1808-August 16Planning & Development Department
102 West Main Street Prattville, A l abama 36067 334- 595- 0500 334-361-3677 Facsimile
p l anning.prattvilleal.gov
C I T Y O F P R A T T V I L L E
P L A N N I N G C OMMISSION
A G E N D A
August 16, 2018
3:00 p.m.
Call to Order:
Roll Call:
Mayor Gillespie, Councilman Cables, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter,
Mr. Hindman, and Mr. McAuley.
Minutes:
July 19, 2018
Old Business:
None
New Business:
1. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-3 (Single Family Residential)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Public Hearing
Districts 7
2. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-4 (Multi-Family Residential)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Public Hearing
Districts 7
3. Zoning Amendment: FAR (Forest, Agricultural, Recreation) & B-2 (General Business) to R-3 (Single
Family Residential) & B-2 (General Business)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Public Hearing
Districts 7
4. Zoning Amendment: PUD (Planned Unit Development) to PUD (Planned Unit Development) REVISED
HomePlace DHS Residential Development
Location: Highway 82 at McQueen Smith Road
Petitioner: DHS Holding-4, Inc. et al.
Representative: Goodwyn, Mills & Cawood, Inc.
Public Hearing
Districts 5
5. Sketch Plan: HomePlace North
Location: Northeast Quadranat of US Highway 82 and McQueen Smith Road
Petitioner: Little House Developments, LLC
Representative: Chambliss Engineering , LLC
District 5
6. Preliminary Plat: Glennbrooke Subdivision Phase 6
Location: South Side of Sydney Drive
Petitioner: SMB Land, LLC
Representative: Barrett-Simpson, Inc.
Public Hearing
District 3
Miscellaneous:
Adjourn:
Approved 9/20/18
Prattville Planning Commission
August 16, 2018 Minutes
Page 1 of 5
CITY OF PRATTVILLE PLANNING COMMISSION
MINUTES
August 16, 2018
Call to order:
Chairman Tim Smith called the meeting to order at 3:04 p.m.
Roll Call:
The secretary called the roll. Members present were Mayor Bill Gillespie, Councilman Richard
Cables, Chairman Tim Smith, Chief Dallis Johnson, Mrs. Paula Carpenter Mr. Roy McAuley and
Mr. Mark Hindman. Absent: Vice-Chairman Reuben Gardner.
(Quorum present)
Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary.
Minutes:
Mr. McAuley moved to approve the minutes of the July 19, 2018 meeting. Mrs. Carpenter seconded
the motion. The motion passed unanimously.
Old Business:
There was no old business to discuss.
New Business:
1. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-3 (Single Family
Residential)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Derril Strickland of Goodwyn, Mills & Cawood, Inc., petitioner’s representative, presented the
proposed rezoning for the H D & D Land Company Mixed Use Development. He stated that the
proposed 92 acres development complies with the approved sketch plan. He stated that they are
requesting that the portion of property proposed for R-4 zoning be withdrawn.
Chairman Smith opened the floor for public comments.
Michael Vaughan, 1420 S. Memorial Drive, shared his family’s history with regards to the property
adjacent to the proposed development. He stated that the access to their property is a 100 years old
and he wanted to ensure that there will be no issues with their current access and the developer’s
proposed access on McQueen Smith Road. He also stated that they are in need of sewer access to
the property and need to know the time line when sewer will be available to the proposed
development. (August 16, 2018 letter attached and made a part of the minutes).
Mayor Gillespie informed Mr. Vaughan that it is not the responsibility of the Planning Commission
to negotiate terms of easement between the two developers.
Jon Lee Finnegan, 211 Deer Trace, addressed the Commission about sign placement.
Patti Atchison, 255 Murfee Drive, inquired about the type of development (income status) that is
being proposed.
Mr. Strickland stated that the owner is selling the property to a developer and he did not have that
information available.
Approved 9/20/18
Prattville Planning Commission
August 16, 2018 Minutes
Page 2 of 5
After no further public comments, the public hearing was closed.
Mr. McAuley introduced a resolution recommending the approval of the rezoning of H D & D Land
Company Mixed Use Development from FAR to R-3 and moved for its approval. Mayor Gillespie
seconded the motion.
Mr. Duke provided the staff comments. He stated that a sketch plan was received, but city staff did
not provide it to the Commissioners by request of the developer. He stated that the proposed R-3
zoning is strictly single family residential as adopted by the City Council. He stated that the
proposed residential development will be a long term development. He also addressed access from
McQueen Smith Road as it relates to Mr. Vaughan’s property. As this property develops, Mr.
Vaughan’s requests, as they are on record, would be considered. He stated that he was certain that
the city could accommodate Mr. Vaughan is some way once it is understood what his plans are for
development of his property.
After no further discussion, the vote was called. The motion to approve passed unanimously.
2. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-4 (Multi-Family
Residential)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
By statement of petitioner’s representative, Derril Strickland and letter to withdraw rezoning request
of H D & D Land Company from FAR to R-4, Mr. McAuley moved to remove the request from the
agenda. Mayor Gillespie seconded the motion. The motion passed unanimously.
3. Zoning Amendment: FAR (Forest, Agricultural, Recreation) & B-2 (General Business)
to R-3 (Single Family Residential) & B-2 (General Business)
H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Chairman Smith opened the floor for public comments. There were none to speak. The public
hearing was closed.
Mayor Gillespie introduced a resolution recommending the approval of the rezoning of H D & D
Land Company Mixed Use Development from FAR & B-2 to R-3 & B-2 and moved for its approval.
Mr. Hindman seconded the motion.
