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2.3-Planning-Districts-PartIIIPLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.65 District Seven – College Heights Vision. A vibrant, active single-family neighborhood, with accessible goods and services. The existing single-family neighborhoods should be maintained and supported as growth occurs, folding new development into the existing context. Mac Grey Park would be expanded and upgraded, and the Gurney Mill site redeveloped into a neighborhood-serving node with locally-oriented shops and services, and some newer homes beyond. Old and new would be knit together by an updated network of sidewalks and greenways, so all of College Heights would be walkable and accessible to those who live there. Existing considerations. Somewhat remote from the interstate, this district has managed to retain much of its residential character. However, it is anticipated that future growth will occur to the north of town, and thus come right through College Heights. There is a fair amount of un- or under-developed land, including agricultural, in and around the district, and this would likely be targeted. In addition, the City-owned Gurney Mill site sits right in the middle of the area. Located at a key intersection and immediately across from the existing Mac Grey Park, it was once envisioned as an extension of that park. However, topography issues that dominate the southern portion of the site would make such redevelopment difficult. Rather, the site might serve instead as a redevelopment project to help bring some commercial amenities to a neighborhood that is somewhat underserved by retail. The mill site is large enough that some park expansion could still occur around the commercial, and would leave plenty of room to develop some new single-family homes as well. The street network is relatively well-connected, but might require some road improvements to maintain flow and capacity as the district redevelops. Likewise, Planning District Seven - College Heights MART IN L U T H ER KING JR. DR. RIDGEWOOD P O W E L L R D . PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.66 �� Figure: 3.5 - District Seven Framework Plan Low-Density Residential Medium-Density Residential Mixed-Use/Retail New Greenspace Existing Park LEGEND: Look for opportunities to set aside land for a potential Mac Grey Park expansion Neighborhoods surrounding Middle School should be walkable in scale Medium-density housing when acreage does not directly abut existing single-family neighborhoods Low-density residential is most appropriate for the surrounding context Maintain and improve the street grid wherever possible Greenway/Multi-use path improves east/ west access across the north side of town Designated bike lanes/routes can make parkland more accessible to children and cyclists New small-scale commercial node to serve the existing and new residents PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.67 pedestrian and multi-modal accommodations are lacking, making it less than comfortable to navigate the area by anything other than a car. Future development. The central concern is the maintenance of the existing single-family character. This is a stable, healthy neighborhood that should be protected from ill-considered or poorly planned growth. That said, it does not preclude the vision for a small neighborhood node within College Heights – it simply asks that new development respect the existing context. (Figure 3.5, preceding page) As such, it should be moderate in scale – commercial no more than two stories – and should include sidewalks and paths to connect to the surrounding neighborhoods. As the opportunity arises, Mac Grey should be expanded to include more passive park uses and should create more pedestrian/bike connections into the adjacent community. Some medium-density housing might develop around the park and/or adjacent to the commercial node, as the market allows. Policies. For this district, there are disparate policies that should work in concert. For one, the City may wish to first look at park expansion opportunities, and this could occur in concert with a neighborhood planning effort. The Gurney Mill site might be more attractive to potential development partners if the adjacent amenities are improved or increased. In a similar vein, upgrading the surrounding transportation and pedestrian network would give future development something to “plug in to” if and when new development occurs. M L K a t R i d g e w o o d - “ B e f o r e ” PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.68 M L K a t R i d g e w o o d - “ A f t e r ” L O O K I N G S O U T H PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.69 District Eight – McQueen Smith South Vision. An important intersection, both from a transportation and land use standpoint. The access to both the interstate and Prattmont/Downtown has incentivized the extension of the Home Place development south and west. New office development and residential neighborhoods have sprung up, with locally serving commercial nodes at key points in the district. As the centerpiece, a new 200+acre Regional Recreation Center has been built with a partnership among the City, Autauga County and private industry. It attracts hundreds of events and thousands of visitors a year, most of whom also shop at local stores and dine in local restaurants. Linked as well – via road and multi-use paths – to the Robert Trent Jones course and the revitalized Cooter’s Pond Park, this district has become known as a recreational epicenter, not just of Prattville but of the Montgomery metro area. Existing considerations. The convergence of three roads – US 82, Memorial Drive South and McQueen Smith South – gives this district unmatched accessibility to the rest of Prattville. Coupled with the large amount of undeveloped land contained within, it should be a very attractive to redevelopment. Two of the major corridors in the district are tagged for transportation improvements, and the northeastern portion is already part of the existing Home Place master plan. The topography here ranges from flat to rolling, and only becomes challenging as it moves to the southern tip of the district. The only hindrance to active redevelopment seems to be the prevailing growth trend to the north, hard by the I-65 corridor. Planning District Eight - McQueen Smith South US 82 M C Q U E E N S M I T H M E M O R IA L D RI V E S O U T H PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.70 �� Figure: 3.6 - District Eight Framework Plan Medium-Density Residential Mixed-Use Transitional