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2408 August 15 PC 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 August 15, 2024 3:00 p.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: July 18, 2024 Committee Reports: Old Business: 1. Preliminary Plat: The Cottages at Prattville Location: Highway 82 E & Constitution Ave. Owner: DHS-1 Holding, Inc., DHS-2 Holding, Inc., DHS-3 Holding, Inc., and Gresham Place Representative: Barrett-Simpson, Inc. Held 7/18 District 5 2. Planned Unit Development (PUD) Plan: The Cottages at Prattville Location: Highway 82 E & Constitution Ave. Owner: DHS-1 Holding, Inc., DHS-2 Holding, Inc., DHS-3 Holding, Inc., and Gresham Place Representative: Barrett-Simpson, Inc. Held 7/18 Public Hearing District 5 New Business: 3. Preliminary Plat: Highland Farms Plat 1 [Time Extension] Location: East of Highland Ridge Subdivision Petitioner: Flowers & White Engineering, LLC District 5 4. Preliminary Plat: Highland Farms Plat 2 [Time Extension] Location: East of Highland Ridge Subdivision Petitioner: Flowers & White Engineering, LLC District 5 5. Preliminary Plat: Dawson’s Mill Phase #4 Location: Dawson’s Mill Lane and Dawson’s Mill Blvd. Owner: Goodwyn Holding, LLC Representative: Larry E. Speaks & Associates, Inc. Public Hearing District 2 6. Preliminary Plat: Sam L. Spencer Plat #1 Location: Northeast corner of Ridgewood Road and Martin Luther King Jr Drive Owner: Sam Spencer Representative: Jeffcoat Engineers & Surveyors, LLC Public Hearing District 3 Miscellaneous: Adjournment: Page 1 of 7 Planning Commission Staff Report PUD PLAN NAME: Cottages at Prattville MEETING DATE: May 16, 2024 BACKGROUND: Applicant/Representative: Barrett-Simpson/Forge Residential Partners Owner: DHS-Holding-1, Inc, et al Property Location: North of Constitution Ave / South of Coffee Exchange Property Identification: Elmore County: 26 04 18 0 001 007.000, 26 04 18 0 001 006.041, 26 04 18 0 001 006.008; Autauga County: 19 06 13 1 000 001.002 Property Size: 43.49 +/- acres Future Land Use Map (FLUM) Designation: Medium Density Residential & Mixed Use - Commercial Current Zoning District: PUD and B-2 Current Land Use: Undeveloped DEVELOPMENT STATUS & HISTORY: Previous Requests: May not be exhaustive November 16, 2023 – Planning Commission approved a preliminary PUD master plan for the Cottages at Prattville (different configuration from current submission) November 16, 2023 – Planning Commission recommended approval of PUD zoning for the Cottages at Prattville February 6, 2024 – City Council voted not to approve rezoning May 16, 2024 – Planning Commission approved sketch plan Page 2 of 7 SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Multi-Family Residential (the Park Apts) & Commercial (Hobby Lobby, Academy Sports) PUD & B-2 South Undeveloped PUD East Undeveloped (across Hwy 82) B-2 & FAR West Single Family Residential (Pecan Ridge & the HomePlace) R-3 & PUD EVALUATION/COMMENTS: Street Connectivity: The site has frontage on Hwy 82 (restricted access), and to Constitution Ave and Coffee Exchange Water/Sewer: Public water and sewer is in the area Zoning District Lot Standards: see comment section for PUD standards Staff Analysis/Comments: The subject site is zoned PUD (Planned Unit Development), with approximately seven acres zoned B-2 (General Business) on the northeast corner. The southern portion of the subject site was zoned PUD in 2004 and specified that permitted uses “shall be limited to residential land uses” and “may be single-family units and multi-family units including apartments.” The northern portion of the site was zoned PUD in 2006 and specified that permitted uses “shall…be multi-family residential at no greater than 13 units per acre.” When the new Zoning Ordinance was adopted in March 2022, it stated that for previously approved PUDs, the “approved Master Plan may continue in accordance with the Zoning Ordinance in effect at the time of such prior approval. Should the Master Plan approval expire or be voided, any newly submitted Master Plan must conform to the regulations in effect at the time of the new submittal” (§ 6.04.01 (3) (c)). See letter to Forge Residential Partners, LLC, dated February 27, 2024 (attached), for more in-depth details on the existing zoning and regulations. The Commission heard a request for a preliminary plan and rezoning at this same site by the same applicant at its November 2023 meeting. That request included the same proposed housing types (duplexes, townhomes, garages, and amenities on a single parcel), with 234 proposed dwelling units. The Commission voted to approve the Page 3 of 7 preliminary plan and also voted to recommend the rezoning of the site (existing PUD and B-2) to PUD. The City Council voted to not approve the rezoning at their February 6, 2024 meeting. The applicant submitted a new Sketch Plan to the Planning Commission at its May 16, 2024, meeting. The Commission held discussions and voted to approve the Sketch Plan (see attached staff report and minutes excerpt from that meeting). The current proposed plan has 192 dwelling units in the existing PUD-zoned area. The proposal also includes a new public street bisecting the site from Constitution Ave to Coffee Exchange (would be an extension of Coffee Exchange). The B-2-zoned area includes community amenities such as a clubhouse and park/open space, ground floor includes for-rent garages with upper floor dwellings (upper floor dwellings are a permitted use in B-2 zoning), with remaining B-2 area unspecified but reserved for commercial use. This proposal includes a north-south street connection between Coffee Exchange and Constitution Ave with the intent to dedicate as a public street. When considering PUD rezoning requests, the (current) Zoning Ordinance directs the Planning Commission to consider the following (§ 6.04.02 (1) (d)): 1) The proposal conforms to the comprehensive plan. 2) The proposal meets the intent, objectives and general requirements of the Planned Unit Development District. 3) The proposal is conceptually sound in that it meets a community need and conforms to accepted design principles in the proposed street system, land use configuration, open space system, and drainage and utility systems. 4) There are adequate services and utilities available in the construction of the development. Further, when reviewing a PUD Master Plan, the (current) Zoning Ordinance states (§ 6.04.02 (2) (d)): 1) Consistency with the Comprehensive Plan, including appropriateness of land uses and densities in the particular location and incorporation of recommended development patterns and design characteristics 2) Conformance with the use, density and development standards in this Section 3) Suitability of the particular site for development as proposed, without hazards to persons or property, on or off the tract, from probability of flooding, erosion, slipping of the soil, or other dangers or nuisances. The uses, intensity and layout of the proposed development must be suitable to soil, ground water level, drainage, and topographic conditions. 