2305 May 01 PC Pkt - Draft102 West Main Street \ Prattville, AL 36067 \ 334. 595.0500 \ prattvilleal.gov
BILL GILLESPIE, JR.
MAYOR
J.SCOTT STEPHENS, AICPDIRECTOR
CITY OF PRATTVILLE PLANNING COMMISSIONAGENDA SPECIAL MEETING May 1, 2023 11:00 a.m.
Call to Order:
Roll Call: Mayor Gillespie, Councilman Chambers, Chairman Gardner, Vice-Chairman Daniel, Deputy Fire Marshal Allen, Mrs. Carpenter, Mr. Hayden, Mr. King, and Mr. Mullins.
Minutes:
None
Committee Reports:
Old Business:
None
New Business: 1.Master Plan: Riverfell PUDLocation; Highway 82 E Bypass Owner: Riverfell I, LP; (RFA 1/RFB I/RFD I) Representative: Riverfell I, LP-Halieus, LLC
Public Hearing
District 7
Miscellaneous:
Adjournment:
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Riverfell Master Plan Page 1 of 4
Planning Commission Staff Report
PROJECT NAME: Riverfell PUD Master Plan
MEETING DATE: May 1, 2022
A. BACKGROUND:
Applicant/Representative: Bradley Neave; Halieus, LLC
Owner: RFA I, LLC; RFB I, LLC; RFD I, LLC
Property Location: Highway 82 E, across from Old Quarters Rd
Property Identification:
Elmore County: 2604190001002000, 2604190001002001,
2604180001006002 Autauga County: 19062410000020020
Property Size: 232 +/- acres
Future Land Use Map (FLUM)
Designation: Medium Density/Greenspace
Current Zoning District: PUD (Planned Unit Development)
Existing Land Use: Vacant / Undeveloped Land
B. DEVELOPMENT STATUS & HISTORY:
Previous Requests:
May not be exhaustive
PUD Preliminary Plan Approval by PC – July 21, 2022
PUD Zoning Approval by Council – September 6, 2022
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Riverfell Master Plan Page 2 of 4
C. SURROUNDING LAND USE AND ZONING:
D. EVALUATION/COMMENTS:
Street Connectivity: The proposed Master Plan fronts along US Highway 82. The plan also proposes connections
northward to Constitution Ave and eastward toward Cooters Pond.
Water/Sewer: Public water and sewer is available in the area.
PUD (Planned Unit Development District Standards:
Lot requirements for uses in P.U.D zoning include the following:
Density, building height and setbacks must conform to the standards in Table 6-4. Requirements in
excess of, or different from, those in Table 6-4 must be specified in the Master Plan as well as any
additional proposed standards. Unless other standards are proposed by the applicant and approved
with the Master Plan, the area and dimensional requirements in Article 7 for townhouses, patio homes,
multifamily and other residential uses apply. Multifamily may be two stories above ground level or may
include two stories of multifamily above ground floor commercial or other nonresidential. (§6.04.04)
Direction Land Use Zoning
North Residential (Hedgefield Subdivision) PUD
South Undeveloped FAR
East Developed (Golf Course) FAR
West Residential (McClain Landing) R-3
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Riverfell Master Plan Page 3 of 4
PUD Master Plan Procedure (§ 6.04.02)
The PUD Master Plan must conform to the preliminary master plan submitted as the basis for rezoning. It
should incorporate any modifications recommended or required as conditions by the Commission and Council.
Any required conditions must be clearly indicated in the proposed Master Plan.
Staff Note: The Council placed the condition that multi-family would not exceed two stories from ground level, or not exceed two stories above ground floor retail/non-residential. The applicant is requesting an amendment to that height restriction, which will require further approval from the Council.
The Commission will conduct a public hearing on the proposal in conformance with the procedures and notice
requirements normally used for subdivision proposals.
After the Commission conducts the public hearing, it will:
1) Request additional information and reconsider the proposal at a later meeting;
2) Grant conditional approval and specify modifications, which would make the project acceptable;
3) Disapprove the proposal. If disapproved by the Commission, the applicant may appeal the decision to the Council; or
4) Approve the proposal. After approval of the Master Plan, the applicant may apply for preliminary plat approval in accordance with the Subdivision Regulations or apply for Building Permits, as appropriate.
Staff Comments:
The purpose of a Planned Unit Development (PUD) is to provide flexibility to allow variety in design, siting of
structures, and combination and mixing of uses (§ 6.04.01 (1)). The general objectives of a PUD are to promote
choice in housing types, preserve natural features such as topography, make efficient use of land that could include
flexibility in infrastructure, and be harmonious with the comprehensive plan (§ 6.04.01 (2)).
The proposed Riverfell PUD includes office, commercial, multi-family, single-family attached, and single-family
detached uses. The proposed design is mindful of the natural topography of the land, and conforms to the general
provisions of Project Prattville 2040 that promote pedestrian mobility, image and appearance enhancement, and
flexibility in land use and density controls to facilitate quality investment.
A proposed Master Plan must conform to the Preliminary Master Plan, with any changes that were required by the
Commission or Council (§ 6.04.02 (2) (a)).
The proposed Riverfell Master Plan is in substantial conformance to the approved Preliminary Master Plan, except
for an amendment request to the multi-family condition placed by Council. Council stipulated that the “multi-
family portions of the development may not exceed two stories above ground level (total of two stories), or in the
alternative, two stories above ground floor commercial or other non-residential space (total of three stories).” The
approved Preliminary Plan included 550 units in the multi-family area (“Planning Area 15”), which was then
restricted to two-stories by Council. In this proposed Master Plan, the request is to reduce the multi-family area
(“Planning Area 15”) to a maximum of 350 units (a 200 unit reduction), but to allow up to four stories of height,
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Riverfell Master Plan Page 4 of 4
with no restriction on the ground floor. The request is also to remove the height restriction on the Senior Living
area (“Planning Area 1”). This reduction in overall units, but allowing more height, allows for a denser building
form and a reduced building footprint.