Recreation & Open Space LEGEND:New multi-use path on McQueen Smith will help improve connectivity to this district Large vacant parcel is potential site for new regional recreation complex New development should create new and connect to existing street grids Make sure new uses are compatible with adjacent single-family neighborhoods Find opportunity to improve connections to Cooter’s Pond Park Mixed-use development to add residential as well as neighborhood-serving commercial Medium-density residential could be used to develop shallow parcels Look for paths to connect to Whetstone Park and the industrial district H I G H W A Y 8 2 S O U T H M E M O R I A L D R . M C Q U E E N S M I T H PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.71 Future development. In this area as much as any, the market should be allowed to inform growth. This district can support a wide array of uses (allowable within a new mixed-use designation), from office and housing (especially in the home place area) to recreation and industry (figure 3.6, preceding page). That is not to say the area is without challenges. The Memorial Drive corridor in particular is hemmed in by constrains of the parcels that line it, and from railway proximity in the south. The current development gravity is directed north, away from this area. Access to nearby Whetstone Park is circuitous at best. However, with some direction – and potentially incentivization – from the City, this district could become the recreation hub that has been envisioned. Policies. Most pressing in this area is the advancement of the Recreational Facility. The current advocates are in an ad hoc position; to push this project, the City should set up a formal study committee for the location, financing and design of the facility. This might also be an area in which it is advisable to create incentives for job creation. The attraction of offices (towards the east) or industry (towards the south) to this area might warrant similar measures as were taken in garnering the retail core on Cobbs Ford. Sample image: Regional Recreation Center PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.72 District Nine – Dosterville Vision. Large, undeveloped parcels are becoming scarce within the City limits, and this district represents some of the largest. Most likely, a tract of this breadth would attract what is called “greenfield development”: A whole new neighborhood built out, including new streets, sidewalks and path; new parks and trails; new housing and amenities; and new neighborhood centers. Given its proximity to Downtown, this would be almost ideal as a “new urbanist” mixed use project, and it would have the added benefit of helping to renew a somewhat neglected stretch of South Memorial Drive. Existing considerations. This report has talked at length about growth trends to the north, but available and usable land to the south should not be overlooked. In particular, the Dosterville District has many upsides. It is large and contiguous; it is controlled by a relatively small number of owners; it is, for the most part, underdeveloped; it is near existing schools; it is very close to Downtown; and, it has excellent access to the interstate via US 82. Future development. While not an ideal location for a commercial or industrial center, this district is well- suited for a large-scale, multi-phase new-urbanist style development. The bulk of the use would be housing, and the majority of that would be single-family, though that in itself could provide a variety of types and price points. Given the potential scale of the development, one or more greenspaces would be included, as would trails and multi-use paths connecting within and beyond the site. Typical to most projects of this type, there would also be a neighborhood retail node, or town center. This would not be of a size to rival Downtown, let alone Cobbs Ford, but would be focused on providing services to the immediate neighbors. Planning District Nine - Dosterville M E M O R I A L D R IV E S O U T H U S 8 2 D O S T E R R D . Policies. Given that a project such as this would be on the longer-term horizon, the policy focus at this point should be upon creating an amenable zoning framework. If there is some funding availability, some beautification efforts along the US 31 South corridor might enhance the marketability of the properties, as would building up a paths and trails network around them. PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.73 District Ten – Washington Ferry Vision. The south and west areas of Prattville have been growing; not as much as the north and east, to be sure, but they have been growing nonetheless. In looking at the market assessment, it is believed that at some point in the near future, a critical mass may be reached for creating a neighborhood commercial node to serve this part of town. As a crossroads in the area, the Washington Ferry District is a likely target. The development could entail a grocery store, and several ancillary retailers and establishments. Ideally, it would also have an enhanced level of pedestrian and bicycle connectivity to the surrounding neighborhoods and perhaps even plug in to a broader trails network. Existing considerations. Centered on the US 82 corridor, the district has easy access to the interstate to the east, though its distance from I-65 gives it less of a center of gravity for redevelopment. There is some existing, low-density commercial development on some of these parcels, which could be redeveloped, or just refurbished and amended. The surrounding land uses are a hodge-podge of single-family residential neighborhoods, mobile home parks, and various scales of industry, including the nearby International Paper facility. As such, there is a good deal of potential customer traffic that moves through the district on a daily basis, something that is crucial to attracting commercial development. Future development. Locally-serving retail, most likely with a grocery store anchor. Other uses might include services and restaurants, and potentially institutional or governmental functions that might want to locate in this part of town. This would create a small “town center” to serve the people who live and work in the immediate area. Planning District Ten - Washington Ferry U S 82 H W Y . 