2.3-Planning-Districts-PartIIPLANNING DISTRICTSS e c t i o n 2 . 3
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District Four – Prattmont
Vision. Of all the identified Districts, the Prattmont
area proved the most difficult to re-imagine. The
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 intersection of US 31 and East Main Street) and
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
a mixed-use format. Some of the retail use might be
reduced (but not eliminated), while the opportunity
for increased density and a variety of program 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
street connections, improved sidewalks, added paths/
trails/greenways, or most likely by some combination
of all of them.
The corridors required more consideration, for a variety
of reasons outlined below. However, the general
consensus – both from the neighbors and the market
analysis – became a targeted redevelopment of select
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
to create a multi-use pathway. Some beautification
efforts might be undertaken, provided the median
sightline issues could be navigated.
Planning District Four - Prattmont
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P R O J E C T PRATTVILLE2.54
Existing considerations. In the centers, the primary
issues are age and vacancy. Most notable in this are
Pratt Plaza and the strip malls anchored by the Winn-
Dixie (across from Pratt Plaza) and Dollar General (at
the intersection of US 31 and Hwy. 14 East). These
are the largest, but are hardly exclusive. Many of the
smaller centers, particularly along Memorial Drive
closest to East Main, are also decades old and on
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:
• As location moves away from a major intersection,
it becomes less desirable for commercial use;
• Most of the lots along the southern stretch of
US 31 are relatively shallow, making them more
difficult to redevelop, even if assembled;
• The shallow nature of the lots is exacerbated by
what is in most cases an immediate adjacency to
established single family neighborhoods. These
residential areas are not compatible with denser,
corridor-oriented uses;
• Aesthetics. The age and light industrial character
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
are nearby opportunities. From a standpoint of traffic,
the real issue is just outside the district, to the west.
The queuing at the local public school clogs much of
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
the street. An added benefit in this particular instance
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
parcels between US 31 and the neighborhoods beyond.
This does not, however, mean that development is
impossible or indeed unprecedented. The following
digital model (figure 3.41, subsequent page) shows how
a typical townhome development might fit into the
conditions that abut Memorial Drive - namely shallow-
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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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
on and around the large strip centers along East Main
and US 31. It will be important to make sure that the
regulatory framework is amenable to the new growth
type before the economy begins its rebound. An
additional, but not necessarily parallel, effort might
be towards general beautification of the corridor.
The appearance of blight often begets real blight,
and landscaping projects often pay off handily in
fighting that poor perception. While it would be cost-
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
to relocate utility lines away from the US 31 frontage.
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 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
PLANNING DISTRICTSS e c t i o n 2 . 3
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Figure: 3.41 - Shallow-Lot Housing Model
SO UTH MEM ORIAL DR.
Wide front planting
strip sets housing back
from Memorial Drive;
Potential for multi-use
path in right-of-way
Half block sites could
utilize alley access,
and detached or
“park-under” garages
Shared courtyard
breaks up the mass
of the development
and adds valuable
greenspace
Drive courts keep
extra parking from
overflowing onto local
neighborhood streets
End units on
perpendicular
developments
should have some
architectural interest
Full-block sites reduce
curb cuts on Memorial
drive by providing
access from internal
street network
L O O K I N G N O R T H W E S T
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
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District Five – Downtown East
Vision. By all accounts, this stretch of East Main
between the railroad trestle and South Northington
serves as a poor gateway into the historic Downtown. In
the eyes of the people of Prattville (including a number
of the property owners on that particular stretch), this
District, dubbed “Downtown East” would redevelop into
an area more consistent with the aesthetic and usage
of the historic district it abuts. The light industrial and
service commercial would phase out and be replaced
by small scale retail and mixed-use with some low-
to medium-density residential geared towards adding
customer traffic to the Downtown merchants. This
would effectively move the ‘gateway’ for Downtown
up to the trestle, making a clearer demarcation and
extending Downtown’s reach farther east.
Existing considerations. The current built environment
along East Main in District Five is dominated by
individual, outparcel-type structures, occupied
primarily by heavy commercial uses (gas stations,
repair shops, etc.) that are not really consistent with
the adjacent historic district. The trestle provides a
very nice ‘natural’ gateway: A traveler headed west
would be coming down the hill from Prattmont and
as they passed under the railroad the view would be
of a valley funneling into the old downtown. The
topography is very much at issue here. To the north,
the land slopes up towards the graveyard, and to the
south, the elevation gradually increases along with the
rail line. This has the effect of creating that ‘valley’,
a feature which could make the entrance into the
Downtown area a very memorable experience.
Future development. Downtown East should develop
in complement too, rather than pure imitation of, the
Historic District. Architecturally the styles should be
similar, but programmatically the uses should enhance
and strengthen the existing core.