Reviewed by: Scott Stephens, City Planner
Recommendation: Approve (amendment will need to be approved by the City Council)
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Page 1 of 2 Planning Commission PUD_MasterPlan_202303.docx
Planned Unit Development – Master Plan Application City of Prattville, Planning & Development Department 102 W. Main St. Prattville, AL 36067 (334) 595-0500 / planning@prattvilleal.gov
Name of Project: ______________________________________________________________________________________
Location of Project: ____________________________________________________________________________________
Name of Applicant: ____________________________________________ Phone: _________________________________
Address: ____________________________________________________ Email: __________________________________
The applicant will be the point of contact for communication with city staff
Name of Owner: ______________________________________________ Phone: __________________________________
Address: _____________________________________________________________________________________________
Date of Preliminary Master Plan Approval by City Council: ___________________________
Does this master plan conform to the approved preliminary master plan, including any required conditions?
Required Items for Submission: mark as included
_____ Six (6) complete, paper copies of plan
_____ Electronic copy of plan (PDF; may be submitted via USB flash drive or emailed—we can’t receive email >25mb)
_____ Completed Application Checklist (page 2 of this document)
_____ Designation of Agent form (if applicant is not property owner)
_____ Fee(s)
Partial or incomplete applications will not be accepted.
I have read the above statements and warrant in good faith that I understand and will comply, that my application is complete, and that the
information submitted is true and correct.
Applicant Signature: _________________________________________________________________ Date: ______ / ______ / _________
Yes
No
The applicant has 180 days from approval by the Council to submit the Master Plan to the Planning Commission. Upon request, the Planning Director may extend this time by 60 days.
If the Master Plan is not submitted within this time period, the Council may take necessary action to revert the zoning to its previous classification.
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Page 2 of 2 Planning Commission PUD_MasterPlan_202303.docx
PUD – Master Plan Application Checklist
Name of Project: ____________________________________________________________________________________________
All items must be marked. Plans must be fully compliant with the Prattville Zoning Ordinance and other applicable regulations.
This checklist is provided as an aid in the process.
Mark ‘X’ or ‘’ if attached or understood, or ‘N/A’ if not applicable.
_____ The property boundaries
_____ An area map showing the applicant's entire holding and all properties, subdivisions, and streets adjacent to the property
_____ Topographic map with five-foot contour intervals; however, if slopes exceed three percent, or portions of the site have a moderate
to high susceptibility of erosion, flooding or ponding, contour intervals of not more than two feet must be provided along with an
overlay outlining the above susceptible soil
_____ Staging plan showing areas already developed, areas for which development approval is being requested, and areas for future
development with approximate timetable for completion
_____ Proposed PUD land use districts
_____ Proposed use plan showing the location and acreage of distinct land use areas including:
_____ Type and number of structures to be built by area (i.e., detached single-family, attached
single-family, multifamily, retail, office)
_____ Density of each residential area calculated in net acres
_____ Site plan showing location, use, scale and orientation of all buildings other than detached
single-family dwellings
_____ Conceptual lotting plan for any attached or detached single-family development
_____ The internal street network, including whether streets will be public or private, shown in relationship to external streets (with street
name and existing right-of-way width noted)
_____ Open space plan, including identification of improved and unimproved open spaces and area and overall dimensions of each open
space counted toward PUD requirements
_____ Parking master plan, including location and circulation pattern of all nonresidential and common parking areas, with access to
internal and external streets
_____ Location of outdoor storage, if any, including drains, culverts, retaining walls and fences
_____ Signage master plan, including location, height and size of all freestanding signs (separate sign permits still required)
_____ Landscaping design approach to parking lot landscaping, screening, buffers and open spaces
_____ Design approach of lighting facilities
_____ Master Plan Narrative:
• Evidence that the proposal is compatible with the Comprehensive Plan
• Evidence that the proposal meets the purpose for PUD development and community objectives in §6.04.01.2 and description of community
benefits to be achieved as described in §6.04.02.2.e
• Prototype development plans and schedule to show lot sizes, setbacks, typical structure arrangements, individual access and parking
provisions
• Complete description of all normally required zoning and subdivision standards to be modified and proposed alternative standards
• Description of community facilities to be provided, such as school sites or recreation facilities, or statements on which existing facilities will be
used by the proposed residents of the project. This must include an assessment of the impact on services such as police and fire
• Proposed restrictive covenants including how any common open spaces and facilities are to be owned and maintained; design standards and
method of implementation
• The proposed method of financing
_____ I understand I must comply with the whole Zoning Ordinance and other applicable rules and regulations
I have completed the above and warrant in good faith that I understand and will comply, that my application is complete, and that the
information submitted is true and correct.