4) Preservation and/or conservation of historic, scenic and natural features 5) Establishment and method of enforcement of development standards not specified in this Section, including but not limited to lot size, setbacks and building separation 6) Specification of development standards proposed to substitute for any other normally applicable zoning regulations, including but not limited to parking, signage and landscaping 7) Adequacy and arrangement of vehicular, pedestrian and bicycle access and circulation, including the design of the street network, intersections and streets; access management and traffic controls; and provision of sidewalks, paths and other bicycle and pedestrian facilities 8) Phasing of the development as necessary to assure that public or private facilities will be available at the time the development reaches the stage where such facilities will be needed. 9) Location, arrangement and sufficiency of parking 10) Location, arrangement, size and design of buildings and lighting 11) Relationship of the proposed uses and densities to one another and to adjoining development 12) Adequacy, type and arrangement of buffers, screening and other normally required landscaping Page 4 of 7 13) The adequacy and arrangement of usable open space 14) Adequacy of storm water and sanitary waste disposal facilities 15) Design and adequacy of structures, roadways, and landscaping in areas susceptible to flooding, ponding and/or erosion 16) Compliance with all other regulations and the intent of this Ordinance. The former Zoning Ordinance provided the following for review criteria (§ 113 (5) (C)): The City Planning Commission's review of the preliminary site plan shall consider the following factors. (1) Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, channelization, traffic controls, and pedestrian movement. (2) Location, arrangement, appearance, and sufficiency of off-street parking. (3) Location, arrangement, size and design of buildings, and lighting. (4) Relationship of the various uses to one another. (5) Adequacy, type and arrangement of trees, shrubs, and other landscaping constituting a visual and/or a noise deterring buffer between adjacent used [uses] and adjoining lands. (6) In the case of multiple dwellings, the adequacy of usable open space for playgrounds and recreation. (7) Adequacy of storm water and sanitary waste disposal facilities. (8) Adequacy of structures, roadways, and landscaping in areas with moderate to high susceptibility to flooding, ponding and/or erosion. (9) Compliance with all other regulations and the intent of this ordinance. The following items were mentioned as needing clarification during the Sketch Plan meeting (May 16, 2024): Setbacks along Constitution Ave: The house lots along Constitution Ave in the single-family residential portion of HomePlace have setbacks of 30ft from the right-of-way. Source: HomePlace Phase 1C Plat (recorded Autauga County Probate, Book 2006, Page 14) Page 5 of 7 There is an approximately 35ft strip of land between the Constitution Ave right-of-way and the subject property. Source: HomePlace Phase 1A Plat (recorded Autauga County Probate, Book 2006, Page 78271) The proposed plan indicates a 15ft setback from their property line and the dwelling units. Source: applicant’s submission Page 6 of 7 Proposed Public Street with Parallel Parking: This application includes a public street with parallel parking, which would be an extension of Coffee Exchange from the north to Constitution Avenue on the south. Discussion during the May 16, 2024, meeting included the need for access to the B-2 (General Commercial) zoned area. If a public street were not allowed here, access to the B-2 (and other) areas could be ensured through an access easement. Maintenance of the private street The question was raised during the May 16th hearing on if the street/drive was private, would the developer be willing to install a gate. The developer stated that they nor the current property owner desired a gate. Landscaping: The submitted plan includes landscaping along the southern boundary including a four foot tall ornamental fence. Note that any additional, future development in the B-2 zoned area must comply with current Zoning Ordinance requirements for landscaping (and use and other requirements). Sewer: Proposed sanitary sewer main line within the proposed public right-of-way to become a city-maintained line. The sewer mains located on the proposed lots will be private and maintained by the property owner. The sewer laterals (lines from structures to the mains) are proposed to be one lateral per structure (not per dwelling unit) and will be the responsibility of the property owner. Excerpt from the May 16, 2024, Planning Commission meeting minutes: Sketch Plan: The Cottages at Prattville Location: Highway 82 E & Constitution Ave. Owner: DHS-1 Holding, Inc., DHS-2 Holding, Inc., DHS-3 Holding, Inc., and Gresham Place Representative: Barrett-Simpson, Inc. Mr. Stephens introduced the sketch plan of the Cottages at Prattville. He stated that a sketch plan is a non-binding, optional precursor to a plan, which the developers are submitting for feedback from staff and the Commission. Going forward and prior to a preliminary plan or plat is voted upon, a public hearing will be held. He went through a brief history of the existing PUD at this location and its regulations and development. John Baumhauer and Mike Baker of Forge Residential, Eric Wadsworth of Wadsworth Architecture, and Blake Rice of Barrett-Simpson, presented the sketch plan of the Cottages at Prattville. Mr. Baumhauer noted that this proposal has fewer units than submitted previously and also that the street indicated on the plan between Coffee Exchange and Constitution Ave is proposed to be public. Mayor Gillespie provided comments via telephone (not for purposes of quorum or for voting). He expressed concerns about the proposal to make the street public and stated that he felt the setback along Constitution should be 30 feet, in similar fashion to the single-family residential portion inside HomePlace. He further stated if the street were to be made public, there should not be parallel parking along it. The commercial zoned area could be accessed via access easement. Mayor Gillespie asked about the previous discussions and agreements on the on-site well, landscaping, irrigation. Mr. Baumhauer stated that those agreements would be honored. He reiterated his belief that the proposed street should not be public. Page 7 of 7 Councilman Chambers asked about, if the street was private, would the developers consider making it gated. Mr. Baker said they did not prefer that nor did the property owner. Councilman Chambers expressed concerns about the public road, landscaping, setbacks, and sewer. Mr. Daniel stated he felt the concept met the intent of the ordinance but did want more details on the landscaping. Mr. Mullins said he was in favor of the street being public. Mr. Gardner stated he felt the public road would be positive. Mr. Hayden introduced a resolution approving the sketch plan of the Cottages at Prattville moved for its approval. Mr. Mullins seconded the motion. The motion to approve passed unanimously. Reviewed by: Scott Stephens, City Planner