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2305 May 1 PC (SP MTG) 102 West Main Street \ Prattville, AL 36067 \ 334. 595.0500 \ prattvilleal.gov BILL GILLESPIE, JR. MAYOR J. SCOTT STEPHENS, AICP DIRECTOR CITY OF PRATTVILLE PLANNING COMMISSION AGENDA 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 PUD Location; 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: Approved 5/18/2023 Prattville Planning Commission May 1, 2023 Minutes (Special Meeting) Page 1 of 2 CITY OF PRATTVILLE PLANNING COMMISSION MINUTES Special Meeting May 1, 2023 Call to order: Chairman Reuben Gardner called the special meeting to order at 11:01 a.m. Roll Call: Ms. Morgan called the roll. Members present were Mayor Bill Gillespie, Councilman John Chambers Chairman Reuben Gardner, Vice-Chairman Ken Daniel, Deputy Fire Marshal Craig Allen, Mrs. Paula Carpenter, Mr. Seth Hayden, Mr. Robert King, and Mr. Mugs Mullins. None were absent. (Quorum present) Staff present: Mr. Scott Stephens, City Planner and Ms. Alisa Morgan, Secretary. Minutes: There were no minutes to approve. Committee Reports: Old Business: None New Business: 1. Master Plan: Riverfell PUD Location; Highway 82 E Bypass Owner: Riverfell I, LP; (RFA 1/RFB I/RFD I) Representative: Riverfell I, LP-Halieus, LLC Mr. Stephens provided the staff report for the Master Plan of Riverfell PUD. He explained the objective and process of the PUD approval. The Riverfell PUD zoning was approved by City Council with condition that multi-family would not exceed two stories from ground level, or not exceed two stories above ground floor retail/non-residential. Bradley Neave, petitioner’s representative, presented the Master Plan of Riverfell PUD. He stated that Riverfell will offer a wide variety of housing sizes, types, and designs along 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. He stated that these uses will include senior living, day care, retail town center, greenspace, transition zone, multi-family, single family, townhomes and flats, and office and medical. Chairman Gardner opened the floor for public comments with a 3 to 5-minute speaking limit. Jon Lee Finnegan, 211 Deer Trace. She posed questions to the developer and stated that her main worries were traffic impact and who is funding the development. Mr. Stephens and Mr. Neave addressed her comments. On the issue with the traffic study as required by City Council, Mr. Neave stated that they had two studies done. The first was based on the initial design. Some required changes were made to the design which required a second traffic study. He stated that the second study has been done and is waiting to receive it. He stated they will adhere to any and all restrictions imposed in the study. After no further comments, the public hearing was closed. A letter received from Marianne Dillard, 1822 Jenny Drive, was provided and is attached and made a part of the minutes. Approved 5/18/2023 Prattville Planning Commission May 1, 2023 Minutes (Special Meeting) Page 2 of 2 Mrs. Carpenter introduced a resolution approving the Master Plan of Riverfell PUD conditioned on the City Council amending the zoning to allow four-story multi-family without ground floor restrictions and moved for its approval. Mr. Mullins seconded the motion. After some discussion, Mayor Gillespie moved to amend the motion to restrict the apartments height to two story. The motion to amend failed for a lack of a second. The vote was called. The motion to approve passed unanimously. Miscellaneous: Adjourn: There being no other business, the meeting was adjourned at 12:01 p.m. Respectfully submitted, Alisa Morgan, Secretary Prattville Planning Commission 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 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 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, 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) I 6 5 S I 6 5 N HWY 82 BYP E CO RD 4 E S MEMORIAL DR E MAIN ST TARA DR SHEILA BLVD COBBS FORD RDSUMMER LN D O S T E R R D PIE R C E L N MURFEE DR REDFIELD RD J A N I C E ST TERI LN JOYCE ST HEATHER DR SEASONS DR JAY ST LEG EN D S PKWY MCCLAIN DR MAGGIE DR C O N S TIT U TIO N A V E CORLEY RD THAMES DR BOWEN WAY PEARL DR SCENIC DRSID T H O M P S O N D R HARBIN DR DODGERS DR H E D G E F I E L D W Y B R A N DY L N ALECIA DR STANTON WY ARBOR LN HARE CIR PATTI LP D U N N L N FIR E F L Y EXPOS CT Location Map - Hwy 82 E Bypass (Riverfell) ±0 10,0005,000 Feet Locations are approximate Legend Project Area Prattville City Limit Autauga_Parcels Elmore_Parcels Streets H W Y 8 2 B Y P E S MEMORIAL DR JOYCE ST MURFEE DR MCCLAIN DR MAGGIE DR COOTERS POND R D HEDGEFIELD DR PEARL DR ANGELA ST DENISE DR MCQUEEN SMITH RD S C O N S TIT U TI O N A V E WILDLIFE WAY HARBIN DR ROSEMARY LN DODGERS DR LEE AUDIS LN STANTON WY LENORE CT HARE CIR HERMAN DR OLD Q U ARTERS RD YANKEES AVE RUFUS RD METS CT EXPOS CT PHILLIES CT B L U E P O I N T C T BIG OAK DR FLINT WILLIAMS AVE GIANTS DR Aerial Map - Hwy 82 E Bypass (Riverfell) ±0 5,0002,500 Feet Locations are approximate Legend Project Area Prattville City Limit Autauga_Parcels Elmore_Parcels Streets Zoning Map 0 4,2002,100 Feet Locations are approximate Legend Prattville City Limit Downtown Overlay B-1 B-2 B-3 B-4 F.A.R. M-1 M-2 O-1 P.U.D. R-1 R-2 R-3 R-4 R-5 R-6 RD-1 T-1 T-2 T-3 Cons_Green2 Cons_Green2 Cons_Green2 Cons_Green2 Cons_Green2 I 6 5 S I 6 5 N HWY 82 BYP E CO RD 4 E S MEMORIAL DR E MAIN ST TARA DR SHEILA BLVD COBBS FORD RDSUMMER LN PIE R C E L N MURFEE DR REDFIELD RD J A N I C E ST TERI LN JOYCE ST HEATHER DR SEASONS DR JAY ST LEG EN D S PKWY MCCLAIN DR MAGGIE DR C O N S TIT U TIO N A V E CORLEY RD THAMES DR BOWEN WAY PEARL DR SCENIC DRSID T H O M P S O N D R HARBIN DR DODGERS DR H E D G E F I E L D W Y B R A N DY L N ALECIA DR STANTON WY ARBOR LN HARE CIR PATTI LP D U N N L N FIR E F L Y Future Land Use Map - Hwy 82 E Bypass (Riverfell) ±0 10,0005,000 Feet Locations are approximate Legend Project Area Prattville City Limit Autauga_Parcels Elmore_Parcels Downtown Commercial & Mixed Use Conservation & Green Space I Conservation & Green Space II Mixwed-Use Residential Mixed-Use Commercial Open Space General Commercial & Mixed Use General Industrial Light Industrial General Institutional Medium Density Residential Medium Density Residential - Powell/Hwy 31 Very Low Density Residential Low Density Residential Streets 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. 