1711-November 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
November 16, 2017
3:00 p.m.
Call to Order:
Roll Call:
Mayor Gillespie, Councilman Cables, Chairman Smith, Vice-Chairman Gardner, Chief Johnson, Mrs. Carpenter,
Mr. Hindman, Mr. McAuley, and Mr. Nelson.
Minutes:
October 19, 2017
Old Business:
1. Zoning Amendment: B-2 (General Business) and R-5 (Patio Garden Homes) to R-4 (Multi Family)
Location: Heather Drive
Owner: MHL, Inc.
Representative: Kevin Buckner
Held 10/19
District 5
2. Sketch Plan: Smith Property
Location: Highway 82 E. at McQueen Smith Road and Highway 31 S.
Owner: Smith Property/H. D. & D. Land Company
Representative: Goodwyn, Mills & Cawood
Held 10/19
District 7
New Business:
3. Zoning Amendment: R-2 (Single Family Residential) to R-3 (Single Family)
Glennbrooke 6
Location: West of Sydney Drive South
Petitioner: Larry & David Avant
Representative: Barrett-Simpson, Inc.
Public Hearing
District 3
4. Sketch Plan: Walker Property
Location: Golson Road at Golson Place Blvd.
Owners: Southern Lands, LLC
Representative: Flowers & White Engineering, LLC
Subdivision Jurisdiction
5. Sketch Plan: Glennbrooke Phases 5-10 (Revised)
Location: Glennbrooke Blvd., Od Ridge Rd., & Fairview Ave.
Owner: Stone Mountain Builders Land, LLC
Representative: Barrett-Simpson, LLC
District 3
6. Sketch Plan: Prattville Retail
Location 1825 East Main Street
Owner: Akin Holding XI Prattville, LLC
Representative: Gonzalez-Strength & Associates, Inc.
District 4
7. Final Plat: Glennbrooke Plat 5-B
Location: Tullahoma Drive & Charleston Drive
Owner: Stone Mountain Builders Land, LLC
Representative: Barrett-Simpson, LLC
District 3
Miscellaneous:
Adjourn:
Approved 12/21/17
Prattville Planning Commission
November 16, 2017 Minutes
Page 1 of 5
CITY OF PRATTVILLE PLANNING COMMISSION
MINUTES
November 16, 2017
Call to order:
Chairman Tim Smith called the meeting to order at 3:03 p.m.
Roll Call:
The secretary called the roll. Members present were Mayor Bill Gillespie, Councilman Richard
Cables, Chairman Tim Smith, Vice-Chairman Reuben Gardner, Chief Dallis Johnson, and Mr. Mark
Hindman. Absent: Mrs. Paula Carpenter, Mr. Roy McAuley, and Mr. Bobby Nelson.
(Quorum present)
Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary.
Minutes:
Mayor Gillespie moved to approve the minutes of the October 19, 2017 meeting. Commissioner
Gardner seconded the motion. The motion passed unanimously.
Old Business:
1. Zoning Amendment: B-2 (General Business) and R-5 (Patio Garden Homes) to R-4
(Multi Family)
Location: Heather Drive
Owners: MHL, Inc.
Representative: Kevin Buckner
At the previous meeting (October 19) the requested item was heard. With the petitioner requesting
a change to the initial application, the Planning Commission voted to hold the request and appoint
a committee to further review. The Committee consisted of Commissioners Smith, Johnson and
Carpenter.
Mr. Duke stated that the committee met with the applicant on October 31st. He stated that at the
October 19th meeting the petitioner presented a request to rezone property zoned B-2 and R-5 to R-
4 for a 55 unit complex for senior apartments. At that time, they asked to modify the request to
rezone only the portion zoned R-5 to R-3. He stated that R-3 allows apartment use with approval
from the Board of Zoning Adjustment (BZA).
Mayor Gillespie asked who monitors if the property is no longer senior adults use. Mr. Duke
explained that the tax credit that the developers acquire to build the project ties them to the land for
fifteen years. He also stated that zoning violation could be issued if they did not maintain the zoning
requirements.
Kevin Buckner of TBG Residential spoke to clarify the area proposed for rezoning. He stated that
they are only requesting to rezone the current R-5 area of the property to R-3 and the proposed
zoning would be more ideal to receive a special use from the BZA to ensure that they would build
the complex under the board’s restrictions.
After no further comments, the vote was called.
Chief Johnson moved to amend the request to rezone only the portion zoned R-5 to R-3. Mr.
Gardner seconded the motion.
The motion to amend passed unanimously.
Approved 12/21/17
Prattville Planning Commission
November 16, 2017 Minutes
Page 2 of 5
The vote was called. The motion to approve as amended passed by 5/1 vote as recorded. Favor:
Councilman Cables, Chairman Smith, Mr. Gardner, Chief Johnson and Mr. Hindman. Oppose:
Mayor Gillespie.