Applicant Signature: _________________________________________________________________ Date: ______ / ______ / _________
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RIVERFELL
Planned Unit Development
PUD ___
Prepared for: City of Prattville
City Hall Annex
102 West Main Street
Prattville, AL 36067
Contact: Mr. Scott Stephens, Planning Director (334) 595-0500scott.stephens@prattvilleal.gov
Submitted by:
RFA I, LLC / RFB I, LLC / RFD I, LLC
127 West Main Street Prattville, AL 36067
Contact: Mr. Bradley Neave, Community Builder
(813)928-7875
bneave@halieus.com
Prepared by:
Rich Brasher Urban Designer, LLC
1895 Edinburgh Terrace NE
Atlanta, GA 30307
Contact: Rich Brasher (760)936-3248
brasherrich@gmail.com
April 17, 2023
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Riverfell Planned Unit Development (PUD) City of Prattville, AL April 2023
Table of Contents
PAGE
RIVERFELL PLANNED UNIT DEVELOPMENT NARRATIVE 1
Context – Exhibit 1 6
Boundary, Topography, and Drainage – Exhibit 2 7
Master Plan – Exhibit 3 8
Land Use Summary – Table 1 9
Planning Areas – Exhibit 4 10
Circulation Plan – Exhibit 5 11
Street Sections – Exhibit 5A 12
Street Section – Exhibit 5B 13
Parks and Open Space Plan – Exhibit 6 14
Water and Sewer Utilities Plan – Exhibit 7 15
Planning Area 1 – Exhibit 8 16
Planning Area 2 – Exhibit 9 17
Planning Area 3 – Exhibit 10 18
Planning Area 4 – Exhibit 11 19
Planning Area 5 – Exhibit 12 20
Planning Area 6 – Exhibit 13 21
Planning Area 7 – Exhibit 14 22
Planning Area 8 – Exhibit 15 23
Planning Area 9 – Exhibit 16 24
Planning Area 10 – Exhibit 17 25
Planning Area 11 – Exhibit 18 26
Planning Area 12 – Exhibit 19 27
Planning Area 13 – Exhibit 20 28
Planning Area 14 – Exhibit 21 29
Planning Area 15 – Exhibit 22 30
Planning Area 15A – Exhibit 23 31
Planning Area 16 – Exhibit 24 32
Planning Area 17 – Exhibit 25 33
Planning Area 18 – Exhibit 26 34
Mixed-Use Area 1 – Exhibit 27 35
Mixed Use Area 2 – Exhibit 28 36
Landscape Design Concept – Exhibit 29 37
Lighting Design Concept – Exhibit 30 38
Signage Design Concept – Exhibit 31A 39
Signage Design Concept – Exhibit 31B 40
Signage Design Concept – Exhibit 31C 41
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PLANNED UNIT DEVELOPMENT NARRATIVE
Riverfell Planned Unit Development Narrative
Evidence that the proposal is compatible with the Comprehensive Plan
The Comprehensive Plan states that Prattville has the potential to see between 1,090 and 1,535 new
houses in the next five years. The true numbers are likely to be significantly higher, as the growing
number of employees permitted to work remotely are looking to exit overpriced and overcrowded
cities. Those who grew up in Prattville, but moved away for school or career, are also starting to
return here to raise their families, as it is safer, has a lower cost of living, and more closely aligns with
their core values.
To demonstrate compatibility with the Comprehensive Plan, one needn’t look further than the Plan
itself. The following excerpt provides a strong case that Riverfell is not only compatible but greatly
needed. “Efforts to manage housing growth should focus on creating authentic, family-friendly
neighborhoods rather than sprawling, generic neighborhoods. Neighborhoods should feature a
varied housing stock – different sizes and styles. They are designed to be safe and comfortable for
people of all ages, including having slow-traffic streets, sidewalks and a common open space or
public park in walking distance.”
Community input also reiterated this strong desire for housing choice for people in all stages of life—
married couples with children and without, young singles and older ones, empty nesters and so on.
Riverfell will provide these options, as well as assisted senior living.
Infill development was another key element highlighted in the Comprehensive Plan – developing
locations where infrastructure is already in place, but that for various reasons, have been skipped
over in the past. While larger in size than most infill projects, Riverfell will achieve the desired
outcome by adding vitality to existing commercial, retail and recreational areas nearby.
The design and development of Riverfell will be undertaken with a keen eye on overall density.
Riverfell will also place a great emphasis on street connectivity, with the aim to disperse traffic more
easily. In addition to incorporating alley-loaded homes, the residential streets will all have
sidewalks and canopies provided by vegetation and trees, something called for in the Plan.
Evidence that the proposal meets the purpose for PUD development and community objectives in
the Zoning Ordinance and description of community benefits to be achieved as described in the
Zoning Ordinance.
Purpose for PUD Development
Riverfell meets the core purpose for PUD development, as Riverfell will not only offer a wide variety
of housing sizes, types, and designs, but will do so with differing lot sizes and strategic lot
placement throughout the development. Riverfell will also embrace the PUD’s planned purpose of
offering a combination of uses through horizontal transition zones, and other thoughtful
integrations of residential and commercial uses. Riverfell will be fully compatible with all of the
surrounding neighbors and will also preserve a large amount of the natural acreage along Fay
Branch.
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PLANNED UNIT DEVELOPMENT NARRATIVE
Community Objectives
Riverfell will achieve the intended community objectives for PUD developments by providing a
range of lot size options from 3,000sf to 10,000sf, as well as housing options from attached
townhomes to custom estate homes. This will make Riverfell a desirable environment regardless of
the resident’s stage of life, or socio-economic status.
Preserving natural areas and creating green spaces was paramount during the land planning phase.
In addition, the topography will be embraced as opposed to clear cut and heavily graded. Riverfell
will be filled with naturally sloping terrain and inclines as well as trails to enhance the walkability
and connectivity of the neighborhood.
By embracing New Urbanism, while remaining aligned with the Comprehensive Plan, Riverfell will
become one of the area’s most desirable environments for any lifestyle or stage of life, something
that could not be achieved outside of a PUD.
Community Benefits
In exchange for the flexibility conferred by PUD designation, developments are required to feature at a
minimum, one benefit. Riverfell aims to go above and beyond, featuring a multitude of benefits including, but
not limited to.
•Quality construction, with a preference for masonry products, in an amount
to exceed the minimum set forth in the PUD designation.
•Alley-loaded homes in the central part of Riverfell, especially along all
Boulevards and secondary roads. This will ensure that garages and parking
areas will not dominate the public view and will maintain curb appeal for all
residents.
•Feature a range of housing types and sizes appropriate to all stages of life.
•Riverfell will provide substantial amounts of open spaces and conservation
areas, with a focus on interconnectivity through walking trails, especially in
areas that are more intensively developed.
•Incorporating bike and walking paths to ensure safe passage throughout the
development, and between community destinations, for all modes of
transportation.
Prototype development plans and schedule to show lot sizes, setbacks, typical structure
arrangements, individual access and parking provisions.
Riverfell will be offering a wide range of product and will allow the market, within reason, to dictate
the specific type and unit counts for future development. By employing this forward-thinking
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PLANNED UNIT DEVELOPMENT NARRATIVE
approach, we are requesting a degree of flexibility in how future lot sizes and setbacks may be
brought to market. The submitted lotting plan serves as a framework from which to make density
and unit count predictions, therefore it is impractical to present a final schedule of lot sizes, setbacks,
and other development standards.
We would like to present instead, the following narrative for consideration. Riverfell will have
residential lot sizes ranging from ~3,000 SF to ~10,000 SF. Setbacks will vary in the mixed-use districts
from 0’ to 15’, residential lots will aim to have 10’ setbacks in the front, and 5’ setbacks on the rear
alley. All streets and alleys will adhere to the minimum widths necessary for public utilities and fire
apparatus to safely and effectively serve the development.