Derril Strickland of Goodwyn, Mills & Cawood, Inc., petitioner’s representative, presented the
proposed rezoning for the H D & D Land Company Mixed Use Development. He stated that they
are willing to remove the proposed B-2 portion of property from the request. He stated that a lot of
the current B-2 zoning is proposed for R-3 zoning. A fourth of the property will be zoned B-2.
Mr. Duke provided the staff comments. He stated that a traffic study has been conducted and
reviewed.
Mr. Strickland gave a brief report on the traffic study performed by Skipper & Assocites. He stated
that he City Engineer is in favor with the study. He stated that the study paralleled with what the
proposed widening of McQueen Smith Road recommended with the exception of adding some
turning lanes at some of the new intersections. The study also recommended a traffic signal at Flint
Williams Avenue.
Approved 9/20/18
Prattville Planning Commission
August 16, 2018 Minutes
Page 3 of 5
After the discussion, the vote was called. Mr. McAuley moved to approve contingent that the
proposed B-2 is eliminated. Councilman Cables seconded the motion.
The motion to amend passed unanimously.
The vote was called. The amended motion to approve passed unanimously.
4. Zoning Amendment: PUD (Planned Unit Development) to PUD (Planned Unit
Development) REVISED
HomePlace DHS Residential Development
Location: Highway 82 at McQueen Smith Road
Petitioner: DHS Holding-4, Inc. et al.
Representative: Goodwyn, Mills & Cawood, Inc.
Mr. Duke stated that agenda items 4 and 5 are dealing with the remainder of HomePlace property.
The two pieces that remain are north of the ditch (HomePlace North) and south of the ditch
(HomePlace South). He stated that items 4 and 5 should be measured against the original PUD
standards adopted by Ordinance 2004-017. The modifications presented in the applicant’s
submission retain all of the standards from the original agreement except Numbers 4 (ten acre park)
and 6 (pedestrian connectivity). He stated that both applicants and the city staff have offered
alternatives that addressed these two outstanding standards. As of August 15, both applicants have
presented proposals that address the creation and dedication of park property and open space. The
sketch plan for the northern development (Agenda Item 5) will provide the required 10 acre park
and the sketch plan for the southern development (Agenda Item 4) will be modified to provide a 4
acre park. He stated that city staff discussed at the July 19, 2018 Commission meeting, and now
recommends, the installation of the planned sidewalks along the east side of McQueen Smith Road
South. With the proposed park space improvements in each development and the pedestrian
improvements on McQueen Smith Road, the development proposals for the areas north and south
of the ditch will comply with the standards of the PUD agreement. He stated that the development
plan adjustments also eliminate the need for consideration of Agenda Item 4 and adjustments to the
PUD zoning.
Mayor Gillespie moved to accept the proposed open space plan as presented. Mr. McAuley
seconded the motion. The motion passed unanimously.
Mayor Gillespie moved to withdraw the rezoning request at the petitioner’s request. Chief Johnson
seconded the motion. The motion passed unanimously.
5. Sketch Plan: HomePlace North
Location: Northeast Quadranat of US Highway 82 and McQueen Smith Road
Petitioner: Little House Developments, LLC
Representative: Chambliss Engineering, LLC
Mrs. Carpenter introduced a resolution recommending approval of the sketch plan of HomePlace
North and moved for its approval. Chief Johnson seconded the motion.
Mr. Duke stated that connectivity is created by sidewalk connection between the north and south
properties. He stated that the applicant is aware that a permanent temporary access dedicated to the
city needs to be worked out at preliminary plat phase.
Clyde Chambliss, petitioner’s representative, stated that they have worked with the city’s Engineer
and can take care easement and construction road. He stated that the sidewalk crossing will be more
difficult to work out.
Approved 9/20/18
Prattville Planning Commission
August 16, 2018 Minutes
Page 4 of 5
The vote was called. The motion to approve passed by 6/0/1 vote as recorded. Favor: Mayor
Gillespie, Chairman Smith, Chief Johnson, Mrs. Paula Carpenter, Mr. Hindman and Mr. Roy
McAuley. Oppose: None. Abstain: Councilman Cables. Absent: Commissioner Gardner.
6. Preliminary Plat: Glennbrooke Subdivision Phase 6
Location: South Side of Sydney Drive
Petitioner: SMB Land, LLC
Representative: Barrett-Simpson, Inc.
Jay Conner of Barrett-Simpson, Inc., petitioner’s representative, presented the preliminary plat of
Glennbrooke Subdivision Phase 6. He stated that there is no connection proposed for Fairview
Avenue.
Chairman Smith opened the floor for public comments.
The following adjacent property owners had questions about connectivity of the proposed phase of
Glennbrooke 6.
Alan Hartman, 1412 Tullahoma Drive
Len Robertson, 1608 Trolley Road
John Pritchett, 511 Ashton Oak Drive
Joel Robertson, 1608 Trolley Road
After no further public comments, Chairman Smith closed the public hearing.
Councilman Cables introduced a resolution recommending the approval of the preliminary plat of
Glennbrooke Subdivision Phase 6 and moved for its approval. Chief Johnson seconded the motion.
Mr. Duke presented the staff report for the preliminary plat of Glennbrooke Subdivision Phase 6.
He stated that the proposed plat matches the approved sketch plan. The zoning that extends Trolley
Road remains R-2 and the zoning that extends Sydney Drive was changed to R-3. He stated that
the subdivision does not propose connection to Fairview Avenue. He stated that the all comments
have been addressed and a revised plat will be submitted to reflect those changes. He stated that
staff recommends approval contingent upon the submission of the revised plat.
After no further discussion, the vote was called. The motion to approve passed unanimously.
Miscellaneous Business:
• Jon Lee Finnegan, 211 Deer Trace, addressed the Commission regarding agenda item 5. She
stated that she is not oppose to the development, but Little House Developments, LLC is a name
reservation and is not a legal entity.
