calculator.pdf
San Luis Obispo, CA One space per 300 square feet gross floor area 35.2 https://www.slocity.org/home/showdocument?id=4656
District of Columbia 1.33 per 1,000 sq. ft. in excess of 3,000 sq. ft.10.1 http://handbook.dcoz.dc.gov/zoning-rules/general-rules/parking/vehicle-parking/
*taken from a simple internet search of Alabama locations and then country-wide locations
**number of parking spaces that would be required for a 10,566sf building
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1ST ST NEWMOONCT Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
Aerial Map - 428 E Main St
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Subject Area
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
Location Map - 428 E Main St
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Subject Area
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Zoning Map - 428 E Main St
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Subject Area
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0 400200
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