There will be numerous structure arrangements – mainly rear access residential, however lots will be
front access on the ridge roads. There will be attached brownstones and townhomes. There will be
semi-detached single-family units, fully detached single family units. In some instances, residents will
front onto a common greenspace with walkability to all areas of Riverfell, others will front secondary
roads in close proximity to the retail sector.
Riverfell will look to incorporate unique offerings like courtyard cottages, fourplex and side yard
homes. Each of these will provide a wide range of housing options, any of which will be presented to
the Planning Director prior to the final plotting process.
All single-family homes will have direct access to off-street parking, most other units will have a
mixture of direct access off-street parking as well as on-street parking within close proximity.
Multifamily will have dedicated areas for off-street parking.
All primary and secondary loop roads will have on street parking, in line with the relevant usage. For
example, retail dominant streets will have diagonal parking, whereas higher traffic roads will have
smaller pockets of parallel street parking.
Required zoning and subdivision standards to be modified and alternative standards to be
proposed.
•While the overall development is projected to be 5.67 DU per Gross Acre, well below the
9 DU per Gross Acre requirement for Residential Developments and even further below
the 12 DU per Gross Acre recommendation for Mixed-Use, required zoning changes will
be needed for several distinct use areas to achieve projected density for Senior Living,
Townhouses and Multifamily.
•Every effort was made during land planning to incorporate all of the minimum setbacks and
right of ways, etc. – there will likely be a few instances in which a modification to setback is
necessary to achieve a specific result (wider or narrower sidewalks, preserving a heritage
oak, etc.) where cannibalizing something of lesser importance is simply not feasible.
Any specific modifications will become apparent as civil engineers compile their reports and plans.
Secondly, exact building dimensions and orientation will be determined with our specific
development partners (Senior Living, Branded Day Care, Medical Offices, etc.). At no point will the
development proceed with alternative standards without first obtaining approvals from the City
Planner and the various City departments.
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PLANNED UNIT DEVELOPMENT NARRATIVE
A general description of community facilities to be provided, such as school sites or recreation
facilities, or statements on which existing facilities will be used by the proposed residents of the
project. This must include an assessment of the impact on services such as police and fire
Like many other successful Master Planned communities, Riverfell will offer a number of
community facilities to enhance the lives and experiences of residents, workers and shoppers.
Additionally, Riverfell will truly be a cradle to career to care neighborhood. A small list of these are:
•Walking and Bike Paths for Interconnectivity within Riverfell
•Benches along Paths
•Resident Swimming Pool
•Neighborhood Serving Retail (Coffee, Sandwiches, Sundries, etc.)
•Regional Serving Retail (Boutique, Non-Big-Box)
•Raquet Facilities (Pickle Ball and/or Tennis)
•Green Spaces with Bench Seating
•Golf Cart Friendly
•Medical Office Buildings
•Class A Office Building
•Assisted Senior Living Facility
•Branded Day-Care Facility
Preliminary information regarding restrictive covenants and form of ownership and maintenance
of any common open spaces and facilities.
Riverfell will be subject to a set of restrictive covenants that are common among other master planned
communities nationwide. These covenants will include, but not be limited to, guidelines regarding
architecture, rental and leasing restrictions, limitations on commercial usage, restrictions on pet
ownership, requirements for exterior maintenance and landscaping, and designated hours of operation.
These regulations will help to ensure that the development maintains a consistent and high-quality
appearance, while also protecting the interests of the community and its residents.
The development will offer various forms of ownership, including residential properties available for
purchase or rent, medical office space for sale or lease, and Class A office space for lease. Given the
proximity to the Robert Trent Jones golf course, there is also the potential for highly managed, private
sector accommodations. These various forms of ownership will cater to a range of needs and lifestyles,
providing opportunities for individuals and businesses to find the perfect fit for their needs within
Riverfell.
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PLANNED UNIT DEVELOPMENT NARRATIVE
Common areas and facilities within the community will be maintained privately through a homeowner’s
association (HOA). This will help to ensure that these areas are well-maintained and available for the
enjoyment of all residents. The HOA will be responsible for overseeing the upkeep of common areas such
as parks, playgrounds, and recreational facilities, as well as ensuring that all community amenities are in
good working order. This approach will help to create a sense of community within the development,
while also ensuring that all residents have access to high-quality amenities and facilities.
The proposed method of financing.
The land for Riverfell’s mixed-use development is owned outright by Riverfell I, LP, and its subsidiaries
RFA I, RFB I, and RFD I. To bring this vision to life, partners have been recruited for each facet of the
development, and each component will be financed using a combination of different methods. While
some areas of the development will be financed internally, others will utilize a combination of LP
agreements and conventional loan structures. The financing approach for later phases of the
development will be primarily through cash-flow.
This multi-faceted financing strategy will allow for flexibility and adaptability in bringing the different
components of the development to fruition. By utilizing a variety of financing approaches, the
development can progress in a way that is sustainable and feasible, while also minimizing financial
risk. The involvement of partners for each component of the development will also help to ensure
that the highest levels of expertise and resources are brought to bear for each aspect of the project.
Ultimately, this multi-faceted approach to financing Riverfell’s development will help to ensure that
the project is both financially viable and economically sustainable over the long-term. With a diverse
range of financing sources and partners involved, the development will be well-positioned to achieve
success in each of its various components, and to create a thriving, dynamic community for years to
come.
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CONTEXT
EXHIBIT 1
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BOUNDARY, TOPOGRAPHY, AND DRAINAGE
EXHIBIT 2NORTH
NTS
AUTAUGA COUNTY
ELMORE COUNTY
Note: Deten�on
requirements to be
determined with
City Engineer
FAY BRANCH
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MASTER PLAN
EXHIBIT 3
NORTH
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LAND USE SUMMARY
TABLE 1
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PLANNING AREAS
EXHIBIT 4
NORTH
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CIRCULATION PLAN
5 EXHIBIT
NORTH
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Riverfell
Boulevard
Entry, Wide Median
Wide median, no parking
Wide median, on-street
parking
Open space crossing, no median or parking
Precast concrete multiple
arch bridge
Loop Road
Residential
Street
Full section, with parking
Half section, with parking
Full section, with parking
Half section, with parking
Full section, private
Alley
Alley, private
Private Drives
Primary mixed-use loop,
angled parking
One-way, angled parking
Typical parking aisle
Circulation Legend
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STREET SECTIONS
EXHIBIT 5A
20’
PARKWAY
30’ PAVEMENT
WIDTH
VARIES 5’
MIN.