Mr. Duke explained that a sketch plan is a non-binding approval. It is a necessary approval as part
of the city’s subdivision regulations. He stated that the sketch plan approval allows for continuance
for preliminary plat and final plat approvals which are legally binding.
• Mr. Duke presented a request for a replat of Silver Hills, Plat 2A and Silver Creek, Plat 3A. He
stated that both properties are requesting to join 8 acres each to existing lots. Easements will not
be impacted by transfer of the property.
Approved 9/20/18
Prattville Planning Commission
August 16, 2018 Minutes
Page 5 of 5
James Monk of Alabama Land Surveyors, Inc., petitioner’s representative explained the request
for replat.
Mr. McAuley moved to approve the replat of Silver Hills, Plat 2 A and Silver Creek, Plat 3A.
Mrs. Carpenter seconded the motion. The motion to approve passed unanimously.
Chief Johnson was dismissed at 4:30 p.m.
Adjourn:
The meeting was adjourned at 4:45 p.m.
Respectfully submitted,
Alisa Morgan, Secretary
Prattville Planning Commission
Planning & Development Department
102 West Main Street Prattville, A l abama 36067 334- 595- 0500 334-361-3677 Facsimile
p l anning.prattvilleal.gov
MEMORANDUM
DATE: August 15, 2018
TO: Prattville Planning Commission
FROM: Joel T. Duke, City Planner
RE: August 16, 2018 - Agenda
Please accept this memorandum as the supplemental Planning Department staff report
for items on the August 16, 2018 agenda.
1. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-3 (Single
Family Residential) H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
2. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-4 (Multi-
Family Residential) H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
3. Zoning Amendment: FAR (Forest, Agricultural, Recreation) & B-2 (General
Business) to R-3 (Single Family Residential) & B-2 (General Business) H D & D
Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
At the October 18, 2017 Commission meeting, the HD&D Land Company presented a
sketch plan for approximately 336 acres northwest and south of the intersection of
McQueen Smith Road South and U. S. Highway 82. The sketch plan divided the
property into four primary land uses: commercial, multi-family residential, single-family
residential, and institutional and covered 311.2 acres, or 92.6% of the property. The
remaining 24.8 acres, located west of S. Memorial Drive, included portions of Pine
Creek and its floodplain. The Commission delayed action on the sketch plan until its
August 15, 2018
Prattville Planning Commission
Page 2
November 16, 2017 meeting allowing time for further review by a sub-committee. The
sub-committee reviewed planned for improvements to McQueen Smith Road South and
the Pine Creek Wastewater Treatment Plant and required adjustments to street
connectivity and location. The committee also recommended completion of a traffic
study based on project land uses. The Commission adopted the revised sketch plan
(included as Attachment A) on November 16, 2017.
At the March 15, 2018 Commission meeting, the petitioners requested to rezone
approximately 53% of the area contained in their approved sketch plan. The petition
included two parcels proposed for B-2, General Business. The first B-2 parcel covers
16.72 acres in the northwest corner of the McQueen Smith Road S/U.S. Highway 82
intersection. The second B-2 parcel encompasses 42.31 acres on the west side of S.
Memorial Drive between the Sheila Boulevard intersection and U.S. Highway 82. A little
more than half of the second parcel is encumbered by the Pine Creek floodplain and is
likely to remain undeveloped. The petition requested that the remaining 117.28 acres
be zoned R-3, Single-Family Residential. The requested zoning designations were
consistent with, and supported by, the sketch plan approved on November 16, 2017. On
March 15, 2018, the Commission adopted a resolution recommending approval of the
proposed zoning application. The request was first heard by the Prattville City Council
on April 3, 2018 and delayed until a public hearing on May 1, 2018. Final action on the
request was delay on May 1, 2018 until August 7, 2018 in order for amendments to the
R-3 district requirements to be adopted and to take effect. Final consideration of the
zoning application is expected on August 21, 2018.
At the August 16, 2018 Commission meeting, the petitioners are requesting to rezone
the remaining area contained in the November 16, 2017 sketch plan. The rezoning
request is contained in three separate petitions. Agenda Item 1 requests the rezoning
of approximately 90 acres located southeast of the U. S. 82/McQueen Smith Road
South intersection and west of Scenic Hills subdivision from FAR to R-3, Single-family
Residential. Agenda Item 2 request the rezoning of approximately 20 acres located east
of the intersection of S. Memorial Drive and McQueen Smith Road South from FAR to
R-4, Multi-family Residential. The petitioners requested on August 13, 2018 that Item 2
be removed from the August 16, 2018 agenda. Item 3 request the
rezoning/reconfiguration of approximately 52 acres to a mixture of R-3 and B-2, General
Business. The reconfiguration retains approximately 7.5 acres on fronting S. Memorial
Drive as B-2 and creates 5.82 parcel at the intersection of McQueen Smith Road South
and U. S. 82. The remainder is reclassified as R-3.
August 15, 2018
Prattville Planning Commission
Page 3
Like the March 15, 2018 request, the zoning classifications requested by the HD&D Land
Company allow uses that are consistent with the adopted 2010 Future Land Use maps
and plan. The Future Land Use Map on page 2.11 of the city’s 2010 Comprehensive Plan,
classifies the subject property as “Mixed-Use – Transitional”. The discussion of the Mixed
Use – Transitional on Page 2.16 states that:
This is a very targeted land use category, designed specifically to support a
broad range of redevelopment types, while limiting additional retail that might
soften the existing market... The designation is geared towards creating a
model of development and redevelopment that augments and supports the
existing retail corridor on Cobbs Ford Road. Acceptable uses would include
office, housing (of a variety of densities), hospitality, institutional, light industrial,
flex office and greenspace, among others. Retail might be accommodated, but
at a very limited scale, and of a purely local-serving variety.