Recommendation: Approve COBBS FORD RD HWY 82 BYP E MCQUEEN SMITH RD S HEATHERDR TARA DR LEGENDS DR D E E D R CONSTITUTIO N A V E LE G E N D S P K W Y S U M M E R L N H O M EPARKT R L E MAIN ST COTTON EXCG LEGENDSCIR SUGAREXCHANGE FIR E F L Y SEASONS DR SANFORD DR D O S SCT COMMERCE CT COFFEE EXCG COBBS FORDACCESS RD N SHANNO N C T DELLWOOD C T S A D D LERDG KORNEGAY DR MELVINAPL R O C H E S TERWY BARN CUT JAMESON CT THE EXCHANGE LEG E NDS C T LEGENDSDR LEGENDS D R Location Map ±0 1,100550 Feet Locations are approximate Project Area Prattville City Limits Autauga Parcels Elmore_Parcels HWY 82 BYP E TARA DR HEATHERDR MCQUEEN SMITH RD S LEGENDSDR D E E D R C O N STIT U T I O N AVE HO MEPARKTRL COTTONEXCG LEGENDSCIR SUGAREXCHANGE FIR E F L Y D O S SCT COFFEE EXCG SHANNO N C T DELLWOOD C T MELVINAPL KORNEGAY DR R O C H E S TE R W Y S A D DLERDG BARNCUT LEGENDSDR LEGENDS D R Aerial Map ±0 1,000500 Feet Locations are approximate Project Area Prattville City Limits Autauga Parcels Elmore_Parcels HWY 82 BYP E TARA DR HEATHERDR MCQUEEN SMITH RD S LEGENDSDR D E E D R C O N STIT U T I O N AVE HO MEPARKTRL COTTONEXCG LEGENDSCIR SUGAREXCHANGE FIR E F L Y D O S SCT COFFEE EXCG SHANNO N C T DELLWOOD C T MELVINAPL KORNEGAY DR R O C H E S TE R W Y S A D DLERDG BARNCUT LEGENDSDR LEGENDS D R Zoning Map ±0 1,000500 Feet Locations are approximate Project Area Prattville City Limits Autauga Parcels Elmore_Parcels B-1 B-2 F.A.R. P.U.D. R-2 R-3 R-4 R-5 Page 1 of 2 Planning Commission PUD_PrelimMasterPlan_202204.docx Planned Unit Development – Preliminary Master Plan Application City of Prattville, Planning & Development Department102 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: _____________________________________________________________________________________________ Briefly Describe the Proposed Project: In City Limits? Current Zoning: _______ Total Acreage: _______ Required Items for Submission:mark if 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) _____ Rezoning Application (complete) _____ Fee(s) Partial or incomplete applications will not be accepted. It is recommended that applicants schedule a pre-application meeting with Planning staff prior to submitting this application. Yes No PUD Preliminary Master Plan Application must be accompanied by a rezoning application 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: ______ / ______ / _________ Cottages at Prattville US Hwy. 82 & Constitution Avenue Blake Rice, Barrett-Simpson, Inc. 334-745-7026 223 S. 9th St. Opelika, AL 36801 brice@barrett-simpson.com DHS Holding-1, Inc., Holding-2, Inc.DHS Holding-3, Inc., Gresham Place, LLC 1001 McQueen Smith Rd. Prattville, AL 36066 Multi-family Residential Development X PUD 43.49 X X X X X X 62418 Page 2 of 2 Planning Commission PUD_PrelimMasterPlan_202204.docx PUD – Preliminary 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 ‘99’ if attached or understood, or ‘N/A’ if not applicable. _____ Vicinity map showing the location of the proposed project. _____ Plans drawn to scale _____ Site map showing the property boundaries and ownership of abutting property. _____ Existing zoning map, indicating the zoning classification of the tract and all properties within 500 ft _____ Existing site conditions map: _____ Identification of the name, plat book, and page number of any recorded subdivision comprising all or part of the site _____ Existing uses and structures on the tract, if any, and on all adjoining properties _____ Identification and location of any existing easements, watercourses, lakes or other significant natural features on the site _____ Approximate topography of the site _____ Development plan showing the total project including: _____ Proposed PUD land use districts _____ Conceptual circulation plan, including whether streets will be public or private, shown in relationship to external streets (with street name and existing right-of-way width noted) _____ Conceptual drainage plan _____ Conceptual open space plan showing any proposed public dedication sites and common areas to remain in private ownership _____ A proposed use plan showing the location of acreage of distinct 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 development area calculated in gross acres _____ If the development is to be phased, a general indication of how the phasing is to proceed _____ Preliminary Master Plan Narrative: x General description of the character of the area adjoining the project x Evidence that the proposal is compatible with the Comprehensive Plan x 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. x 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 x Preliminary information regarding required zoning and subdivision standards to be modified and alternative standards to be proposed x Preliminary information regarding restrictive covenants and form of ownership and maintenance of any common open spaces and facilities _____ 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: ______ / ______ / _________ Cottages at Prattville X X X X X X X X X X X X X X X X X X X X 626 24 Page 1 of 2 Administrative SitePlanApp_202406.docx Site Plan Application City of Prattville, Planning & Development Department102 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: _____________________________________________________________________________________________ Engineer: ____________________________________________________ Phone: _________________________________ Address: ____________________________________________________ Email: __________________________________ Surveyor: ___________________________________________________ Phone: __________________________________ Address: ____________________________________________________ Email: __________________________________ Describe the Proposed Project: In City Limits? Current Zoning: _______ Proposed Zoning: ________ Total Acreage: _______ Date of Predesign/Pre-application Meeting: ______ / ______ / ______ Site Plans are reviewed for compliance with the Zoning Ordinance and assurance of public safety and welfare with respect to traffic, drainage, flooding, fire hazards, compatibility with existing development, and other applicable regulations. Required Items for Submission:mark if 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 Site Plan 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. No work may begin until a permit is issued. Placard must be visible at all times and an approved (stamped) set of plans available on site. Our standard site plan review process includes an initial review by all departments. A review letter will be returned to the applicant stating any deficiencies and needed corrections and a request for resubmittal. Once a resubmittal is received, it will be reviewed once again and will be approved, approved with conditions, or denied.If denied, applicant will need to begin application process again with new application, submittal, and fee. Yes No Any rezoning or annexation requests must be accompanied by appropriate application Predesign required unless waived by Planning Director 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: ______ / ______ / _________ US Hwy. 82 & Constitution Avenue