VARIES 5’
MIN. 6’
WALK
8’ PARKING 11’ LANE
11’
LANE 11’ LANE
11’
LANE 8’ PARKING
VARIES
5’ MIN.
VARIES
5’ MIN.
6’
WALK
20’ PARKWAY
30’ PAVEMENT
WIDTH
30’ - 40’ LANDSCAPED MEDIAN FOR
DRAINAGE AND STORMWATER TREATMENT
130’ – 140’
RIGHT-OF-WAY RIVERFELL BOULEVARD
(WIDE MEDIAN, ON-STREET PARKING) *
2% TYP.
2% TYP.
LOOP ROAD
(WITH PARKING, FRONTING RESIDENTIAL) *
* STREET GEOMETRY TO BE DETEMINED WITH CITY ENGINEER AND FIRE MARSHALL
SETBACK
VARIES 0’ TO 10’
LANSCAPE OR
WALKWAY
COMMERCIAL OR
MF RESIDENTIAL
RESIDENTIAL SF OR TH
SETBACK
VARIES
10’ MIN. LANSCAPE
OR WALKWAY
6’ WALK 6’ WALK
8’
LS
8’
LS
8’
PARKING
8’
PARKING
12’
LANE
12’
LANE
CL
14’
PARKWAY 14’ PARKWAY 40’ PAVEMENT WIDTH
68’ RIGHT-OF-WAY
2% TYP. 2% TYP. DR
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STREET SECTIONS
EXHIBIT 5B
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PARKS AND OPEN SPACE PLAN
EXHIBIT 6
NORTH
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Parks and Open Space Legend
Riverfell Community Parks and
Recreation Areas
Community Open Space, Pocket Parks, and Pedestrian Connections
Private Open Space and Recreation Facilities
Berms for Noise and Visual
Attenuation
Natural Open Space Preserve
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WATER AND SEWER UTILITIES PLAN
EXHIBIT 7
NORTH
NTS
City Wastewater
Treatment Plant
8" Sewer Line
Lee Audis Easement*
16" Sewer Line
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PLANNING AREA 1
EXHIBIT 8
NORTH
NTS
DAYCARE
DROP-OFF/PARKING
PLAY AREA
OPEN SPACE EDGE
TRAIL
PARKING AND CIRCULATION
BANK/INSTITUTION
TRAILHEAD
COMMUNITY GARDEN
PLANNING AREA 1 (COMMERCIAL)
Assisted senior living facility with 90 to
120 units in three- or four-stories. No
memory care. Parking for employees,
visitors, and residents.
Branded daycare facility with drop-off,
parking, and play areas.
Two bank or ins�tu�onal office
buildings of 3,200 sf each.
Private drives and 180 parking spaces.
Align entry drive to daycare with
roundabout.
SENIOR LIVING
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PLANNING AREA 2
EXHIBIT 9
NORTH
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PLANNING AREA 2
Open space edge lots with stepped pads to
allow for daylight basements.
Lots may vary in width, but contain a
MINIMUM of 10,000 square feet.
Front setback is 15 feet minimum.
Garages may be detached or atached, but
front-facing garage doors must be set back 10
feet minimum from primary facade.
Swing-in/side-loaded garages may have their
side wall at the minimum front setback.
Side- or rear-facing garages are encouraged
to be located on the lower por�on of stepped
pads.
Public Streets with on-street parking.
Shown with 19 Lots. 21 lots maximum.
3.0 DUs per acre maximum on 6.9 ac.
PUBLIC ROAD WITH ON-STREET PARKING
NARROWING OF PAVEMENT AND ISLANDS
TO ENHANCE LANDSCAPE OPPORTUNITIES
NATURAL OPEN SPACE
CONNECTIONS TO STREET
OPEN SPACE EDGE TRAIL
CONNECTIONS TO STREET
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PLANNING AREA 3
EXHIBIT 10
NORTH
NTS
PLANNING AREA 3
Enclave of lots fron�ng on open space
edge with stepped pads.
Lots may be variable in size with an
AVERAGE of 5,000 SF.
Homes may be atached or detached.
Garages face the rear private alley.
Front doors are to face open space with
access provided via a perimeter trail to
first/lower level or a boardwalk to
middle/second floor.
Guest/auxiliary resident parking
provided internal to the site.
Private open space/garden area central
to all enclave residents.
Shown with 14 units. 15 units maximum
5.7 DU per acre maximum on 2.7 acres.
FRONT DOORS FACE
NATURAL OPEN
SPACE ACCESSED VIA
PERIMETER
TRAIL/BOARDWALK
GARAGES FACE PRIVATE
ALLEY
PRIVATE PARKING AND
GARDEN/RECREATION AREA
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PLANNING AREA 4
EXHIBIT 11
NORTH
NTS
PLANNING AREA 4
Open space edge lots with stepped pads to allow for daylight basements.
Lots may vary in width, but contain a MINIMUM of 10,000 square feet.
Front setback is 15 feet minimum.
Garages may be detached or atached, but front-facing garage doors must be set back 10 feet minimum from
primary facade.
Swing-in/side-loaded garages may have their side wall at the minimum front setback.
Side- or rear-facing garages are encouraged to be located on the lower por�on of stepped pads.
Public Streets with on-street parking.
Shown with 5 Lots (maximum).
2.6 DUs per acre maximum on 2.1 ac.
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PLANNING AREA 5
EXHIBIT 12
NORTH
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PLANNING AREA 5
Alley-Loaded Lots of variable width with an AVERAGE lot
size of 5,000 SF.
Primarily detached homes, but may include up to 5%
Cotage Court or townhome units.