The proposed zoning classifications and configuration further the 2010 Plan’s goal of
reserving additional space for residential developments. The amount of commercial space
is both limited in scope and scaled for a neighborhood rather than the larger trade area.
While the proposed R-3 residential classification is consistent with the city’s future land use
goals, it is also compatible with the existing nearby Overlook and Scenic Hills
neighborhoods located north of and along the eastern boundary of the subject property.
The Overlook neighborhood was developed in the late 1970’s and 1980’s and primarily
zoned R-2, Single-Family Residential. The Scenic Hills neighborhood was developed in
the 1980’s and early 1990’s and is zoned R-3. A comparison of the minimum area
requirements for classification each is listed below.
R-2 R-3
Minimum Lot Size 10,500 ft2 7,500 ft2
Minimum Width at
Building Line 75 feet 60 feet
Maximum Lot
Coverage 25% 35 %
Front Setback 35 feet 25 feet
August 15, 2018
Prattville Planning Commission
Page 4
Rear Yard 40 feet 30 feet
Side Yards 10 feet/10 feet 8 feet/6 feet
Allowed land uses in R-3 and R-2 are the same. Multi-family residential was permitted in
the R-3 classification as a use-on-appeal to the Board of Zoning Adjustment (BZA) until
the option was removed by a zoning amendment adopted on August 7, 2018. Over the
past two decades, Prattville’s residential development pattern has shifted to higher density
single-family neighborhoods. As a result, most recent residential developments have
requested and received an R-3 classification.
The Planning Department October 16, 2017 staff report issued for the November 16, 2017
sketch plan discussed both consistency with the comprehensive plan for the and the
outstanding infrastructure projects, McQueen Smith Road widening and sanitary sewer
upgrades, that will eventual service the subject property and surrounding area. With its
concentration on residential development and minimization of commercial property, the
requested rezoning is generally consistent with the city development goals, the
surrounding area, and the sketch plan reviewed and approved in late 2017. The timing
of the proposed uses may be ahead of the necessary infrastructure improvements. Zoning
is one of the few tools available to Alabama municipalities for managing the pace and
intensity of land development. Once zoned, the remaining tools in the box, subdivision
regulations and site development review, can only dictate how developments are
constructed, but not their pace. In order for the city to retain influence over the speed of
development and allow infrastructure project to be completed, the Commission should
consider delaying approval of the more intense uses presented in Agenda Items 1, 2, and
3, such as B-2 an R-4. The large areas proposed for R-3, Single-family residential will
require addition review prior to subdivision development and will have little short term
impact on the current infrastructure.
August 15, 2018
Prattville Planning Commission
Page 5
4. Zoning Amendment: PUD (Planned Unit Development) to PUD (Planned Unit
Development) REVISED HomePlace DHS Residential Development
Location: Highway 82 at McQueen Smith Road
Petitioner: DHS Holding-4, Inc. et al.
Representative: Goodwyn, Mills & Cawood, Inc.
5. Sketch Plan: HomePlace North
Location: Northeast Quadrant of US Highway 82 and McQueen Smith Road
Petitioner: Little House Developments, LLC
Representative: Chambliss Engineering, LLC
In 2004, the HomePlace Development and the City of Prattville negotiated an
agreement for the HomePlace Planned Unit Development. The agreement was
approved by the Council as Ordinance 2004-017. The agreement set nine general
requirements that act as the zoning for the property and govern the development. A
copy of the agreement is included as Attachment A. The agreement highlighted features
and goals such as erosion control, streambank protection and preservation, walkable
streets, preservation of greenspaces, and the creation of a park. The agreement set
measurable standards and targets for achieving the stated goals.
The HomePlace PUD development includes a single-family residential neighborhood at
the west end of Constitution Avenue, The Park at HomePlace apartments located at the
west end of Legends Drive, and the The Meadows at HomePlace located on Old
Quarters Road. With these developments, approximately 130 acres of the original 197
acres in the PUD remain to be developed. Items 4 and 5 on the August 16, 2018
agenda are developments which seek to develop approximately 190 lots on 61.60 acres
and 64 lots on approximately 45 acres. The two proposed developments will cover the
remaining property in the Autauga County portion of the development. The division
between the two sites is a drainageway running roughly west to east across the site.
Item 4 is a request by DHS 4 Holding to modify the 2004 PUD agreement to permit
development of the 190 lot sketch plan approved by the Planning Commission on July
19, 2018. The applicant previously sought and obtained a recommendation from the
Planning Commission to rezone the same property to R-3, Single-family residential. The
application was withdrawn, at the request of the petitioner, from consideration by the
City Council at the August 7, 2018 meeting. The current rezoning application seeks to
August 15, 2018
Prattville Planning Commission
Page 6
modify Standard #8 in the original agreement to set the following minimum lot setbacks
and dimensions:
WIDTH DEPTH SIZE FRONT
SETBACK
REAR
SETBACK
SIDE SETBACK
50’ (110 lots) 120’ ± 5500 s. f. 20’ 15’ 5’ – 5’
60’ (80 lots) 130’ ± 7000 s. f. 25’ 15’ 5’ – 5’
The request does not address possible modifications to the remaining eight standards in
the original agreement
Item 5 is a request by Little House Developments, LLC to modify the most recent overall
sketch plan for the HomePlace development for the area north of the drainageway. The
sketch plan completes the remaining 45 acres in 64 lots, and includes a connection to
McQueen Smith Road South that corresponds with the eventual extension of Jay Street.
The proposed plan follows the layout for the sketch plan south of the drainageway by
eliminating internal connecting streets.
The PUD designation provides a flexible, negotiated standard in exchange for
developments that promote the four community objectives outlined in the Section 112 of
the Zoning Ordinance:
1. Promotes choice in housing type, lot size or neighborhood environment
available to residents.