Blake Rice, Barrett-Simpson, Inc. 223 S. 9th St. Opelika, AL 36801 334-745-7026 brice@barrett-simpson.com DHS Holding-1, Inc., DHS Holding-2, Inc. DHS Holding-3, Inc., Gresham Place, LLC1001 McQueen Smith Rd. Prattville, AL 36066 Blake Rice, Barrett-Simpson, Inc. 334-745-7026 223 S. 9th St. Opelika, AL 36801 brice@barrett-simpson.com Jon Ham, Barrett-Simpson, Inc. 223 S. 9th St. Opelika, AL 36801 334-745-7026 jham@barrett-simpson.com X PUD 43.49 PUD 41024 X X X X X 618 24 Multi-family Residential Cottages at Prattville Page 2 of 2 Administrative SitePlanApp_202406.docx Site 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. List in the blank the page number where item can be found, ‘X’ or ‘99’ if attached or understood, or ‘N/A’ if not applicable. _____ Name of project, date, owner & applicant name, designer name, and contact information _____ North arrow, legend (can just mark as included) _____ Standard scale of not less than one inch = 100 feet, shown both graphically and as a written ratio (can just mark as included) _____ Vicinity map _____ Topography at not greater than two-foot contour intervals, or as otherwise required by the City _____ Required yard setbacks _____ The proposed location of all buildings and existing buildings with dimensions shown _____ A description of the use of all buildings and premises _____ Required open spaces, if applicable, and Management Plan, if required in accordance with Zoning Ordinance §3.07 _____ The areas, number of spaces, and dimensions of all parking _____ The location of all streets, driveways, walks, ingresses and egresses, and curb cuts _____ All service and loading spaces _____ The location and areas of illumination of all exterior lighting _____ The location, size, number, and character of all exterior signs (signs must still be permitted separately) _____ The location, character, and extent of landscaping, retaining and screen walls, and other treatments _____ The provision for surface drainage of the premises _____ Public and private easements, existing and proposed, and their purpose _____ Finished floor elevation, current FEMA FIRM panel information, and the location of any special flood hazard areas on or within 50 ft of the site; if there is no SFHA on or adjacent to the site, a note must be provided stating such _____ The location of all existing and proposed water and sewer (sanitary and storm) lines and location of proposed taps to public lines, as well as other utilities, both underground and overhead _____ The location of fire hydrants and other fire department connections, existing and proposed _____ The findings of a registered engineer relative to the probable noise generated by the proposed use. This item is not required unless, in the opinion of the Director, the proposed use is likely to generate excessive noise or if the property upon which the use is to be carried out is adjacent to residential uses or zones. _____ Landscape plan and parking plan, if required (see Articles 10 & 8, respectively) _____ Floodplain Development Permit Application (required for any development in a Special Flood Hazard Area) _____ Grading Permit Application, if required _____ Post-construction Stormwater Permit Application, if required _____ Certificate of Appropriateness, if located in Historic District _____ I understand that work on the site may not begin until a permit is issued in hand _____ I understand I must comply with the whole Zoning Ordinance and other applicable rules and regulations _____ I understand that a Certificate of Occupancy or other final approval will not be given until ALL work is completed, inspected, and approved 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: ______ / ______ / _________6 18 24 X X X X X X X X X X X X X X X X X X X X X X X Cottages at Prattville N/A N/A N/A N/A N/A N/A THE COTTAGES AT PRATTVILLE 10/10/23 Preliminary Master Plan Narrative Page 1 The Cottages at Prattville M A S T E R P L A N N A R R AT IV E 1 General Description of the Project Barrett-Simpson, Inc., the Applicant, on behalf of the Developer, Forge Residential Partners, respectfully requests that the Prattville Planning Commission consider the Master Plan and allow the rezoning of The Cottages at Prattville Subdivision to PUD (Planned Unit Development). The subject property is currently zoned PUD and B-2. The owner is proposing to create a cottage and townhome-style residential community, governed by a single PUD zoning designation. The proposed rezoning will allow for a mix of medium-density residential uses along with community amenities and open spaces. 2 Adherence to Comprehensive Plan In accordance with the Prattville 2040 Comprehensive Plan, the proposed development offers townhome and cottage rental homes, meeting the needs of new and existing residents of all ages and lifestyles, seeking safe, walkable, slow-traffic interior streets, easily accessible amenities, and generous open spaces. The Cottages at Prattville offers an alternative to typical detached single-family home developments, with high-quality construction and professional management. The proposed homes and common areas will be professionally maintained and secured for the safety of residents. The proposed site represents a desired transition between lower density residential development to the west of the site and higher density to the north. The development precisely matches the need for “in-between” housing products referenced in the City’s 2040 Comprehensive Plan. 3 Meeting Community Objectives The Cottages at Prattville offers a currently unmet choice in housing type, with high-quality constructed cottage homes and townhomes. Rather than fee-simple single-family homes on individual lots maintained by individual homeowners, the proposed development is designed to provide an active and safe community for residents that will be developer-maintained and managed. With the avg. national cost of ownership now 30% higher than the avg. national cost to rent, this community will offer residents home- like living without the financial burden of home ownership. Existing trees, slopes and geological features will be preserved where possible. Erosion control and stormwater management will be top priorities during construction and post-development. Extensive landscaping will be installed to enhance the natural beauty of the community. The Cottages at Prattville Page 2 The project will construct privately maintained interior streets and stormwater management for efficient and purposeful land use. The proposed development plan is in harmony with the Comprehensive Plan and could not adequately be achieved without the PUD zoning designation. 4 Description of Community Facilities The community will be comprised of Class A facilities and finishes, and will feature attractive amenities including a community clubhouse, state-of-the-art fitness center, resort-style pool and sunning deck, business center, dog park, dedicated open/green spaces and private, fenced-in back yards. 