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2.3-Planning-Districts-PartIBook Two: Comprehensive Plan PRATTVILLE COMPREHENSIVE PLAN PLANNING DISTRICTS PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.39 Introduction While a high-level, city-wide perspective is appropriate for some of the broader efforts like future land use and the trails network, to create a truly comprehensive plan, it is necessary to select some areas to examine in greater detail. For this purpose, the Project Prattville effort has identified 11 areas that will be referred to in this plan as Planning Districts. These districts have been selected because they possess one or more of a number of key attributes: • The area indicates a propensity for change within the next decade. • The area has a large core of commercial uses; • The area is in an underserved part of the City, and may need some incentive to redevelop; • The area contains a large amount of vacant and/or underdeveloped land; • The area has a concentration of aging retail which may need assistance and guidance in accommodating new growth and redevelopment. The purpose of creating these districts is to provide a clearer and more detailed vision for areas that are likely to be very active in the future. It is also a method to help guide development towards the more desirable areas and away from areas that would want to be insulated from growth, primarily established single- family neighborhoods. In the sections that follow, this plan will layout the vision (as expressed by the community and informed by the market assessment) for each of these districts, a summary of the existing conditions and constraints, an analysis of potential for future development, and a set of guidelines for planning that growth. If the world were merely seductive, that would be easy. It it were merely challenging, that would be no problem. But I arise in the morning torn between a desire to improve the world and a desire to enjoy the world. This makes it hard to plan the day... E.B. White PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.40 Figure 3.1 (following page) shows the eleven identified “Planning Districts” as well a separate designation for the existing Downtown Historic District, and distinct categories for the remainder of the land use (which is primarily, but not exclusively, residential). The eleven districts are: • District One – Cobbs Ford Road • District Two – Old Farm Lane • District Three – Silver Hills • District Four – Prattmont • District Five – Downtown East • District Six – Highway 14 East • District Seven – College Heights • District Eight – McQueen Smith South • District Nine – Dosterville • District Ten – Washington Ferry • District Eleven – Airport Area Figure 3.11 (subsequent page) provides estimated build- out quantities for a 20-year time-line. The rough numbers outlined in these quantities are based on a variety of city-wide and district-specific factors, including (in no particular order): Expected change (see matrix, this page); Stated vision; Market demand forecast (see Book Two - Development Plan); Physical and infrastructural capacity, and; Existing context. All remaining parcels are found in one of the four remaining areas: • Prattville Historic District • Intown Neighborhood District • North Neighborhood District • Rural Neighborhood District The remaining districts are touched upon at the end of this section, though not to the extent of the eleven primary districts. The chart below represents the relative likelihood for change for all identified areas. The implications of this chart are discussed in. more detail on a district-by-district basis in the subsequent sections. Matrix - Anticipated change, by Planning District, over the next 10 to 20 years PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.41 Figure: 3.1 - Districts 1 District One - Cobbs Ford Road District Two - Old Farm Lane District Three - Silver Hills District Four - Prattmont District Five - Downtown East District Six - Highway 14 East District Seven - College Heights District Eight - McQueen Sm. South District Nine - Dosterville District Ten - Washington Ferry LEGEND: District Eleven - Airport Area Existing Historic District Conservation and Green Space Intown Neighborhood District Rural Neighborhood District North Neighborhood District 5 11 10 9 4 8 67 3 2 Downtown Historic District Intown Neighborhood District Rural Neighborhood District NorthNeighborhood District 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 82 U P P E R KIN G S TO N PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.42 Figure: 3.11 - Development Quantities District Future Land Use Residential (units) Retail (Sq. Ft.) Office (Sq. Ft.) Industrial (Sq. Ft.) Acreage Single- Family Attached