2. Preserves trees, slopes, geological features or prevents adverse effects such
as erosion.
3. Attains more efficient use of land resulting in smaller utility networks.
4. Achieves a development pattern in harmony with the comprehensive plan
with a more desirable environment than would be achieved through the strict
application of zoning and subdivision requirements.
Items 4 and 5 should be measured against the original PUD standards adopted by
Ordinance 2004-017. The modifications presented in the applicant’s submission retain
all of the standards from the original agreement except Numbers 4 (ten acre park) and 6
(pedestrian connectivity). Over the last several weeks, both applicants and the city staff
August 15, 2018
Prattville Planning Commission
Page 7
have offered alternatives addressed these two outstanding standards. As of August 15,
both applicants have presented proposals that address the creation and dedication of
park property and open space. The sketch plan for the northern development (Agenda
Item 5) will provide the required 10 acre park. The sketch plan for the southern
development (Agenda Item 4) will be modified to provide a 4 acre park. The separation
sought by both developments, and granted by the July 19, 2018 approval of the sketch
plan for the southern project, reduces the overall connectivity and pedestrian pathways
highlighted in Standard 6. City staff discussed at the July 19, 2018 Commission
meeting, and now recommends, the installation of the planned sidewalks along the east
side of McQueen Smith Road South. The time frame for installation should be
determined by the time the first preliminary plat in either development is approved. With
the proposed park space improvements in each development and the pedestrian
improvements on McQueen Smith Road, the development proposals for the areas north
and south of the ditch will comply with the standards set by Ordinance Book 2004, Page
017. The development plan adjustments also eliminate the need for consideration of
Agenda Item 4 and adjustments to the PUD zoning.
Location maps, plat maps, and sketch plans were included in a packet mailed earlier by
Ms. Morgan. If you have any questions concerning these agenda items, or need
additional information, please contact me at 334-850-7402 or joel.duke@prattvilleal.gov.
From: Duke, Joel
To: Boone, LoraLee; Brown, Denise; Cables, Richard; Jackson, Marcus; Starnes, Jerry; Strichik, Robert; Striplin,
Albert; Hindman, Mark; Johnson, Dallis; pauladcarpenter@charter.net; Reuben Gardner
(rgardner@bellsouth.net); Roy McAuley (roymcauley@gmail.com); Tim Smith
Cc: Dickerson Cathy; Ferrari, Jamie; Brass, Austin; Morgan, Alisa; Mayor; David A. McDowell
(David@mcdowellfaulk.com)
Subject: August 2018 - Zoning and Subdivision Agenda Items - City Council and Planning Commission
Date: Friday, August 3, 2018 4:37:10 PM
Attachments: ATTACHMENT A REVISED MAP Smith Property Sketch # 170026-2_opt.pdf
ATTACHMENT B - Location Map_opt.pdf
Good Afternoon,
This month several development projects for property east and west of McQueen Smith Road South
are scheduled for review and action by the City Council and the Prattville Planning Commission.
Given the number of agenda items and level of interest in the community, I am forwarding this
summary for your information and use. Copies of the August 7, 2018 City Council and August 16,
2018 Planning Commission agendas are attached, as well as the maps described herein.
August 7, 2018 – City Council Meeting
Regular Agenda Item 1. ORDINANCE: To Adopt a Proposed Amendment to the City of Prattville
Code of Ordinances, Appendix A. Zoning, Article 7-District Requirements,
Sections 71, 72, 73, and 76. (Sponsored By: Councilor Cables)
HELD FROM 7/3/2018
· At their April 19, 2018 and May 17, 2018 meetings, the Prattville Planning
Commission discussed the suitability of multi-family residential uses being permitted
on appeal in R-3, B-1, and B-2 districts. After reviewing possible amendments to
remove multi-family residential as permitted on appeal, the Commission scheduled a
hearing for June 21 to obtain public input on the proposed changes.
· At the May 17 meeting, Commission Chairman Smith appointed Commissioners
McAuley, Cables, and Smith to a committee charged with reviewing the proposed
changes. The committee met on June 11, 2018. They recommend the Commission
consider amendments to the zoning ordinance that remove multi-family uses from all
districts except R-4; where they would remain a use by right.
· On June 21, 2018, after a public hearing and review and discussion, the Commission
forwarded the committee’s draft amendment with a recommendation that it be adopted
by the City Council.
· The zoning ordinance amendments recommended by the Planning Commission were
read by the City Council for the first time on July 3, 2018 and held until after a public
hearing. The required public hearing is scheduled for the August 7, 2018 Council
meeting. If adopted by the City Council on August 7, 2018, the zoning ordinance will
restrict multi-family uses to only R-4 districts.
Regular Agenda Item 2. ORDINANCE: To Rezone Property Located at Hwy. 82 East at McQueen
Smith Road from PUD (Planned Unit Development) to R-3 (Single Family
Residential) (Petitioner: DHS Holdings4, Inc.) (Sponsored By: Councilor
Cables)
Petitioner Has Requested Withdrawal
HELD FROM 7/3/2018
· By Ordinance 2004-017A adopted on October 5, 2004, the City Council approved a
request to zone 197.31 acres located on the east side of McQueen Smith Road South as
the HomePlace Planned Unit Development (PUD). The HomePlace PUD has seen the
following modifications since 2004:
o August 21, 2005 – sketch plan amended to provide for a revised street and alley
design.
o July 6, 2006 – sketch plan amended to add property on north end – site of the
Park at HomePlace.
o April 19, 2007 – sketch plan amended to adjust location of street connecting areas
north and south of a central stream.
o November 17, 2011 – sketch plan amended to accommodate apartment
development at southern end of development (Meadows At HomePlace).