5 Alternative Standards Proposed There is a significant buffer along Constitution Avenue and, as such, we are requesting an alternative rear setback of 3’ for those residential units. The northern and western boundary setbacks are 25’, while the eastern property line will have a 15’ rear setback. Both the 15’ setback and 25’ setbacks are within the standards of the PUD zoning district. No other alternative standards will be needed or requested. 6 Ownership and Maintenance All cottages, townhomes, amenity buildings, facilities, interior streets and common areas will be owned and maintained by the developer. Residents will only be responsible for the upkeep and care of their individual unit interiors and private fenced-in yards. Accompanying Exhibits Attached are several exhibits supporting the application for rezoning to PUD. The supporting exhibits include the following: • Master Plan of the Proposed Development • Proposed Unit Type Mix and Count • Designation of Agent • Deed to Subject Property • Application for PUD Zoning • Adjoining Property Owners Listing Date: July 12, 2024 To: John Baumhauer Forge Residential Partners From: Aubrey Long, PE Skipper Consulting, Inc. Re: The Cottages of Prattville Traffic Study Update Mr. Baumhauer, The purpose of this letter is to provide comments on the updated site plan for your planned development in Prattville, Alabama. Based on our previous discussions, the following changes were made to the proposed development site plan: - The total number of planned single family attached units decreased from 234 to 192. - The extension roadway from Legends Drive would connect to Constitution Avenue, operate as a full directional unrestricted public roadway and provide access to the development driveways Based on the described changes above, the following statements can be made regarding this development: - The proposed development would generate less traffic due to the decrease in single family attached units. - The unrestricted public roadway connection would provide better traffic flow for vehicles entering/exiting the development. - This would also improve traffic operations at the Legends Drive/US-82 intersection by providing additional access for exiting traffic. Also, the public roadway connection would provide access to a signalized intersection for existing traffic on Constitution Avenue. Should you have any questions or concerns, please do not hesitate to contact us. Aubrey Long, PE, Skipper Consulting Inc. 205-655-8855 3644 Vann Road, Suite 100 Birmingham, Alabama 35235 Phone (205) 655-8855 Fax (205) 655-8825 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W DYHDYHDYHGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS OHU OH U OH U OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU E E E E E E SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWW W W SS SS SS DYH DYH2 0 ' S a n i t a r t y S e w e r E a s e m e n t 20 ' S a n i t a r t y S e w e r E a s e m e n t SSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS 2 0 ' D r a i n a g e E a s e m e n t 30' A l a b a m a P o w e r Co m a p n y E a s e m e n t (to b e r e l o c a t e d ) 50.8' 30.9' 62.3' 30.9' 81' 62' 42.0' 32' 23' 25' 8' 62' 31' 50' 31' 62' 31' 81' 50' 56' 43' 96' 81' 22' 41' 22' 57' 31' 62' 31' 56' 42' 32' 37' 31' 42' 70' 35' 60 20' 9' 44' 24 26 9 24 24' 9 18 9 24 20' Sanitarty Sewer Easement 10 DYHDYHDYHDYHDYH 42 16 EXISTING GASLINE PROPOSED DUMPSTER LOCATION PROPOSED SEWER CONENCTION STREAM CENTERLINE FLOODPLAIN EXISTING WATERLINE SSSSSSSSSS S S SS SS SS SS SS SS 25 ' B u i l d i n g S e t b a c k 25' B u i l d i n g S e t b a c k 25 ' B u i l d i n g S e t b a c k 25' B u i l d i n g S e t b a c k 25' Building Setback 25' Bu i l d i n g S e t b a c k 10 ' S e t b a c k 10 ' S e t b a c k 15' Building S e t b a c k SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS ZONE R-3 USE: RESIDENTIAL HOUSING ZONING - B2 USE: RETAIL ZONING - P.U.D USE: MULTI-FAMILY RESIDENTIAL HOUSING DETENTION POND DETENTION POND LOT 3 3.21 AC FUTURE COMMERCIAL (NOT A PART OF THIS PROJECT) LOT 2 6.78 AC LOT 1 33.5 AC 9, 0 0 0 S Q F T CO M M E R C I A L PR I V A T E D R I V E PRIVATE DRIVEPRIVATE DRIVE PRIV A T E D R I V E PR I V A T E D R I V E PU B L I C R I G H T O F W A Y PRIVATE DRIVE CONSTITU T I O N AVENUE HI G H W A Y 82 PRIVATE DRIVE PRIVATE DRIVE 25' B u i l d i n g S e t b a c k 25' B u i l d i n g S e t b a c k 15' Building S e t b a c k 15' Building S e t b a c k 15' Building S e t b a c k 1 5 'B u il d in g S e t b a c k 15'Building Setback R44 R25 R25 R44 R44 R25 R25 R25 R25 R25 R25 R25 R25 R25 R25 R25 R25 R44 R44 R25 R25 20' Sanitarty Sewer Easement W W W DYHDYHDYHDYHDYHDYH DYHSS 50.8' 30.9' 62.3'30.9' 81' 62' 42.0'32' 23' 25'8' 62'31'50'31' 62'31'81' 50' 56'43' 96' 81' 22' 41' 22' 57' 31' 62'31' 56' 42'32' 37' 31' 42'70' 35' 60 20'9' 44' 24 26924 24' 9 18 924 10 DYHDYHDYHDYHDYH 4216 EXISTING GASLINE PROPOSED DUMPSTERLOCATION PROPOSED SEWERCONENCTION STREAM CENTERLINE FLOODPLAIN EXISTING WATERLINE EXISTING SIDEWALK SS SS SS ZONE R-3USE: RESIDENTIALHOUSING ZONING - B2USE: RETAILZONING - P.U.DUSE: MULTI-FAMILYRESIDENTIALHOUSING DETENTIONPOND DETENTIONPOND LOT 33.21 ACFUTURECOMMERCIAL(NOT APARTOFTHISPROJECT) LOT 26.78 AC LOT 133.5 AC 9,000 SQ F T COMM E R C I A L PRIVATE D R I V E PRIVATE DRIVEPRIVATE DRIVE PRIVATE DRIVE PRIVATE D R I V E PUBLIC R I G H T O F W A Y PRIVATE DRIVE CONSTITUTIONAVENUE HIGH W A Y 82 PRIVATE DRIVE PRIVATE DRIVER44 R25 R25R44 R44R25 R25 R25 R25 R25 R25 R25 R25 R25 R25 R25 R25R44 R44 R25 R25 BARRETT-SIMPSON, INC.Engineers & Land Surveyors 706 12th STREET, PHENIX CITY, AL 36868 (PH 334-297-2423, FAX 334-297-2449) 121 W. BROAD STREET, EUFAULA, AL 36027 (PH 334-687-4257, FAX 334-687-8829) 223 SOUTH 9th STREET, OPELIKA, AL 36801 (PH 334-745-7026, FAX 334-745-4367) Barscale 1" = 80' 0'80'80'160' PRELIMINARY LAYOUT THE COTTAGES AT PRATTVILLE BEING A PART OF SECTION 18, TOWNSHIP 17 NORTH, RANGE 17 EAST, ELMORE COUNTY, ALABAMA SECTION 13, TOWNSHIP 17 NORTH, RANGE 16 EAST, AUTAUGA COUNTY, ALABAMA DEVELOPER FORGE RESIDENTIAL PARTNERS PROJECT NO: 23-0128 DRAWN BY: KTW DRAW DATE: 07/8/2024 NOTES: 1.This drawing represents a conceptual plan for the development of the subject property. There may be factors that could affect the development, use and/or yield of the property which would only be disclosed by a thorough site assessment, including boundary survey, topographic survey, environmental assessment, wetlands delineation and utility availability, which may not have been performed for the purpose of this plan. There is no assurance by Barrett-Simpson, Inc. that the property can be developed according to this plan, or at a reasonable cost. 2.Property Lines and Contours shown were taken from various online data sources and are shown for informational and planning purposes only. Data not field verified by Barrett-Simpson at this time. 1.This Conceptual Plan was prepared for the exclusive benefit of BSI client. Boundary information from NOAA Topographic Data not surveyed topographic information taken from NOAA Topographic Data. 2.This drawing represents conceptual plan for the subject property. There may be factors that could affect the development, use and/or yield of the property which would only be disclosed by a thorough assessment, including survey, topographic survey, environmental assessment, wetlands