Multi- Family Neighbor- hood Community Local Regional One –Cobbs Ford Road 648 0 120 220 40,000 500,000 20,000 100,000 50,000 Two –Old Farm Lane 498 450 250 1,200 60,000 80,000 20,000 100,000 250,000 Three –Silver Hills 256 20 60 72 60,000 60,000 40,000 60,000 0 Four –Prattmont 237 0 200 350 100,000 100,000 40,000 0 0 Five –Downtown East 32 20 120 200 20,000 0 10,000 0 0 Six –Highway 14 East 564 250 100 200 50,000 250,000 20,000 100,000 50,000 Seven –College Heights 219 420 40 0 40,000 0 0 0 0 Eight –McQueen Smith South 551 250 100 0 40,000 0 0 0 0 Nine –Dosterville 734 2,800 280 300 100,000 20,000 0 0 0 Ten –Washington Ferry 113 20 0 0 50,000 0 0 0 30,000 Eleven –Airport Area 516 50 0 0 25,000 0 0 0 0 TOTALS 4,368 4,280 1270 2,542 585,000 1,010,000 150,000 360,000 380,000 20-Year Market Projection 4,965 550 1,840 510,755 929,185 127,610 275,000 706,000 Note: This matrix illustrates the potential build-out by district, and by land use type. It should be understood that these are all based on 20-year quantities, and thus will be somewhat subject to the fluctuations in the market. It should also be recognized that this represents the possibilities for each district, and that it is unlikely that all districts will be built out to anything approaching their full extent. As a result, the projections from the market will not necessarily match up with the developmental possibilities expressed. PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.43 Planning Districts District One – Cobbs Ford Road Vision. In the past five years, this district has been the flashpoint for development in Prattville. This heavy level of build-out has established a strong sense of character for the area in a relatively short time. Going forward, it is anticipated that the district will not change in character much from what has been established, though a good bit of complementary infill should occur in the form of supportive office and high-end residential uses. For the long-term, this district should continue to be the major retail center of Prattville, and indeed a draw for the metropolitan region. Existing Considerations. The current environment is dominated by commercial use, particularly in the form of “big box” and outparcel retail. Those parcels that are not yet filled in are slated for a mix of additional commercial, office and housing. The District is centered on the Cobbs Ford Road corridor and opens directly on to Interstate 65. This combination of large retail centers, ready highway access and proximity to Downtown Montgomery gives this district a lot of gravity as a regional draw. Future Development. Challenges in moving forward will involve the balancing of additional retail uses with other related uses. By all accounts, the retail market in this area is satiated, meaning the market for additional shops and restaurants might be a bit soft. The focus should instead shift to those uses that can provide local customers for the retail – daytime uses like office and light industrial; evening and weekend uses like residential and recreation. Planning District One - Cobbs Ford Road C O B B S F O R D R D . I N T E R S T A T E 6 5 PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.44 Policies. The City should continue to support the retail uses along the corridor, and shift to supportive uses as parcels move beyond the immediate Cobbs Ford area. One key move to facilitate this should be the implementation of connectivity efforts – sidewalks, multi-use paths, secondary access roads – between the primary retail corridor and the areas immediately beyond. This includes districts farther down Cobbs Ford/East Main Street, as well as those neighborhoods that currently exist or are slated to develop to the north and south of the main artery. Combining this policy with that of access management along Cobbs Ford itself should serve to mitigate the effects of increases in traffic, as well as provide better access between retailers and their potential customers. More specifically: • Create an off-street multi-use path along Cobbs Ford Road, connecting west towards the Silverhills District (and beyond); • Create similar connections between Cobbs Ford Road and: - The Old Farm Lane Corridor; - The existing and pending Home Place developments to the south; - Rocky Mount Rd.; - The RTJ course, and farther south into Cooter’s Pond Park. • As redevelopment opportunities occur, particularly in the western part of the district (west of Old Farm Lane), look for opportunities to reduce curb cuts and create shared drives and parallel access roads. Recent development in Planning District One PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.45 District Two – Old Farm Lane Vision. Currently a district that is almost completely rural