Homes are accessed via public streets with on-street
parking. Garages face rear alleys.
Front setback is 10 feet minimum. Usable front porches are
encouraged to take advantage of close proximity to
sidewalks.
Open space trail connec�ons between PA 2 lots.
Pocket parks and enhanced medians encouraged to
disperse open space ameni�es within neighborhood.
Pedestrian connec�ons provided between PA 6 lots to
reach Riverfell Boulevard and community des�na�ons.
Shown with 81 Lots. 83 lots maximum.
4.5 DUs per acre maximum on 18.4 ac.
PEDESTRIAN
CONNECTIONS
POCKET PARKS AND
MEDIANS DR
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PLANNING AREA 6
EXHIBIT 13
NORTH
NTS
PLANNING AREA 6
Riverfell Boulevard alley-loaded lots showcasing prominent
architecture along primary circula�on element.
Lots may vary in width, but contain a MINIMUM of 8,000 square
feet.
Homes are detached and front on the public street (Riverfell
Boulevard).
Garages may be atached or detached, but all are accessed via a
rear alley.
Shown with 21 Lots. 22 Lots maximum.
3.7 DUs per acre maximum on 5.9 ac.
PEDESTRIAN CONNECTIONS
FROM PA 5 TO RIVERFELL
BOULEVARD.
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PLANNING AREA 7
EXHIBIT 14
NORTH
NTS
PLANNING AREA 7
Thema�c primary circula�on element for the community.
Riverfell Boulevard alley-loaded lots showcasing prominent
architecture along primary circula�on element.
Cross-sec�on varies along length, with median prominent from
entry at Highway 82 to the roundabout before crossing the
open space corridor.
On-street parking allowed beginning along PA 12 frontage.
Pedestrian crossings facilitated at intersec�ons.
See Circula�on exhibits for cross-sec�ons.
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PLANNING AREA 8
EXHIBIT 15
NORTH
NTS
PLANNING AREA 8
Secret Garden lots fron�ng on open space edge with stepped pads.
Lots may be variable in size with a MINIMUM of 3,000 SF.
Homes may be atached or detached. Garages face the rear public street or alley.
Front doors are to face secret crescent garden and natural open space with
access provided via a perimeter trail to first/lower level or a boardwalk to
middle/second floor.
Shown with 23 units. 30 units maximum.
7.8 DU per acre maximum on 3.8 acres.
SECRET CRESCENT GARDEN
FRONT DOORS FACE
NATURAL OPEN SPACE
ACCESSED VIA PERIMETER
TRAIL/BOARDWALK DR
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PLANNING AREA 9
EXHIBIT 16
NORTH
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PLANNING AREA 9
Lots in proximity to secret garden and natural open space.
Alley-Loaded variable width lots with 5,000 SF AVERAGE that may Include
stepped pads and accessed via public streets and alleys. Front doors face public
roads or internal open space/
Shown with 29 Units. 29 units maximum.
5.2 DU per acre maximum on 5.6 acres.
OPEN SPACE CONNECTION
FRONT DOORS FACE PUBLIC
ROAD OR OPEN SPACE
LOTS ENJOY PROXIMITY TO
THE CASCADES
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PLANNING AREA 10
EXHIBIT 17
NORTH
NTS
PLANNING AREA 10 (MIXED-USE)
The Cascade at Riverfell. Terraced Mixed-
use enclave stepping down to Creekside,
crea�ng an iden�ty as the heart of the
Riverfell community.
A series of open space terraces step
down from the oval green that is the
anchor of the Riverfell Promenade open
space to an overlook at the falls along
the creek, with the opposite hillside as a
green riparian backdrop.
The terraces are flanked by a MAXIMUM
of 10,000 SF of Retail/Commercial on
one side with residen�al above
consis�ng of 20 flats MAXIMUM in up to
two stories above the first level
commercial space.
Terraced townhomes define the
opposite edge of the open space
terraces with a MAXIMUM of 14 homes.
Parking is accommodated on-site off
private alleys or on the adjacent street at
1 space per 400 SF of commercial/retail
space.
34 units maximum on 6.4 acres with a
density of 5.3 DU per acre.
COMMERCIAL OVERLOOK TERRACES TOWNHOMES
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PLANNING AREA 11
EXHIBIT 18
PLANNING AREA 11
Alley-Loaded Lots of variable
width with an AVERAGE lot
size of 5,000 SF.
Primarily detached homes,
but may include up to 5%
Cotage Court or
townhomes on individual
lots. Diversity in residen�al
product type and size is
encouraged.
Homes are accessed via
public streets with on-street
parking. Garages face rear
alleys. Front doors face
public roads or internal
open space. Pedestrian
connec�ons �e homes to
the broader community.
Front setback is 10 feet
minimum. Usable front
porches are encouraged to
take advantage of close
proximity to sidewalks and
access to pedestrian
connec�ons.
Shown with 58 Lots. 60 lots
maximum at 6.5 units per
acre maximum on 9.2 acres.
NORTH
NTS
LOTS FRONT ON OPEN SPACE
PEDESTRIAN CONNECTIONS
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PLANNING AREA 12
EXHIBIT 19
NORTH
NTS
PLANNING AREA 12
Alley-Loaded Lots of variable
width with an AVERAGE lot
size of 3,000 SF.
Envisioned as primarily
townhomes on individual
lots stepping down the hill
from north by the
Promenade to the south.
Lots may include stepped
pads, such as those fron�ng
on the Promenade.
May include up to 5%
Cotage Courts or other
small-lot residen�al on
individual lots. Diversity in
residen�al product type and
size is encouraged.
Homes are accessed via
public streets with on-street
parking. Garages face rear
alleys. Front doors face
public roads or the
community open space of
the Promenade.
Front setback is 10 feet
minimum and usable front
porches are encouraged.
Shown with 81 Lots. 83 lots
maximum at 8.7 units per
acre maximum on 9.5 acres.