Planning District Five - Downtown East
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In this hypothetical framework plan (figure 3.4,
following page), there is a small retail node that is local-
serving, and which also functions as a ‘marker, showing
the type of retail to be found on this stretch of the
corridor. Beyond that, the focus is almost exclusively
residential. Medium-density housing in the form of low-
scale (three-stories or less) condos/apartments and
townhomes geared towards the retirement or “active
living” demographic. This influx of housing at a higher
density than the immediate surroundings is designed
not only to provide a variety of options for people
who would like to live downtown, but also to provide
additional consumers for the downtown businesses
– the extra foot traffic and extra activity making for
a more sustainable community overall. Assisting with
that additional activity would be an expanded network
of pedestrian and multi-use paths connecting into and
through the new development.
This digital model (figure 3.41, subsequent page)
shows how the massing of new development might
relate to the neighborhood grid around it and how the
new development would have the practical effect of
extending the Historic Downtown farther east towards
Prattmont, making the railroad trestle the de facto
“gateway” into Downtown.
Policies. There are several steps that the City can
undertake to support the stated vision for this district.
Not unlike those of previously mentioned districts,
supportive zoning will be important. Allowing for higher-
density residential and a mixed-use environment is key
for attracting private-sector development partners.
Public sector efforts could include the following:
• Beautification. Extend some of the aesthetic
improvements from Downtown to the trestle.
Reconstruct and/or landscape the central median,
and add plantings along the frontage east from
Northington.
• Right-of-way improvements. Upgrade and
widen sidewalks, and add planting strips and
buffers to make a more comfortable pedestrian
environment.
• Establish DDA and include Downtown East in its
purview.
Historic architectural precedent
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Legend
E MAIN S T
1STST
E3RD ST
PRATTST
WETUMPKA ST
DOSTERST
SNORTHINGTONST
WATERST
SWASHINGTONST
HALLMARKDR
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COLLEGEST
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KNOBHILL
GILLESPIE ST
PA R K W O O D D R
PARTRIDGE LN
PRIMARYSCHOOL
OAKLANDDR
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NWASHINGTONST
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NEWMOONCT
OAK HILL CEMETARY
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Figure: 3.4 - District Five Framework Plan
Medium-Density Residential
High-Density Residential
Mixed-Use/Retail
Conservation & Greenspace
LEGEND:
New development
should duplicate
existing small-block
street network
Medium-density
residential along
cemetery ridge and
adjacent to single-
family neighborhoods
Trestle and “valley”
approach provide
an opportunity for a
distinct gateway to
Downtown
Bike lane/multi-
use path creates
alternative mode
connection to
Downtown
High-density
residential adds foot
traffic to Downtown,
increasing support for
local merchants
High-density
residential
should have large
undeveloped buffers
Pedestrian
connections to
cemetery make better
use of this existing
open space amenity
Small mixed-use retail
node extends the
reach of the existing
Downtown
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
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Figure: 3.41 - District Five Model
High-density
residential consistent
with a mixed-use
downtown district
New development
extends the character
of East Main so that it
is visible when passing
under the trestle
Medium-density
housing to add variety
to the housing stock
available within
walking distance
The current approach
to Downtown is not
indicative of the
Historic District
Parking is spread
out and internalized
to reduce its visual
impact
Reduces the overall
commercial square
footage while adding
density and improving
aesthetics
New small retail node
functions as a draw
for the main part of
Downtown
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P R A T T S T .
M O N C R I E F S T .
L O O K I N G W E S T
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
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D o w n t o w n E a s t - “ A f t e r ”
L O O K I N G E A S T
D o w n t o w n E a s t - “ B e f o r e ”
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
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District Six – Highway 14 East
Vision. As a planning district located at in interchange,
it is anticipated that there will be more than a
fair amount of growth pressure here. However, as
Prattville already has a major retail commercial node
at the Cobbs Ford exit, this district will need to take
a slightly different approach. As a matter of fact, it is
one that has already been in part implemented – health
care. This district is seen as becoming the health care
center of Prattville, adding facilities to accommodate
a growing – and aging – population, and adding offices
and other uses to support those facilities.
Existing considerations. The vision for the Highway 14
East Corridor has already established a foothold. Health
care and medical-related office development has been
developed here, and the framework is set for additional
development to join it. There is a good deal of vacant
land on either side of Highway 14, especially along
the north edge, so there are plenty of opportunities
to accommodate new growth. Additionally, several
pending or proposed transportation projects – the
Fairview Extension, McQueen Smith intersection
improvements, and upgrades to the interchange
itself - will have a positive effect on the development
environment.
Future development. Concentrated along the
corridor, this district should attract multi-story office
and health care-related uses. Some commercial uses
should be expected as well, particularly retail, though
these should be of the locally-serving variety rather
than a duplication of the regional retail at the Cobbs
Ford interchange. Some housing is also acceptable,
especially as the district moves west, away from the
interchange. As part of mixed-use development,
this would likely be higher-density residential, and
potentially senior-oriented or “active living” housing.
Planning District Six - Highway 14 East
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Policies. Within this area, the general rule is to stay
the course. Maintain and build upon existing efforts
to recruit health care land uses (as per the Market
Recommendations) and ensure that the transportation
network is capable of accommodating. The Fairview
extension has been a stated priority and it is a project
that would benefit not only the immediate area but
much of the City as a whole.
Health care-oriented development