in nature, this area should change radically in the near term. Situated between two interchanges and developing commercial nodes, and with Old Farm Lane slated for expansion, this area should experience some of the greatest growth pressure in the city. Given the current state of the retail market, and the projections for growth, the Old Farm Lane District is targeted more for what would be called “supportive development” – that is, uses that complement the established retail corridors on Cobbs Ford Road and Highway 14 East. In order to avoid restricting the flexibility desired by potential development partners, the future land use for this particular area has not been overly proscribed. It should be a mix of uses, among which might be office; light industrial or ‘flex’ space; low-, medium- and high- density residential; institutional and recreational. It is anticipated that additional retail square footage would be limited to locally-serving types developed in coordination with one or more of the previously listed uses. One of the keys for the future of this district will be the ability to make quality connections to the surrounding context. It will be important for the new development along Rocky Mount and Old Farm Lane to tie in – via roads, as well as sidewalks, multi-use paths and greenways – to the centers on Cobbs Ford and Highway 14, as well as into the single-family neighborhoods to the west. Creating a multi-modal network of transportation options will be important not only to controlling traffic in the area, but to providing new residents and workers with easy access to all the amenities Prattville has to offer. C O B B S F O R D R D . I N T E R S T A T E 6 5 H W Y . 1 4 E A S T O L D F A R M L N . Planning District Two - Old Farm Lane PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.46 Existing Considerations. The dominant current land use is very low density – vacant, agricultural and associated residential, and the like. Some development incursion is starting to take place, but for the most part this district is undeveloped. The pending improvements to Old Farm Lane should begin to catalyze the area, though it may also experience a bit of delay depending on the timetable for an economic rebound. A challenge to growth is the split jurisdiction in the District. A large portion of the area is in unincorporated Elmore County, outside the City of Prattville. To truly coordinate redevelopment efforts in this District, it will be important to have a shared vision for growth. Future development. Per the Vision, this District could develop in a wide variety of forms. However, there are a few general guidelines that might be beneficial. Office, flex and light-industrial uses might be more suitable in the eastern part of the District – off Rocky Mount – so as to minimize impact on the existing residential neighborhoods to the west. Likewise, new residential should step down in scale and density as it moves west, possibly with new low-density residential as a buffer. Some opportunity for meaningful greenspace should be explored, as this area is one of several that have been identified as underserved. Additional development will only exacerbate that deficit. This plan has created some illustrations (following pages) to show the form that future growth might take, based on the stated principles of Project Prattville. It should be remembered when viewing these that they are not regulatory – it is not mandated that redevelopment occur exactly as shown in these renderings. Rather, these are meant to provide a visual component to intent, an intent that will become more definitive, and more binding, as the plan is adopted and implemented. Policies. Depending on the health of the overall economy, this area has the potential to redevelop quickly and drastically. Once Old Farm Lane has been reconfigured, the increase in traffic will only heighten that potential. Therefore it is imperative that the City take certain steps in the very near future to ensure that new development occurs in a manner consistent with the desires of the community and the parameters of the market assessment. Two initial moves might be the most crucial: Annexation of all unincorporated property between the current City boundary and the I- 65 corridor; and the subsequent initiation of a District Area Planning Study for all of District Two. The former will help eliminate potential coordination issues between the City and County (and will help ensure that the projected increase in tax base assists the City in dealing with the growth), while the latter will provide the opportunity to define in greater detail the manner in which the District is redeveloped. For instance, it might reinforce (or refute) the notion that light