APPROXIMATELY 5%
GRADIENT ON STREETS
STEPPED PADS DR
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PLANNING AREA 13
EXHIBIT 20
NORTH
NTS
PLANNING AREA 13
Riverfell Promenade provides both a
figura�ve and literal connec�on
through the community – from the
entrance at Highway 82, along
Riverfell Boulevard to convey the
spaciousness of the community, and
thread together the neighborhoods
with pedestrian ways that lead to the
heart of the community at the
Cascades at Riverfell.
The 4.3 acres of open space may be
planned as a series of outdoor
rooms, linked together through
pedestrian walkways, and
programmed with various landscape
opportuni�es and passive uses.
Homes front the open space from
flanking residen�al planning areas to
maximize front doors facing this
amenity. Pedestrian connec�ons into
the residen�al planning areas
minimize the distance from gust
parking opportuni�es to front doors
of homes. Ground floors of homes
shall be elevated above the fron�ng
open space to provide privacy and a
transi�on from public space to
private space.
PEDESTRIAN
CONNECTIONS
FRONT DOORS
FACE THE
PROMENADE
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PLANNING AREA 14
EXHIBIT 21
NORTH
NTS
PLANNING AREA 14
Alley-Loaded Lots of variable width with an
AVERAGE lot size of 5,000 SF.
Primarily detached homes, but may include up
to 5% Cotage Court or townhomes on
individual lots. Diversity in residen�al product
type and size is encouraged.
Homes are accessed via public streets with on-
street parking. Garages face
rear alleys. Front doors face
public roads or open space.
Pedestrian connec�ons �e
homes to the Riverfell
Promenade and the broader
community. Pocket parks and
enhanced medians provide
open space ameni�es within
neighborhood.
Front setback is 10 feet
minimum. Usable front
porches are encouraged to
take advantage of close
proximity to sidewalks and
access to pedestrian
connec�ons.
Shown with 69 Lots. 79 lots
maximum at 5.7 units per
acre maximum on 14.0 acres.
PEDESTRIAN
CONNECTIONS
OPEN SPACE
AMENITIES
OPPORTUNITIES
FOR
PROMINENT
ARCHITECTURE DR
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PLANNING AREA 15
EXHIBIT 22
NORTH
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PLANNING AREA 15A
EXHIBIT 23
NORTH
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PLANNING AREA 15A (MIXED-USE)
Alley-Loaded Lots of variable width with an
AVERAGE lot size of 3,000 SF.
Envisioned as townhomes on individual lots
with one to two units per building, with a
studio/one-bedroom on the first floor along
with a garage, and a mul�-bedroom unit in two
stories above. These homes func�on as a
transi�on from the commercial and mul�family
uses of Planning Area 15 and the single-family
homes of Planning Area 14.
These buildings may be individually sold or
leased and collec�vely managed.
These units may also be oriented as Cotage
Courts or other small-lot atached or detached
residen�al on individual lots fron�ng on the
Loop Road with on-street parking. Front doors
face the public road or Cotage Court open
space. Garages face rear alleys.
Front setback is 10 feet minimum and front
porches or stoops are encouraged with a raised
primary floor in the style of Brownstones.
Shown with 26 Lots. 30 lots maximum with 60
units for a maximum density of 14.3 units per
acre maximum on 4.2 acres. DR
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PLANNING AREA 16
EXHIBIT 24
NORTH
NTS
PLANNING AREA 16
Single-family detached lots may vary in width, but contain a MINIMUM of 6,000 square feet.
Front setback is 15 feet minimum.
Garages may be detached or atached, but interior lots served by the alley must have rear-facing garage doors.
Front-facing garages on perimeter lots may be detached or detached and must be set back 10 feet minimum from
primary facade.
Swing-in/side-loaded garages may have
their side wall at the minimum front
setback.
Public Streets with on-street parking.
Shown with 48 Lots. 51 lots maximum.
4.3 DUs per acre maximum on 11.8 ac.
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PLANNING AREA 17
EXHIBIT 25
NORTH
NTS
PLANNING AREA 17
Enclave of lots surrounding an area of
common open space and lying between
the contribu�ng legs of the creek
upstream of the confluence.
This neighborhood is envisioned as pa�o
homes for ac�ve adults as a companion
development to the Senior Housing in
Planning Area 1. Lots may be variable in
size with a MINIMUM of 3,000 SF. Lots
may be age-restricted.
Homes may be atached or detached.
Garages face the front on the private
street. This neighborhood may be gated.
Guest/auxiliary resident parking is
provided internal to the site.
The common open space/garden area is
central to the enclave residents.
Shown with 4,000 SF and 26 units. 37
units maximum at 8.0 DU per acre
maximum on 4.6 acres.
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PLANNING AREA 18
EXHIBIT 26
NORTH
NTS
PLANNING AREA 18
Natural and enhanced open space
act as a preserve surrounding
Riverfell neighborhoods to provide a
natural counterpoint to the built
environment. A network of trails
skir�ng select neighborhoods will
provide recrea�on opportuni�es.
Similarly, promontories adjacent to
development areas will provide
passive and ac�ve recrea�onal
opportuni�es. Open space totals
79.33 acres, or 34 percent of the
total project area. This is in addi�on
to the internal Promenade Park,
greens, pocket parks, and private
open space. DR
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MIXED-USE DISTRICT 1
EXHIBIT 27
NORTH
NTS
Mixed-Use District 1
Table 6.4 PUD District Development Standards
For Mixed-Use/Commercial
Allowed Provided
Max. Residen�al Density 12 11.96
= 371 units/31.02 ac. = 11.96 du/gross acre
Min. Common Open Space 15% 23%
= (315,100 SF/43,560)/31.02 = 23%
Min. Area Designated for Comm’l 50% 28%
= 378,000 SF/1,351,200 SF =28%
Max. Building Height 4 stories 4 stories
= Medical Office Buildings
Min. Front Yard Setback 10 � 10 �
= along Loop Road
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MIXED-USE DISTRICT 2
EXHIBIT 28
NORTH
NTS
Mixed-Use District 2
Table 6.4 PUD District Development Standards
For Mixed-Use/Commercial
Allowed Provided
Max. Residen�al Density 12 5.3
= 34 units/6.4 ac. = 5.3 du/gross acre
Min. Common Open Space 15% 45%
= (84,500 SF/43,560)/4.3 = 23%
Min. Area Designated for Comm’l 50% 28%
= 77,700 SF/278,400 SF =28%
Max. Building Height 4 stories 3 stories
= 2 stories of Res. over Comm’l
Min. Front Yard Setback 10 � 10 �
= along Loop Road
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LANDSCAPE DESIGN CONCEPT
EXHIBIT 29
LANDSCAPE DESIGN CONCEPT
Our design approach to landscaping for parking lots, screening, buffers, and open spaces
involves careful considera�on of the surrounding environment and community.