delineation and utility availability, which may have not been performed for the purpose of this conceptual plan. There is no assurance by Barrett-Simpson, Inc. that the property can be developed according to this plan or a reasonable cost. 3.According to the FEMA NFIP Flood Insurance Map (FIRM), Map No. 01051C0416F & 01051C0417F effective September 3rd, 2014, the subject property is partially located within -zone AE - (Base flood elevations determined; special flood hazard areas (SFHAs) subject to inundation by the 1% annual chance flood). No impacts to this Special Flood Hazard area are anticipated. -Total Property Area:44.89 Acres ± -Open Space:23.20 Acres ± (51%) -Proposed Use:Multi-Family Residential -Current Zoning:PUD (Planned Unit Development)/B-2 (General Business District) -Total Number of Lots 3 -Total Number of Units 192 -Lot 1 33.50 ac± Total Units 147 1 Bedroom 74 2 Bedroom 62 3 Bedroom 11 -Lot 2 6.78 ac± Total Units 45 1 Bedroom 28 2 Bedroom 16 3 Bedroom 1 -Lot 3 (Commercial)3.21 ac± -Density 4.2 Units/Acre -Parking Required:361 Spaces -Parking Provided:361 Spaces LEGEND SANITARY SEWER WATER PROPERTY LINE EASEMENT HYDRANTS SS W DYHVICINITY MAP NOT TO SCALE SITE ZONING MAP NOT TO SCALE 6' 1 0 ' ⅊ ⅊ ⅊⅊ ⅊ ⅊ ⅊ ⅊ ⅊ ⅊⅊ SYMBOL QTY COMMON / BOTANICAL NAME SIZE HEIGHT WIDTH TREES SYMBOL QTY COMMON / BOTANICAL NAME CONT HEIGHT WIDTH SHRUBS PLANT SCHEDULE BUFFERS (10.02) SOUTH PROPERTY LINE ADJ. LAND USE: DEDICATED STREET RE4'D: NONE PROV: NONE CODE-COMPLIANT LANDSCAPE PLAN N O R T H 0 SCALE: feet60120180 1" = 60' LP1.0 THIS DRAWING IS THE PROPERTY OF LORBERBAUM McNAIR & ASSOCIATES LLC AND IS NOT TO BE REPRODUCED COPIED OR ALTERED IN WHOLE OR IN PART WITHOUT THE APPROVAL OF LORBERBAUM McNAIR & ASSOCIATES. LMA PROJ. CODE DRAWN BY REVIEWED BY DEM DML I S S U E D DATE DESCRIPTION R E V I S I O N S 23-027 PRELIMINARY PLAN A L A N D S C A P E D E V E L O P M E N T P L A N F O R PU D t t Y L O O H C o t t D J H V Co Q V t L t X t L o Q A Y H Q X H PU D t t Y L O O H A O D E D P D SHEET L ORB E R B A U M M c N A I R Sit e n g i n n a l P L a n d s c a p e Archit e c t s U r ban Designers S A S O C I A T E S www.lorberbaummcnair.com FOR SUBMITTAL 6-18-24 FOR RE-SUBMITTAL 7-9-24 BUFFERS (10.02) WEST PROPERTY LINE ADJ. LAND USE: SINGLE-FAMILY DETACHED RE4'D: 20' TYPE B BUFFER WITH (1) TREE EVERY 15' PROV: EXISTING TREES SAVED PER SECT. 10.0 BUFFERS (10.02) NORTHEAST PROPERTY LINE ADJ. LAND USE: RETAIL RE4'D: NONE PROV: NONE BUFFERS (10.02) NORTHWEST PROPERTY LINE ADJ. LAND USE: MULTI-FAMILY RE4'D: NONE PROV: NONE BUFFERS (10.02) EAST PROPERTY LINE ADJ. LAND USE: STATE HIGHWAY RE4'D: NONE PROV: NONE SCREENING (10.03) DUMPSTER & MAINT. BLDG. (16) NELLIE S. HOLLY # 8'o.c. FRONTAGE (10.04.03) SOUTH PROPERTY LINE: 553 + 390 =943 LF. (1)TREE & (6) SHRUBS PER 40 OI. RE4'D: (24) TREES & (158) SHRUBS PROV: (24) TREES & (231) SHRUBS CONSTITUTIO N A V E N U E 48"ht. 4-RAIL ORNAMENTAL FENCE WITH COLUMNS EVERY 50' o.c. PER 10.05 INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 15: 5080VI [ 5 RE4'D: 254VI (3) tUHHV & (10) VhUXEV PROV: 338VI (4) tUHHV & (10) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 13: 990VI [ 5 RE4'D: 495VI (5) tUHHV & (20) VhUXEV PROV: 60VI (6) tUHHV & (20) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 14: 24883VI [ 5 RE4'D: 1244VI (12) tUHHV & (50) VhUXEV PROV: 138VI (12) tUHHV & (50) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 12: 8VI [ 5 RE4'D: 389VI (4) tUHHV & (16) VhUXEV PROV: 540VI (4) tUHHV & (16) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 1: 902VI [ 5 RE4'D: 395VI (4) tUHHV & (16) VhUXEV PROV: 544VI (4) tUHHV & (16) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 2: 14460VI [ 5 RE4'D: 23VI () tUHHV & (29) VhUXEV PROV:1164VI () tUHHV & (29) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 3: 16985VI [ 5 RE4'D: 849VI (8) tUHHV & (34) VhUXEV PROV: 892VI (8) tUHHV & (34) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 4: 11689VI [ 5 RE4'D: 584VI (6) tUHHV & (23) VhUXEV PROV: 641VI (6) tUHHV & (23) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA : 45900VI [ 5 RE4'D: 2295VI (23) tUHHV & (92) VhUXEV PROV: 2602VI (23) tUHHV & (92) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 6: 8698VI [ 5 RE4'D: 435VI (4) tUHHV & (1) VhUXEV PROV: 1109VI (4) tUHHV & (1) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 5: 528VI [ 5 RE4'D: 36VI (4) tUHHV & (16) VhUXEV PROV: 448VI (4) tUHHV & (16) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 11: 4285VI [ 5 RE4'D:214VI (2) tUHHV & (9) VhUXEV PROV: 543VI (4) tUHHV & (12) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 8: 8205VI [ 5 RE4'D:410VI (4) tUHHV & (16) VhUXEV PROV: 640VI (4) tUHHV & (16) VhUXEV INTERIOR LANDSCAPING (10.04.06) PAR.ING AREA 10: 9950VI [ 5 RE4'D: 498VI (5) tUHHV & (20) VhUXEV PROV: 54VI (5) tUHHV & (20) VhUXEV MONUMENT SIGN 2 (TO BE PERMITTED SEPARATELY) MONUMENT SIGN (TO BE PERMITTED SEPARATELY) FENCE STOPS; BUFFER WIDENS FROM 6' TO 10' PER 10.04.03 EXISTING TREES TO BE PRESERVED EXISTING TREES TO BE PRESERVED EXISTING TREES TO BE PRESERVED EXISTING TREES TO BE PRESERVED FOUNDATION LANDSCAPING (10.04.04) PAR.ING AREA 11: 4285VI [ 5 RE4'D: 5'ZG. EHG ZLth VhUXEV PLQ 23" ht. DQG PLQ. VSDcLQJ oI 48". PROV: 5'ZG. EHG ZLth VhUXEV PLQ 23" ht. DQG PLQ. VSDcLQJ oI 48". C:\U s e r s \ d e m 3 7 \ L M A D r o p b o x \ L M A T e a m F o l d e r \ P r o j e c t s \ 2 0 2 3 \ 2 3 - 0 2 7 F O R G E P r a t t v i l l e \ D R A W I N G S \ C A D \ W O R K I N G \ P r o j e c t - L a n d s c a p e - W o r k i n g . d w g , L 1 . 0 , 7 / 3 / 2 0 2 4 1 : 1 4 : 4 6 P M , ARC H f u l l b l e e d D ( 3 6 . 0 0 x 2 4 . 0 0 I n c h e s ) 102 West Main Street \ Prattville, AL 36067 \ 334. 595.05 00 \ prattvilleal.gov BILL GILLESPIE, JR. MAYOR J. SCOTT STEPHENS, AICP DIRECTOR TO: Prattville Planning Commission FROM: J. Scott Stephens, Planning Director DATE: August 15, 2024 RE: Time Extension Requests for Highland Farms Items #3 and #4 of today’s agenda are requests for time extensions for the Highland Farms Preliminary Plats 1 and 2, respectively. The Prattville Subdivision Regulations state: The approval of a Preliminary Plat shall be effective for a period of 18 months from the date that the plat was approved by the Planning Commission, at the end of which time the applicant must have submitted a Final Plat for approval. If the subdivision is under active construction, the Planning Director may authorize a one-time extension of no more than 180 days, otherwise, the applicant may request an extension of no more than 180 days at a time from the Planning Commission. The request must appear before the Planning Commission prior to the end of the approval period. If the approval time is lapsed, then preliminary approval shall be null and void, and the applicant must submit a new Preliminary Plat subject to current ordinances and regulations. It is the responsibility of the subdivider to request any needed extensions (§ 3.4 (7)). Highland Farms Preliminary Plats 1 and 2 were approved at the March 2, 2023, Planning Commission meeting, and the 18-month approval period ran through August 2, 2024. At the July 18, 2024, Planning Commission meeting, the