industrial/flex/office is better situated to the east; or it might help identify the best location and program for a new park. Regardless, given the likelihood for change in this area, an additional increase in the scale of focus should be considered. One other important policy consideration should be the maintenance and expansion of connectivity, especially between District Two and the existing single-family neighborhoods to the west. These need not all be roads – though logical connections should be explored – since multi-use and bicycle paths can also achieve the goal of facilitating movement between the neighborhoods and local amenities. Sample image: Mixed-use development PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.47 �� Figure: 3.2 - District Two Framework Plan Low-Density Residential Medium-Density Residential High-Density Residential Light Industrial/Flex Office New Park LEGEND: Locate office uses closer to developing medical district Medium-density housing creates separation between higher- and lower- densities Pending expansion of Old Farm Lane creates a new interior boulevard High-density residential located closest to retail amenities High Point development could serve as a local town center for new neighborhoods Light industrial/ flex buffered away from low-density residential but still close to commercial Old Farm Lane includes a multi-use path; accommodates multi-modal options Use paths and trails to link existing and new development to parks and retail amenities Look for opportunities to connect into existing neighborhoods Create an interconnected street grid, and avoid cul- de-sacs and dead ends NOTE: ALL GRAPHIC IMAGES SHOWN HERE ARE REPRESENTATIVE OF DEVELOPMENT POTENTIAL ONLY, AND DO NOT INDICATE ACTUAL PROJECTS PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.48 Figure: 3.21 - District Two Model - Highpoint Town Center New development frames and continues the “main street” High-density residential neighborhoods within easy walking distance Parking remains so that the town center can also attract non- local consumers Existing central thoroughfare provides logical axis for connection Retention areas can be amenitized to provide internal greenspace Existing High Point buildings are well- suited to “main street”-style retail New retail buildings reinforce the connection to the new development Highlight important intersections with pavers and other pedestrian improvements New circulator provides access between the districts without functionally separating them J C P e n n e y L O O K I N G N O R T H W E S T P u b l i x NOTE: ALL GRAPHIC IMAGES SHOWN HERE ARE REPRESENTATIVE OF DEVELOPMENT POTENTIAL ONLY, AND DO NOT INDICATE ACTUAL PROJECTS PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.49 District Three – Silver Hills Vision. A slightly older version of District One, the Silver Hills commercial segment is showing a bit of age. Dominated by Wal-Mart on the northeast corner of East Main and McQueen Smith, and the Prattville Shopping Center running along the south side of East Main, the area is still relatively busy, but this is due more to its prime location as opposed to the quality of its retail offerings. The vision for the Silver Hills area builds upon the location and seeks to upgrade the general appearance and development program by diversifying away from pure retail uses. Existing considerations. Though from a market perspective, this area is not doing poorly (Wal-Mart was hands down the most common answer among Compass respondents to the question “Where within Prattville do you do most of your shopping?”), the building stock is aging, and the tenants are changing from second- to third- and fourth-generation retail. In addition, the preponderance of out-parcel retail (especially fast food outlets) has resulted in a very cluttered look along the corridor. Aesthetically, much of this portion of East Main is dominated by utility poles and overhead lines. On the upside, the location around a primary intersection is a strength, as is the fact that there are a number of large parcels and parking lots that could be readily redeveloped with a very immediate impact. There is also a built-in customer base – the commercial development on all four corners of the McQueen Smith/East Main intersection is backed by established and healthy residential neighborhoods. Future development. The process of “strip recovery” could very well find opportunities in this District. Though Wal-Mart appears unlikely to relocate in E A S T M A I N S T ./C O B B S F O R D R D . M C Q U E E N S M I T H Planning District Three - Silver Hills PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.50 the near future, there is potential for outparcel development on the frontages. The greater