1 4 W E S T W A S H I N G T O N F E R R Y Policies. This area is farther down on the list of growth pressure districts, so the City is best advised to simply monitor growth in and around the district, and watch for additional residential development that might tip the scale towards active planning for retail. While the Washington Ferry intersection is considered an attractive location for such development, it is by no means the only viable location. Ergo, the City can allow the market to dictate how and where a new node might be created, without having to provide incentives, so long as the development fits in with the general guidelines set forth in the vision. PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.74 District Eleven – Airport Area Vision. A small neighborhood node that also functions as a formal gateway into Prattville from both the Airport and Autaugaville. A collection of small shops and restaurants at the central intersection might also incent some residential redevelopment on the adjacent parcels. Existing considerations. A very low-density area, bordering on rural, the hook in this district is the location of the airport. Considering the growing tourism draw for the City, as well as the increased number of sporting tournaments (fishing and golf, primarily), and the relative remoteness of the Montgomery Airport, it is anticipated that Grouby Field will only get busier. There are some additional street connections to be made in and around the district, and these should vastly improve local connectivity. Future development. Small in scale – one story likely, two stories maximum – retail commercial around the main intersection, with new single-family housing on the surrounding lots. This housing could be slightly more dense than existing (quarter- or half-acre lots), and should have pedestrian connections to the new node. Minor traffic improvements along Highway 14 should improve the general function of the corridor that runs through the middle of this district. Policies. Monitor. A low-pressure area, this district should be considered a ‘target of opportunity’. If a potential development interest approaches the City, be prepared to shape the vision outlined in the Project Prattville report. Planning District Eleven - Airport Area H I G H W A Y 1 4 W E S T O L D A U TA U G A V I L LE RD . PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.75 The following designations represent the remaining areas of Prattville that do not fall into one of the previous Planning Districts. For the most part they are residential in nature, and thus have the primary concerns of preservation and modulated growth, but they are addressed here in very general terms regardless. Despite the fact that they are not, with the exception of Downtown, targeted development areas, most have very specific issues facing them. These are outlined in the subsequent pages. Downtown Historic District. Despite the official designation, there are still a few outstanding issues left to be addressed. One of the most frequently cited was the lack of clarity with regard to infill strategies in the district, especially in properties off the main corridor. Another is the addition of program to the Downtown area itself. Based one the market assessment’s recommendation of creating an additional draw or draws to Downtown, it would be helpful to analysis what these draws might be – a park, public amphitheatre, fine arts performance center, etc. – and where they might be located, as well as how those locations would impact the historic character of the district. One strategy might be to conduct a neighborhood plan specifically to address redevelopment in the historic district on a parcel by parcel basis. In fact, the opportunity could be taken to expand that study into Planning District Five and create a complete neighborhood plan from the trestle to the creek. Intown Neighborhood District. This encompasses almost all of the residentially-designated land within the old city limits (that is, those parts not recently annexed). The focus that has been stated throughout the process is upon maintaining the integrity and character of the existing neighborhoods and protecting them from incursion by incompatible – out- of-scale, non-complementary use – development, Intown Neighborhood District Rural Neighborhood District North Neighborhood District Planning Districts Map Downtown Historic District Northern Growth District PLANNING DISTRICTSS e c t i o n 2 . 3 � � � � � � �� P R O J E C T PRATTVILLE2.76 while encouraging better connectivity and increased greenspace and amenities. For the most part, any property that currently rests in this designation should stay in this designation unless a profoundly compelling reason suggests otherwise. Rural Neighborhood District. Consisting by and large of the land to the south and west of US 82, this district varies slightly from the Intown Residential counterpart in two respects: First, there is more potential for infill residential growth in this district, and second, acceptable densities should be much lower. This area is much more rural in character, and residents expect that character to be maintained, even if new housing stock is built. One issue to monitor is the installation of development just beyond the city limits, in the unincorporated County. Using the Extended Future Land Use map in concert with County cooperation, Prattville can ensure that developers can not subvert community vision simply by crossing a municipal boundary. North Neighborhood District. Currently comprised of two separate areas – one to the northeast, along the I-65 corridor, and one to the northwest – these are residential neighborhoods that may see more new growth pressure than the other two neighborhood districts, and at potentially a higher density. Care should be taken to maintain the existing atmosphere of these neighborhoods without restricting adjacent growth. In most cases, new land use should be of the residential variety, though complementary land uses – neighborhood commercial, small office, institutional, etc. – can be considered on a case by case basis. North Growth District. Though not identified as such on the maps – since it not technically a part of the City of Prattville, this “District” represents the likely growth corridor to the north of town, extending all the way to the Pine Level interchange. Per the EFLUM, most of this is seen as single family development, with a concentration of mixed-use and commercial around the interchange proper. However, if the City annexes some or all of this area, it may want to consider adding one or more Planning Districts at key points. These might be at the aforementioned interchange; at a new, mid-point interchange; at the intersection of US 31 and the as-yet unbuilt Fairview Extension; or any other potential points of interest. Sample images: Residential types