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: ______ / ______ / _________ 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 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 Page | 1 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. Page | 2 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 Page | 3 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. Page | 4 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. Page | 5 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. Page | 6 CONTEXT EXHIBIT 1 Page | 7 BOUNDARY, TOPOGRAPHY, AND DRAINAGE EXHIBIT 2NORTH NTS AUTAUGA COUNTY ELMORE COUNTY Note: Deten�on requirements to be determined with City Engineer FAY BRANCH Page | 8 MASTER PLAN EXHIBIT 3 NORTH NTS Page | 9 LAND USE SUMMARY TABLE 1 Page | 10 PLANNING AREAS EXHIBIT 4 NORTH NTS Page | 11 CIRCULATION PLAN 5 EXHIBIT NORTH NTS 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 Page | 12 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. Page | 13 STREET SECTIONS EXHIBIT 5B Page | 14 PARKS AND OPEN SPACE PLAN EXHIBIT 6 NORTH NTS 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 Page | 15 WATER AND SEWER UTILITIES PLAN EXHIBIT 7 NORTH NTS City Wastewater Treatment Plant 8" Sewer Line Lee Audis Easement* 16" Sewer Line Page | 16 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 Page | 17 PLANNING AREA 2 EXHIBIT 9 NORTH NTS 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 Page | 18 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 Page | 19 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. Page | 20 PLANNING AREA 5 EXHIBIT 12 NORTH NTS 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 Page | 21 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. Page | 22 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. Page | 23 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 Page | 24 PLANNING AREA 9 EXHIBIT 16 NORTH NTS 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 Page | 25 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 Page | 26 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 Page | 27 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 Page | 28 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 Page | 29 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 Page | 30 PLANNING AREA 15 EXHIBIT 22 NORTH NTS Page | 31 PLANNING AREA 15A EXHIBIT 23 NORTH NTS 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. Page | 32 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. Page | 33 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. Page | 34 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. Page | 35 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 Page | 36 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 Page | 37 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. LIGHTING DESIGN CONCEPT EXHIBIT 30 Page | 38 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. Page | 39 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. Page | 40 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. Page | 41 SIGNAGE DESIGN CONCEPT EXHIBIT 31C SIGNAGE DESIGN CONCEPT 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 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] 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] This email originated from outside the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. If you are unsure if the email is safe, please forward it to help@prattvilleal.gov. From:Stephens, Scott To:Marriane Cc:Morgan, Alisa Subject:RE: [EXTERNAL]Riverfell Public Hearing Date:Monday, May 1, 2023 7:52:57 AM Received. We’ll provide to the Commissioners.     J. Scott Stephens | scott.stephens@prattvilleal.gov | 334.595.0501 From: Marriane <marriane0328@gmail.com>  Sent: Sunday, April 30, 2023 22:19 To: Stephens, Scott <Scott.Stephens@prattvilleal.gov> Subject: [EXTERNAL]Riverfell Public Hearing   Good evening,   I can not attend the Public Hearing tomorrow in regard to Riverfell.  I would like you to please add these to the minutes and share this email with the commission members.     I am against this development for the following reasons and ask you not to approve this development at this time.   I don't feel Prattville has the infrastructure to accommodate the additional traffic.  Traffic on McQueen Smith is very congested and with the additional school and cut in from Jay Street, traffic will only get worse.  Adding this before the road is expanded is going to greatly impact the quality of life for the citizens of Prattville and more so for the people that live in the area.  Future development should also consider what is already approved and in process.  A traffic study now would not be accurate without the additional school traffic. I don't think an amendment to allow 4 story apartments is in the best spirit of what the original amendment intended.  There was a limit for a reason.   Highly managed private sector accommodations sound like Air BnB's.  These have been prohibited by the City Council.  Approving this goes against what the council has already set forth. Finally with the current state of the economy, housing market, and interest rates, I am concerned this will become another HIghPoint shopping center.  Econ Dev money will be used and the taxpayers will be left footing the bill for years to come. In my opinion, if a few things are addressed above and if this project is put on hold (until the economy and market improves) it may be economically feasible and will not end up a burden on the city.  Please consider the points made above and vote no on this project.   Thank you for your time and consideration. Marriane Dillard