· At their June 21, 2018 meeting, the Prattville Planning Commission heard a request
by HomePlace DHS Holding-4, Inc. et al to rezone 61.60 acres of the HomePlace PUD
to R-3, Single Family Residential. The zoning request corresponded with a revised
sketch plan to create a 197 lot subdivision containing five new public streets. The
rezoning request was approved by the Commission on June 21, 2018 with a
recommendation that it be approved by the City Council. The sketch plan was held for
review by a Commission committee. The sketch plan was approved by the Commission
on July 19, 2018.
· The PUD rezoning request recommended by the Planning Commission was read by the
City Council for the first time on July 3, 2018 and held until after a public hearing. The
required public hearing is scheduled for the August 7, 2018 Council meeting. On July
17, 2018, the applicant submitted a letter requesting to withdraw their rezoning
request from consideration.
Regular Agenda Item 3. ORDINANCE: To Rezone Property Located at Highway 82 at Highway 31
and McQueen Smith Road from FAR, Forest, Agricultural and Recreation
to B-2, General Business and R-3, Single Family Residential (Petitioner:
HD&D Land Company). (Sponsored By: Councilor Cables)
HELD FROM 4/3/2018 & 5/1/2018
At the October 18, 2017 Planning Commission meeting, the HD&D Land Company
presented a sketch plan for approximately 336 acres northwest and south of the
intersection of McQueen Smith Road South and U. S. Highway 82. The sketch plan
divided the property into four primary land uses: commercial, multi-family residential,
single-family residential, and institutional and covered 311.2 acres, or 92.6% of the
property. The remaining 24.8 acres, located west of S. Memorial Drive, included
portions of Pine Creek and its floodplain. The Commission delayed action on the sketch
plan until its November 16, 2017 meeting allowing time for further review by a
Commission committee. The sub-committee reviewed planned improvements to
McQueen Smith Road South and the Pine Creek Wastewater Treatment Plant and
required adjustments to street connectivity and location. The committee also
recommended completion of a traffic study based on project land uses. The Commission
adopted the revised sketch plan (included as Attachment A) on November 16, 2017.
At the March 15, 2018 Planning Commission meeting, the petitioners presented a
request to rezone approximately 53% of the area contained in the approved sketch plan.
The petition included two parcels proposed for B-2, General Business. The first B-2
parcel covers 16.72 acres in the northwest corner of the McQueen Smith Road S/U.S.
Highway 82 intersection. The second B-2 parcel encompasses 42.31 acres on the west
side of S. Memorial Drive between the Sheila Boulevard intersection and U.S. Highway
82. A little more than half of the second parcel is encumbered by the Pine Creek
floodplain and is likely to remain undeveloped. The petition requested that the
remaining 117.28 acres be zoned R-3, Single-Family Residential. Following the
required public hearing on March 15, 2018, the Commission found that the requested
zoning designations are consistent with, and support, the sketch plan approved on
November 16, 2017. The Commission forwarded the zoning request to the City Council
with a recommendation that it adopted.
The zoning classifications requested by the HD&D Land Company allow uses that are
consistent with the adopted 2010 Future Land Use maps and plan. The Future Land Use
Map on page 2.11 of the city’s 2010 Comprehensive Plan, classifies the subject property
as “Mixed-Use – Transitional”. The discussion of the Mixed Use – Transitional on
Page 2.16 states that:
This is a very targeted land use category, designed specifically to support a broad
range of redevelopment types, while limiting additional retail that might soften the
existing market... The designation is geared towards creating a model of
development and redevelopment that augments and supports the existing retail
corridor on Cobbs Ford Road. Acceptable uses would include office, housing (of a
variety of densities), hospitality, institutional, light industrial, flex office and
greenspace, among others. Retail might be accommodated, but at a very limited
scale, and of a purely local-serving variety.
The proposed zoning classifications and configuration further the 2010 Plan’s goal of
reserving additional space for residential developments. The amount of commercial
space is both limited in scope and scaled for a neighborhood rather than the larger trade
area.
While the proposed R-3 residential classification is consistent with the city’s future land
use goals, it is also compatible with the existing Overlook neighborhood located along
the western boundary of the subject property. The Overlook neighborhood was
developed in the late 1970’s and 1980’s and primarily zoned R-2, Single-Family
Residential. A comparison of the minimum area requirements for classification each is
listed below.
R-2 R-3
Minimum Lot Size 10,500 ft
2 7,500 ft
2
Minimum Width at
Building Line 75 feet 60 feet
Maximum Lot
Coverage 25% 35 %
Front Setback 35 feet 25 feet
Rear Yard 40 feet 30 feet
Side Yards 10 feet/10 feet 8 feet/6 feet
· Presently, allowed and conditional land uses in R-3 and R-2 are the same, with the
exception of multi-family residential. Multi-family residential is permitted in the R-3
classification only as a use-on-appeal to the Board of Zoning Adjustment (BZA).
When reviewing uses-on-appeal, the BZA may only consider specific projects, must
notify adjacent property owners and conducted a public hearing, and may impose a
broad range of conditions on a proposed development. Over the past two decades,
Prattville’s residential development pattern has shifted to higher density single-family
neighborhoods. As a result, most recent residential developments have requested and
received an R-3 classification. At the August 7, 2018 meeting, the City Council will
consider zoning ordinance amendments that remove multi-family residential uses as an
option in R-3 districts.
· The HD&D Land Company’s zoning request approved by the Planning Commission
on March 15, 2018 was read by the City Council for the first time on April 3, 2018 and
the required City Council public hearing was set for May 1, 2018.
· Prior to the May 1, 2018, the HD&D Land Company presented the City Council with
a request to delay action on their request until the August 7, 2018 Council meeting.
The request was honored and the item was held by the Council until August 7, 2018.