For parking lots, we aim to minimize their visibility by using a variety of vegeta�on, such
as trees, shrubs, and grasses, to create a natural barrier. This not only blocks the view of
the parking lot but also provides shade and reduces the heat island effect.
Screening is another method to create a natural barrier between parking lots and
surrounding areas, or between common areas and higher traffic internal roads. Screening
can provide both privacy and aesthe�c value between residen�al blocks and lots as well.
Buffers are also crucial to our design approach, and we will employ a combina�on of
vegeta�on and masonry walls to create a transi�on zone that mi�gates noise and
pollu�on. These will be situated along Hwy 82 and the development, as well as along
higher traffic internal roads.
Lastly, our approach to designing open spaces involves using na�ve species to create a
sustainable and visually appealing environment while maximizing visibility and safety for
those using the area.
Overall, our design approach to landscaping priori�zes both func�onality and aesthe�c
appeal to create a welcoming and sustainable environment for all.
The landscaping within Riverfell will be maintained by the HOA or developer.
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LIGHTING DESIGN CONCEPT
EXHIBIT 30
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LIGHTING DESIGN CONCEPT
Riverfell will adopt a design approach of ligh�ng facili�es that embraces the guidelines
promoted by the City of Pratville.
Ligh�ng within Riverfell will be designed in a manner that eliminates adverse impacts of
light spillover, provides atrac�ve ligh�ng fixtures and layout paterns that contribute to
Riverfell’s unified exterior ligh�ng design, and will provide exterior ligh�ng for safe
vehicular, pedestrian and bicycle traffic and access to, from and within the development.
The unified ligh�ng design will be finalized at the same �me as the architectural and
design elements of Riverfell’s master signage plan. Street light poles and pedestrian level
bollard ligh�ng will share architectural and material elements with the signage plan.
All ligh�ng heights, setback, minimum and maximum footcandles will adhere to the City of
Pratville standards.
Riverfell will restrict the Kelvin temperature for all ligh�ng within the development to
beter protect the natural, unimproved greenspaces and the wildlife that it supports. This
will not hamper resident, tenant or guest safety.
Another approach to the ligh�ng standards will be to adopt more eco-friendly op�ons,
such as LED ligh�ng – which has a much lower energy demand that incandescent bulbs.
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SIGNAGE DESIGN CONCEPT
EXHIBIT 31A
SIGNAGE DESIGN CONCEPT
Signage master plan, including loca�on, height and size of all freestanding signs (separate
sign permits s�ll required)
Upon completion of all civil engineering and traffic engineering studies, a
comprehensive signage plan will be completed for all development components of
Riverfell. This will be presented to the City Planner and various departments for review
and approval.
Riverfell will adhere to Article 9 (Signs) of the City Code and Ordinances, including
conforming to the most compatible sign height, size, and location requirements;
However, Riverfell will impose additional restrictions on the type, size, placement, and
material selection for signage within the development.
Riverfell will follow the cities requirements to control the use of publicly legible signs, to
support traffic safety; to encourage the safe construction and effective use of signs as a
means of communication to the public and to residents; to safeguard the public use and
nature of public streets and sidewalks; to prevent the accumulation of trash; to
minimize adverse effects to nearby public and private property; and to enhance the
visual environment of the city and the development as a whole.
Riverfell will adopt or create a uniform design throughout the entire development. The
development specific design standard will deviate from that of the design the City of
Prattville uses, as such, the developer or property owners' association will be
responsible for maintenance of development specific signage. It is important to note
that individual retail tenants or commercial tenants in the medical office or commercial
buildings will be responsible to permit and maintain the signage associated with their
businesses independent of their obligations to Riverfell.
Variances to the city or development specific sign code can be made by tenants,
residents or the developer; However, any variance will need to be run through the
proper procedures and protocols with the City Planner, various departments and/or the
developer. DR
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SIGNAGE DESIGN CONCEPT
EXHIBIT 31B
SIGNAGE DESIGN CONCEPT
Below are samples of wayfinding signage plans – Riverfell will submit a comprehensive
architectural design standard, as well as a site plan outlining the exact placement for
each of the directional, wayfinding and street signs for the phase of the development
for which development is slated to commence.
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Page | 41
SIGNAGE DESIGN CONCEPT
EXHIBIT 31C
SIGNAGE DESIGN CONCEPT
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Not to Scale
RIVERFELL
03-21-2023
PA 1
PA 3
PA 4
PA 8
PA 9
PA 10
PA 11
PA 12
PA 14
PA 15
PA 16
PA 17
PA 18
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
001 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
002 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
003 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
004 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
005 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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PRELIMINARY MASTER PLAN
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
006 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
007 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Vestavia Hills, AL
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
008 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
009 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Myrtle Beach, SC
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
010 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
011 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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ASSISTED SENIOR LIVING
AVERAGE ENTRY MARKET RATE
VESTAVIA HILLS, AL $ 2,958.00
SANDY SPRINGS, GA $ 3,390.00
FAIRHOPE, AL $ 3,850.00
PRATTVILLE, AL $ 3,992.00
Prattville, AL
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
012 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
013 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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PRELIMINARY MASTER PLAN
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
014 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
015 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
016 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
017 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
018 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
019 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
020 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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MIXED‐USE
TRANSITION
ZONE
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
021 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
022 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
023 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
024 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
025 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
DR
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
026 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
027 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
028 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
029 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
030 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
031 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
032 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
033 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
034 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
035 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
036 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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PRELIMINARY MASTER PLAN
Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
037 Approved Preliminary Master Plan
Approved Preliminary Master Plan [does not include height restrictions]
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