opportunities, however, lie along the southern side of East Main. Both the underutilized parcels to the east of McQueen Smith and the Prattville Shopping Center to the west are potential targets due to their age, relatively low usage, and prime location. In this Framework Plan (following pages), future build-out is shown as smaller, parallel corridors, with the retail nearest to East Main (to take advantage of visibility and parking) with new office development beyond (buffering the single-family residential). A key part of this plan is the idea that these new centers are a mix of strip-oriented retail and neighborhood-oriented services. Thus, there is ready and apparent parking off East Main, with increased points of access between the development and the neighborhoods. This access might come from new road connections, but it could also be in the form of improved sidewalks and new greenways and paths. Policies. This area, as with several others, will require a reexamination of current zoning regulations in order for the vision to be realized. To facilitate a mixed- use environment similar to what has been shown, the City will need to provide more defined categories for mixed-use within the zoning ordinance. In addition, some continued incentives might need to be provided, though the possibility of additional density should mitigate this. From a related standpoint, the City should investigate beautification measures for the corridor, in the vein of burying or relocating the utility lines that run along the northern edge of the corridor. It might also include some increased plantings and improved pedestrian environment, as rights-of-way allow. Existing strip development PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.51 Legend TARADR E MAIN ST SUMMERLN MCQUEENSMITH RDS SHEILABLVD COBBSFORDRD SHADYOAKLN GREYSTONEWAY BRYAN ST SEASONS DR HWY82BYPE SWEET RIDGE RD SILVER HILLS D R SCOTT LN DEEDR SANFORD DR HUIE ST RUNNINGBROOKDR HEATHERDR ABINGTON ST LEGENDSDR PEBBLE CREEKDR R E GEN T R D JASMINE TRL LITTLEFARMRD AUTUMN RD M O S S Y O A K R D G HAMPSTEAD STRAMBLINGBROOKLN THE EXCHANGE N POPLARST WYNFORDSTASHWOODDR DUNDEE DR OLD FARM LNS COMMERCE ST EPOPLAR ST L A K E H A V E N W A Y HARVESTLP GLYNWOOD DR CONSTITUTIONAVE WIN T E R P L CAMBRIDGE ST ARBORLN COBBSFORDLN SUGAREXCHANGE DOSSCT O L D C R E E K R D B RIA R W O O D S T W IN D STONE WAY MEADOWBROOKDR COTTONEXCHANGE SIL V E R C R E E K CIR MCQUEEN VILLAGERD DANIELPRATT TWELVEOAKSLN RE GENTCT SHANNON CT KIN G S L E Y D R DELLWOODCT KORNEGAY DR MELVINAPL ZELDAPL SUMMERCT P L A N T E R S HIL L C T TURNBE RRY CT SHEILACT JAMESONCT RUNNING BROOKCIR SEASONSCT GREYSTONECT SILVER HILLS CT OAKRIDGECT SILVER HILLSDR LEGENDSDR �� Figure: 3.3 - District Three Framework Plan Low-Density Residential Medium-Density Residential Commercial/Retail Office Conservation & Greenspace LEGEND: Create new connections through existing and new development whenever possible New or redeveloped commercial uses closest to East Main, taking advantage of the visibility New greenways and multi-use paths create an alternative network to automobile traffic Use bike routes/lanes to connect through residential areas to destinations outside the district Create an internal street grid to minimize traffic on main thoroughfares Pending McQueen Smith improvement project includes multi-use path Medium-density residential is a compatible use for along McQueen Smith As frontage redevelops, use some right-of-way for multi- use paths or bike lanes Less intense office uses set back from East Main, buffering neighborhoods NOTE: ALL GRAPHIC IMAGES SHOWN HERE ARE REPRESENTATIVE OF DEVELOPMENT POTENTIAL ONLY, AND DO NOT INDICATE ACTUAL PROJECTS PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.52 Figure: 3.31 - District Three Model - Prattville Shopping CenterL O O K I N G S O U T H Shared parking is less monolithic but still visible to corridor traffic Reducing curb cuts allows for better traffic flow on East Main Street New, smaller-scale “main street” is auto-accessible and pedestrian-friendly Parking areas buffer residential areas from new development Allows the site to reduce overall amount of retail without losing leasable square footage Create a secondary, internal grid to reduce traffic on main corridor Offices uses peak at different hours from residential, minimizing traffic impact Look for opportunities to make connections into the adjacent neighborhoods “ A f t e r ” “ B e f o r e ” E A S T M A I N S T . K - M a r t F o o d W o r l d P e d e s t r i a n / M u l t i -U s e C o r r i d o r Existing strip center with large structures and expansive paved parking areas NOTE: ALL GRAPHIC IMAGES SHOWN HERE ARE REPRESENTATIVE OF DEVELOPMENT POTENTIAL ONLY, AND DO NOT INDICATE ACTUAL PROJECTS