Commission approved a 30-day time extension on these two plats, which will end on September 1, 2024. Currently, Plats 1 and 2 are under construction, and the developer is requesting another time extension. The Planning Commission may authorize a time extension of no more than 180 days. If Memo to Planning Commission, Highland Farms Page 2 August 15, 2024 the preliminary plats are allowed to expire, the developer will need to begin the preliminary plat process again, submitting new applications, fees, and plats that are compliant with the current subdivision regulations. If the Planning Commission chooses to extend the approval by the full 180 days (from the September 1, 2024, end date), the new approval end date would be February 28, 2025. The developer must then have submitted a final plat for approval or receive another time extension before the new date, or the preliminary plat approval(s) would lapse. The following table may help for consideration of possible extension time periods: As a reminder, final plats must be in substantial compliance with the approved preliminary plat in order to be approved (Subdivision Regulations § 3.7 (5) (a)). Day Extension (from 9/1/2024) End Date 30 10/1/2024 60 10/31/2024 90 11/30/2024 120 12/30/2024 180 2/28/2025 OLD FARM LN S MCQUEEN SMITH RD S REGENT RD S T A P L E F O R D T R L LITTLE FARM RD HAMPSTEAD ST M C Q U E E N S M I T H R D N DUNDEE DR VISTA POINT BLVD GRASMERE CT B R I A R C L I F F P L CASTLEBROOK DR B RIA R W O O D S T WYNFORD ST REGENT CT ZELDA PL TURNBERRY CT MILL RIDGE CT OLD FARM LN S Highland Farms Plats #1 - 4 ±0 2,0001,000 Feet Locations are approximate Legend Project Area Prattville City Limit Autauga_Parcels Elmore_Parcels Streets Plat 1 Plat 4 Plat 3 Plat 2 7/25/2024 ATTN: Mr. Scott Stephens City of Prattville, AL RE: Extension of Preliminary Plats - Highland Farms Phases 1&2 Hello Mr. Stephens, I am writing you to respectfully request a 180-day extension of Highland Farms Phases 1 & 2 Preliminary Plats which were originally approved on 3/2/23 and previously granted a 30 day extension, which is set to expire on 9/1/24. Kindly confirm receipt of this correspondence. Sincerely, Chloe Kelly D: #251.487.8398 Planning Commission Staff Report SUBDIVISION NAME: Dawson’s Mill Phase #4 MEETING DATE: August 15, 2024 BACKGROUND: Applicant/Representative: Gregory M. Gillian Owner: Goodwyn Holding, LLC Property Location: Dawson’s Mill Lane and Dawson’s Mill Blvd. Property Identification: Autauga County: 10 08 33 0 000 010.000 Property Size: 12.26 +/- acres Future Land Use Map (FLUM) Designation: Medium/Low Density Single Family Residential Current Zoning District: R-5 Current Land Use: Undeveloped/Single Family Residential DEVELOPMENT STATUS & HISTORY: Previous Requests: May not be exhaustive July 18, 2019 – Planning Commission recommended zoning of R-5 for this area (rezoning approved by Council on September 3, 2019) SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Residential Unincorporated South Residential R-2 (Single-Family Residential District) /Autauga County East Residential R-2 (Single-Family Residential District) / Prattville High School West Residential P.U.D. (Planned Unit Development District) / Autauga County EVALUATION/COMMENTS: Street Connectivity: The proposed lot will have street frontage to Dawson’s Mill Lane and Dawson’s Mill Blvd. Water/Sewer: Public water and sewer is available. Zoning District Lot Standards: WAIVERS REQUESTED: The following waivers are requested: 1. To use drive over curb in lieu of 24” Curb and Gutter (Subdivision Regulations § 4.3) Subdivision Regulations § 1.8: Where the Planning Commission finds that hardships or practical difficulties may result from strict compliance with these regulations and/or the purposes of these regulations may be served to a greater extent by an alternative proposal, it may waive or vary these subdivision regulations so that substantial justice may be done and the public interest secured, provided that such waiver shall not have the effect of nullifying the intent and purpose of these regulations. Further provided, the Planning Commission shall not approve waivers unless it is determined that: a. The granting of the waiver will not be detrimental to the public safety, health, or welfare or injurious to other property; b. The relief sought will not vary the provisions of the Zoning Ordinance. Staff Comments: The proposed preliminary plat is Phase #4 of Dawson’s Mill development, with 38 proposed residential lots. Note that lot #38 will have frontage and direct access to Moses Rd. The previous phases have utilized the drive-over curb (valley gutter). Note that the last approved sketch plan for Dawson’s Mill proposed 67 residential lots for Phase 4, along with a different street layout. The proposed Phase 4 plat has 38 total residential lots (a reduction of 29 lots) with a simpler street layout that preserves the connectivity between the two existing stub outs. Reviewed by: Joshua McKinney, Planner Recommendation: Approve with waivers and staff comments Existing gutters in the subdivision (8/9/2024): STEVEN P. & CYNTHIA D. ORR 125 MOSES RD PRATTVILLE AL 36067 ALEXANDRA FULFORD 1322 UPPER KINGSTON RD PRATTVILLE AL 36067 15' Drainage Easement 15' Drainage Easement LORI S. HOLMAN 121 MOSES RD PRATTVILLE AL 36067 STAMAN ROGER D. & JANET WILSON 1326 UPPER KINGSTON RD PRATTVILLE AL 36067RANDALL S. & MARTHA DOYLE 1324 UPPER KINGSTON RD PRATTVILLE AL 36067 AUTAUGA COUNTY BOARD OF EDUCATION 153 W FOURTH STREET PRATTVILLE, AL 36067 DAWSON'S MILL HOMEOWNERS ASSOCIATION 4267 LOMAC STREET MONTGOMERY AL 36106 Plotted 8-92Prattville NS R Y CKurcKFull GosSel CKurcKHillPleasant HigK ScKoolPrattville CKurcKPleasant Hill CemeteryIndian Hill AcademyAutauga Cemetery CKurcKGreenwood CKurcKHeigKtsAutauga Pate CKaSelAllen M O N T G O M E R Y , A L . 3 6 1 0 4 5 3 5 H E R R O N S T R E E T T E L . ( 3 3 4 ) 2 6 2 - 1 0 9 1 LA R R Y E . S P E A K S LA N D S U R V E Y O R S CO N S U L T I N G E N G I N E E R S AS S O C I A T E S , I N C . && DA W S O N ' S M I L L S U B D I V I S I O N PH A S E I V PR A T T V I L L E , A L A B A M A SHEET 3 OF DR A W I N G T I T L E : PR E L I M I N A R Y P L A T Pr o j e c t N o . : Dw g N a m e : Sc a l e : Dr a w n B y : Re v i e w e d B y : Da t e I s s u e d : 18 1 6 4 A 18 1 6 4 - r e v 2 . d w g NT S HH H GM G 06 / 2 4 / 2 0 2 4 RE V I S I O N S No . DE S C R I P T I O N DA T E TOTAL 16 NORTHAUTAUGA COUNTY, AL LOCATION MAP LOCATION PROPERTY ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” “” ’ 1 CI T Y C O M M E N T S 8/ 9 / 2 4 \\ S 1 \ P r o j e c t s \ p r o j \ 1 8 1 6 4 \ d w g \ 1 8 1 6 4 - r e v 2 . d w g , 8 / 1 2 / 2 0 2 4 9 : 3 9 : 1 7 A M , H H H STEVEN P. & CYNTHIA D. ORR 125 MOSES RD PRATTVILLE AL 36067 ALEXANDRA FULFORD 1322 UPPER KINGSTON RD PRATTVILLE AL 36067 LORI S. HOLMAN 121 MOSES RD PRATTVILLE AL 36067 STAMAN ROGER D. & JANET WILSON 1326 UPPER KINGSTON RD PRATTVILLE AL 36067RANDALL S. & MARTHA DOYLE 1324 UPPER KINGSTON RD PRATTVILLE AL 36067 AUTAUGA COUNTY BOARD 153 W FOURTH STREET PRATTVILLE, AL 36067 P P P P P P P P P P P P P P P P P P P P X X X X X X X X X X X X X X X X X X X 8''W8''W8''W 8'' W 8'' W 