August 16, 2018 – Prattville Planning Commission Meeting
Agenda Item 1. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-3 (Single Family
Residential) H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Agenda Item 2. Zoning Amendment: FAR (Forest, Agricultural, Recreation) to R-4 (Multi-Family
Residential) H D & D Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
Agenda Item 3. Zoning Amendment: FAR (Forest, Agricultural, Recreation) & B-2 (General
Business) to R-3 (Single Family Residential) & B-2 (General Business) H D & D
Land Company Mixed Use Development
Location: Highway 82 at Highway 31 & McQueen Smith Road
Petitioner: H D & D Land Company
Representative: Goodwyn, Mills & Cawood, Inc.
At the October 18, 2017 Planning Commission meeting, the HD&D Land Company
presented a sketch plan for approximately 336 acres northwest and south of the
intersection of McQueen Smith Road South and U. S. Highway 82. The sketch plan
divided the property into four primary land uses: commercial, multi-family residential,
single-family residential, and institutional and covered 311.2 acres, or 92.6% of the
property. The remaining 24.8 acres, located west of S. Memorial Drive, included
portions of Pine Creek and its floodplain. After review by a Commission committee and
adjustments, the sketch plan was approved by the Commission on November 16, 2017.
A request to rezone approximately 53% of the area contained in the approved sketch
plan was approved by the Planning Commission on March 15, 2018 was read by the
City Council for the first time on April 3, 2018 and the required City Council public
hearing was set for May 1, 2018. At the request of the property owner, final action on
the request was delayed the August 7, 2018 Council meeting.
Items 1, 2, and 3 on the August 16, 2018 Planning Commission agenda are requests to
rezone the remainder of the property covered by the HD&D Land Company sketch plan.
The sketch plan was approved by the Planning Commission on November 16, 2018
Agenda Item 1 request approval to rezone 92.25 acres from FAR, Forest Agricultural
and Recreation to R-3, Single-family Residential. The property is located in the
southeast of the corner of the U. S. 82 Bypass/McQueen Smith Road South intersection
and between McQueen Smith Road South and the Scenic Hills neighborhood.
Agenda Item 2 request approval to rezone 20 acres from FAR to R-4, Multi-family
Residential. The property is located in the northeast corner of the McQueen Smith Road
S/S. Memorial Drive intersection and directly behind an abandoned RaceTrac
convenience store.
Agenda Item 3 request approval to rezone 38.63 acres from FAR and B-2 to R-3,
Single-family Residential and 5.82 acres from FAR to B-2. The subject property is
located in the southwest corner of the McQueen Smith Road S/U.S. Highway 82
intersection and between S. Memorial Drive and McQueen Smith Road S.
As required by state law, the requested rezoning applications and the Planning
Commission hearings for August 16, 2018 have been advertised in the Prattville
Progress.
City staff will complete a review of these requests prior to August 16, 2018 Planning
Commission meeting.
Agenda Item 4. Zoning Amendment: PUD (Planned Unit Development) to PUD (Planned Unit
Development) REVISED HomePlace DHS Residential Development
Location: Highway 82 at McQueen Smith Road
Petitioner: DHS Holding-4, Inc. et al.
Representative: Goodwyn, Mills & Cawood, Inc.
· At their June 21, 2018 meeting, the Prattville Planning Commission heard a request
by HomePlace DHS Holding-4, Inc. et al to rezone 61.60 acres of the HomePlace
PUD to R-3, Single Family Residential. The zoning request corresponded with a
revised sketch plan to create a 197 lot subdivision containing five new public streets.
The rezoning request was approved by the Commission on June 21, 2018 with a
recommendation that it be approved by the City Council.
· The PUD rezoning request recommended by the Planning Commission is scheduled
for consideration by the City County on August 7, 2018 as Agenda Item 1. On July 17,
2018, the applicant submitted a letter requesting to withdraw their rezoning request
from consideration.
· HomePlace DHS Holding-4, Inc. et al has submitted a request for consideration to
modify the HomePlace PUD zoning requirements. The request is set as Agenda Item 4
on the August 16, 2018 agenda.
The request will establish new lot size and setback standards. City staff will complete a
review of these requests prior to August 16, 2018 Planning Commission meeting.
Agenda Item 5. Sketch Plan: HomePlace North
Location: Northeast Quadrant of US Highway 82 and McQueen Smith Road
Petitioner: Little House Developments, LLC
Representative: Chambliss Engineering, LLC
Item 5 on the August 16, 2018 Planning Commission agenda is a request to modify the
sketch plan for a portion of the HomePlace development. The sketch plan covers 64 lots
on roughly 55 acres.
The request will establish new lot and street configurations. City staff will complete a
review of these requests prior to August 16, 2018 Planning Commission meeting.
A map indicating the location of the referenced City Council and Planning Commission agenda items
is attached for your reference as Attachment B. If you have any questions or need additional
information regarding these agenda items, please do not hesitate to contact me at
joel.duke@prattvilleal.gov or 334-850-7402.
Joel T. Duke, AICP
Director | Planning & Development Department
City of Prattville Alabama
102 West Main Street | Prattville, AL 36067
334.595.0501 | FAX 334.361.3677
www.prattvilleal.gov
joel.duke@prattvilleal.gov
HWY 82 BYP E
CO RD 4 E
S MEMORIAL DR
SHEILA BLVD
E MAIN ST
SUMMER LN
MURFEE DR
COBBS FORD RD
JANICE ST
TARA DR
JAY ST
HEATHER DR
SEASONS DR
JOYCE ST
SWEET RIDGE RD
SILVER HILLS DR
TERI LN
CORLEY RD
DEE DR
THAMES DR
ANGELA ST
DENISE DR
SCENIC DR
MCQUEEN SMITH RD S
SANFORD DR
AMANDA LN
CYNTHIA ST
BETH MANOR DR
DEBRA ST
COOTERS POND RD
IRMA LN
ROSEMARY LN
DODGERS DR
MARIAN DR
RUNNING BROOK DR
JENNY DR
HARVEST LP
IVEY LN
AUTUMN RD
LORI ST
OLDE ORCHARD LN
ASTROS AVE
BRANDY LN
ALECIA DR
LEGENDS DR
STANTON WY
CAROLINE DR
HOME PARK TRL
ALICE LN
ARBOR LN
HARE CIR
COMMERCE CT
YANKEES AVE
PATTI LP
WINTER PL
COTTON EXCG
RUFUS RD
DUNN LN
METS CT
FIRE FLY
SURVEY INFORMATION SOURCE: AS SHOWN ON SURVEY
BEARING REFERENCE: NORTH BASED ON ALABAMA STATE PLANE COORDINATE SYSTEM WEST ZONE
PER GPS OBSERVATIONS:
NAD 83 (2011) EPOCH 2010.00, NAVD 88 (GEOID O3).
ALL COORDINATES ARE EXPRESSED IN U.S. SURVEY FEET.
NGS MONUMENT: DESIGNATION - 5133; PID AA4707
ALL EXISTING STRUCTURES, AND UTILITIES SHOWN BELOW GROUND ARE NOT NECESSARILY SHOWN
ON SURVEY. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT,
THERE MAY BE EASEMENTS WHICH AFFECT THIS PROPERTY THAT ARE NOT SHOWN ON THIS SURVEY.
NOT VALID UNLESS SEALED WITH EMBOSSED SEAL OR STAMPED WITH RED INK SEAL.
VICINITY MAP
Not to Scale
U.S. HIGHWAY 31
U.S. HIGHWAY 82
PARCEL 5-A
COUNTY ROAD NO. 75
DRAWN BY:
ISSUE DATE
sheet of CHECKED BY:
2660 East Chase Lane, Suite 200
T 334.271.3200
G M C N E T W O R K . C O M
Montgomery, AL 36117
H D & D LAND COMPANY
PRATTVILLE, ALABAMA
1
Project # CMGM150096
REZONING MAP
PARCEL 5
ISSUE DATE
REZONING MAP 7/17/18
PARCEL
5-B
’ ”
’ ” ’ ”
’ ” ’ ”
” ’
’ ”
’ ”
’ ” ”
’ ”
SURVEY INFORMATION SOURCE: AS SHOWN ON SURVEY
BEARING REFERENCE: NORTH BASED ON ALABAMA STATE PLANE COORDINATE SYSTEM WEST ZONE
PER GPS OBSERVATIONS:
NAD 83 (2011) EPOCH 2010.00, NAVD 88 (GEOID O3).
ALL COORDINATES ARE EXPRESSED IN U.S. SURVEY FEET.
NGS MONUMENT: DESIGNATION - 5133; PID AA4707
ALL EXISTING STRUCTURES, AND UTILITIES SHOWN BELOW GROUND ARE NOT NECESSARILY SHOWN
ON SURVEY. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT,
THERE MAY BE EASEMENTS WHICH AFFECT THIS PROPERTY THAT ARE NOT SHOWN ON THIS SURVEY.
NOT VALID UNLESS SEALED WITH EMBOSSED SEAL OR STAMPED WITH RED INK SEAL.
VICINITY MAP
Not to Scale
U.S. HIGHWAY 31
U.S. HIGHWAY 82
PARCEL 5-A
COUNTY ROAD NO. 75
DRAWN BY:
ISSUE DATE
sheet of CHECKED BY:
2660 East Chase Lane, Suite 200
T 334.271.3200
G M C N E T W O R K . C O M
Montgomery, AL 36117
H D & D LAND COMPANY
PRATTVILLE, ALABAMA
1
Project # CMGM150096
REZONING MAP
PARCEL 5
ISSUE DATE
REZONING MAP 7/17/18
PARCEL
5-B
’ ”
’ ”
”
’ ” ” ’ ”
’
’ ” ”
’ ”
’ ”
”
’ ” ’ ”
’ ”
DRAWN BY:
ISSUE DATE
sheet of CHECKED BY:
2660 East Chase Lane, Suite 200
T 334.271.3200
G M C N E T W O R K . C O M
Montgomery, AL 36117
H D & D LAND COMPANY
PRATTVILLE, ALABAMA
1
Project # CMGM150096
REZONING MAP
PARCEL 2
ISSUE DATE
REZONING MAP 7/17/18
JP
RC
VICINITY MAP
Not to Scale
U.S. HIGHWAY 31
U.S. HIGHWAY 82
PARCEL 2-A
COUNTY ROAD NO. 75
PARCEL 2-B
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’ ” ”
’ ”
’ ” ’ ”
” ’ ”
’ ”’
’ ” ’ ”
’ ” ’ ”
’ ”
’ ”
”
’
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’ ”
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’ ” ’ ”
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VIVID PL
EXPOS CT
OLD CREEK RD
PHILLIES CT
OLD QUARTERS RD
E TERI CT
DANIEL PRATT
W TERI CT
TIFFANY DR
SHANNON CT
BIG OAK DR
PADRES PL
KORNEGAY DR
SADDLE RDG
MELVINA PL
ROCHESTER WY
FLINT WILLIAMS AVE
JAMESON CT
SHEILA CT
² 1 inch = 833.33 feet
Legend
C C Agenda Item 2 & P C Item 4
C C Agenda Item 3
P C Agenda 1
P C Agenda 2
P C Agenda 3
P C Agenda 5
County Tax Parcel
ATTACHMENT B
LOCATION MAP
City Alabama of Prattville
PC CC Agenda Agenda - - August August 16, 7, 2018 2018