8'' W 8'' W SS SS SS SS 455 45 0 450 450 450 445 445 445 445 440 440 440 435 43 5 43 5 435 435 43 0 43 0 42 5 42 7 42 5 43 0 43 0 42 9 43 0 43 5 43 7 43 8 4 3 4 444 442 44 8 44 9 447 45 2 451 449 449 454 457 459 4 5 5 45 7 4 5 8 4 4 2 441 443 444 43 9 4 3 8 43 7 43 6 43 3 4 3 2 450 452 452 450 447 446 45 0 45 2 45 0 44 7 SSSS SS SS SS SS SS SS S D S D S D SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD SD SD S D S D S D SD SD 452 453 45 1 45 0 44 9 44 8 44 7 44 6 SD SD SD SD SD SD SD 443 441 440 43 9 43 7 436 4 3 5 43 8 4 3 4 4 3 3 43 2 4 3 2 SD SD SD 438 437 436 435 43 3 43 4 43 5 434 434 442 443 445 442 447 4 4 7 445 444 4 4 8 4 4 9 4 5 0 4 5 1 4 5 2 4 5 4 453 45 1 45 0 455 457 458 4 5 4 4 5 4 454 4 5 3 4 5 2 450 449 448 447 45 0 448 44 7 445 443 439438 437 436 436 437 43 8 43 9 44 0 44 1 442 445 445 440 438 439 437 42 3 424 425 426 430 428 434 4 3 2 43 3 42 5 43 0 42 8 SD OT A1 TOP: 456.21 INV OUT: 452.00 (18" Reinforced Concrete Pipe) OT A2 TOP: 454.89 INV IN: 450.32 (18" Reinforced Concrete Pipe) INV OUT: 450.22 (18" Reinforced Concrete Pipe) OT A3 TOP: 452.78 INV IN: 447.29 (18" Reinforced Concrete Pipe) INV OUT: 447.19 (18" Reinforced Concrete Pipe) JB A4 TOP: 449.74 INV IN: 445.26 (18" Reinforced Concrete Pipe) INV OUT: 445.16 (18" Reinforced Concrete Pipe) SI B TOP: 445.17 INV IN: 439.68 (18" Reinforced Concrete Pipe) INV OUT: 439.58 (30" Reinforced Concrete Pipe) OT B4 TOP: 443.18 INV IN: 436.33 (30" Reinforced Concrete Pipe) INV OUT: 436.24 (30" Reinforced Concrete Pipe) OT B2 TOP: 448.00 INV IN: 441.99 (15" Reinforced Concrete Pipe) INV OUT: 441.89 (15" Reinforced Concrete Pipe) OT B1 TOP: 448.99 INV OUT: 443.00 (15" Reinforced Concrete Pipe) OT C2 TOP: 435.64 INV OUT: 428.75 (24" ADS) OT C1 TOP: 434.01 INV IN: 428.52 (24" ADS) INV OUT: 428.42 (24" ADS) SI C TOP: 434.54 INV IN: 426.04 (24" ADS) INV OUT: 425.94 (24" Reinforced Concrete Pipe) SI-D TOP: 434.43 INV IN: 425.60 (24" Reinforced Concrete Pipe) SPH E TOP: 426.80 INV IN: 425.00 (36" ADS) 459 458 459 457 45 5 456 45 8 DAWSON'S MILL HOMEOWNERS ASSOCIATION 4267 LOMAC STREET 00 50'100' M O N T G O M E R Y , A L . 3 6 1 0 4 5 3 5 H E R R O N S T R E E T T E L . ( 3 3 4 ) 2 6 2 - 1 0 9 1 LA R R Y E . S P E A K S LA N D S U R V E Y O R S CO N S U L T I N G E N G I N E E R S AS S O C I A T E S , I N C . && SHEET 5 OF DR A W I N G T I T L E : CO N T O U R & S T O R M DR A I N A G E L A Y O U T Pr o j e c t N o . : Dw g N a m e : Sc a l e : Dr a w n B y : Re v i e w e d B y : Da t e I s s u e d : 18 1 6 4 A 18 1 6 4 - r e v 2 . d w g 1" = 2 0 ' HH H GM G 06 / 2 4 / 2 0 2 4 RE V I S I O N S No . DE S C R I P T I O N DA T E TOTAL 16 DA W S O N ' S M I L L S U B D I V I S I O N PH A S E I V PR A T T V I L L E , A L A B A M A X C.O. T 2 6 0 C.O. SM SS 1 CI T Y C O M M E N T S 9/ 2 3 / 1 9 AREA (ACRES) C (RUNOFF COEFFICIENT) I (in/hr)SIZE REQ'D PIPE SUM Q (cfs) Q (cfs) B 2.24 B-4 1.51 C 0.34 8.76C-1 A-2 0.27 B-2 0.53 B-3 0.44 0.40 0.55 7.5 7.5 7.50.40 A-4 -- 0.27A-3 ---- 0.40 7.5 B-1 0.90 7.50.40 4.00.55 7.50.55 0.37 4.0 12.96 7.50.55 18" R.C. PIPE 18" R.C. PIPE 18" R.C. PIPE 15" R.C. PIPE 15" R.C. PIPE 18" R.C. PIPE 30" R.C. PIPE 30" R.C. PIPE 24" ADS 24" R.C. PIPE 6.23 9.24 1.82 0.75 1.59 2.70 -- 0.81 0.81 29.56 27.45 21.22 1.82 13.71 4.29 2.70 5.87 5.87 5.06 18" R.C. PIPE1.26A-1 0.45 7.5 4.25 4.25 D 1.37 7.50.55 36" ADS5.65 46.81 \\ S 1 \ P r o j e c t s \ p r o j \ 1 8 1 6 4 \ d w g \ 1 8 1 6 4 - r e v 2 . d w g , 8 / 1 2 / 2 0 2 4 8 : 4 9 : 1 3 A M , H H H Page 1 of 3 Planning Commission Staff Report SUBDIVISION NAME: Preliminary Plat Sam Spencer Plat MEETING DATE: August 15, 2024 BACKGROUND: Applicant/Representative: G.B. Jeffcoat Owner: Sam Spencer Property Location: 1134 Martin Luther King Jr Dr Property Identification: Autauga County: 19020420030010250, 19020420050030000, & 19020420050020000 Property Size: 71 +/- acres Future Land Use Map (FLUM) Designation: Medium Density Residential Current Zoning District: R-2 Current Land Use: Residential and Recreational DEVELOPMENT STATUS & HISTORY: Previous Requests: May not be exhaustive Preliminary Plat- Approved on September 15, 2022 (expired) Page 2 of 3 SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Residential R-2 South City Park, Residential M-1, R-5, R-3 East Residential R-2 West Junior High School, Residential R-4 EVALUATION/COMMENTS: Street Connectivity: The proposed lot has frontage on Martin Luther King Jr Dr and Ridgewood Rd. Water/Sewer: Public water is available and public sewer in the vicinity. Zoning District Lot Standards: WAIVERS REQUESTED: The following waivers are requested: 1. Contours (Subdivision Regulations § 5.2 (18)) 2. Street Improvements (Subdivision Regulations § 4.6 (3)) Subdivision Regulations § 1.8: Where the Planning Commission finds that hardships or practical difficulties may result from strict compliance with these regulations and/or the purposes of these regulations may be served to a greater extent by an alternative proposal, it may waive or vary these subdivision regulations so that substantial justice may be done and the public interest secured, provided that such waiver shall not have the effect of nullifying the intent and purpose of these regulations. Further provided, the Planning Commission shall not approve waivers unless it is determined that: a. The granting of the waiver will not be detrimental to the public safety, health, or welfare or injurious to other property; b. The relief sought will not vary the provisions of the Zoning Ordinance. Page 3 of 3 Staff Comments: The purpose of this preliminary plat is to reconfigure the location of the property line between the Spencer property and the City’s property (Mac Gray Park). No changes to the use of the land or other plans are anticipated at this time. This same plat was approved by the Planning Commission at their September 15, 2022, meeting. However, the preliminary plat approval expired before any further action (i.e. final plat) was taken. Reviewed by: Bria Hudson, Planner Recommendation: Approve with waivers. This email originated from outside the organization. Do not click links or openattachments 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:Hudson, Bria To:Owens, Sally Subject:Fw: [EXTERNAL]Sam Spencer Plat No 1 21-289 Date:Wednesday, August 7, 2024 8:16:07 AM Bria Hudson Planner | City of Prattville 102 West Main Street | Prattville, AL 36067 Office 334.595.0500 | Direct 334.595.0502 www.prattvilleal.gov bria.hudson@prattvilleal.gov From: Jeffcoat Engineers and Surveyors <jeffcoatllc@jeffcoateng.com> Sent: Tuesday, August 6, 2024 1:44 PM To: Hudson, Bria <Bria.Hudson@prattvilleal.gov> Cc: samsfish@gmail.com <samsfish@gmail.com> Subject: [EXTERNAL]Sam Spencer Plat No 1 21-289 You don't often get email from jeffcoatllc@jeffcoateng.com. Learn why this is important Scott Stephens, AICPc/o Bria Hudson Scott, Since there is no development planned, we hereby request a waiver to contours on theabove Plat and also request a waiver on the street improvements. Thanks for your consideration. Guthrie O. Guthrie Jeffcoat, Jr. PE & PLS Jeffcoat Engineers and Surveyors LLC 928 S. Hull St. Montgomery, AL 36104 (334)265-1246 Virus-free.www.avast.com