2. Sketch Plan: Smith Property
Location: Highway 82 E. at McQueen Smith Road and Highway 31 S.
Owners: Smith Property/H. D. & D. Land Company
Representative: Goodwyn, Mills & Cawood
At the previous meeting (October 19) the requested item was heard. The Planning Commission
voted to hold the request and appoint a committee to review the sketch plan. The Committee
consisted of Commissioners Smith, Johnson and McAuley.
Mr. Duke stated that the committee met with the applicant on October 31st. He stated that the
developer has reviewed the sketch plan for 350 acres with portions being developed far into the
future.
Councilman Cables introduced a resolution recommending approval of the sketch plan of Smith
Property and moved for its approval. Mr. McAuley seconded the motion.
John Bricken of Goodwyn, Mills & Cawood, petitioner’s representative, presented the sketch plan
of Smith Property. He stated that they have received comments from the city and they are currently
reviewing them and working them out. He also stated that a traffic study is in the works; it will
guide short term and long term improvements to the street network within and around the Smith
Property.
Mayor Gillespie asked which area is proposed to be developed first and stated his concerns about
the impact to the sewer, green space and the city park. Mr. Bricken stated that the area on the north
side of the Highway 82 McQueen Smith Road intersection is proposed to be developed first.
Chief Johnson stated that being aware that the development in the area could be 10 years or more,
he would like to see future connection to Joyce Street.
Chief Johnson moved to amend the motion to approve contingent that future connection is provided
to Joyce Street. Mayor Gillespie seconded the motion.
The motion to amend passed unanimously.
The vote was called. The motion as amended passed unanimously.
New Business:
Chairman Smith changed the order that the agenda items was heard.
3. Zoning Amendment: R-2 (Single Family Residential) to R-3 (Single Family)
Glennbrooke 6
Location: West of Sydney Drive South
Petitioner: Larry & David Avant & Greenacres, LLC
Representative: Barrett-Simpson, Inc.
Blake Rice of Barret-Simpson, Inc., petitioner’s representative, presented the rezoning request to
rezone the proposed Glennbrooke 6 subdivision from R-2 to R-3. He stated that earlier phases of
Glennbrooke are zoned R-3 except for a portion of Phase 1 being zoned R-5.
Approved 12/21/17
Prattville Planning Commission
November 16, 2017 Minutes
Page 3 of 5
Mr. Duke provided the staff report stating that basic difference between R-2 and R-3 zoning districts
is the lot size requirements. He stated that R-3 allows for apartment use, but only as a use-on-appeal
approved by the Board of Zoning Adjustment.
Chairman Smith opened the public hearing.
The following speakers were in attendance and spoke in opposition to the zoning request citing
negative impact of traffic, decrease property value, erosion problems and their discontent with
connectivity to Riverchase North. Also, there were letters and emails received by the Planning
Department of residents’ concerns. All are attached and made a part of the minutes.
Scott Carr, 1601 Trolley Road
Amee Carr, 1601 Trolley Road
Tammitha Prince, 1513 Trolley Road
Joe Robertson, 1608 Trolley Road
Martin Sweet, 1609 Trolley Road
Wanda Ellis, 1526 Trolley Road
Chris Reed, 520 Overton Road
Len Robertson, 1608 Trolley Road
Erik Lubinger, 364 Sydney Drive South
Whtiney Bertsch, 1541 Trolley Road
Mary Ingram, 543 Overton Road
Kathleen Litz, 1603 Trolley Road
Don M. Moser, 1525 Trolley Road
Jennifer Marquis, 539 Overton Drive
Darren Segura, 208 Kendrick Way
Hope Gallant, 1606 Trolley Road
Chief Johnson addressed the public’s comments on connectivity. He expounded on the public
safety code requirements for connectivity to allow for emergency access and the need for more
than one way in and out of a subdivision.
Chairman Smith closed the public hearing.
Mr. Gardner introduced a resolution recommending approval of the rezoning of Glennbrooke 6
subdivision from R-2 to R-3 and moved for its approval. Councilman Cables seconded the
motion.
Mr. Gardner moved to hold the request. Mayor Gillespie seconded the motion for discussion.
In an effort to allow the petitioner’s representative to address comments, Mr. Gardner withdrew
his motion to hold. Mayor Gillespie withdrew his second.
Mr. Rice addressed the public’s comments:
He stated that since the inception of the Glennbrooke development they have been
mandated by this Commission to provide connectivity to Riverchase North, which they
have complied.
He stated that the property that is causing erosion is owned by Riverchase North
developers.
He stated that the proposed plat of Glennbrooke 6 provides the connectivity as required
for life safety codes.
Approved 12/21/17
Prattville Planning Commission
November 16, 2017 Minutes
Page 4 of 5
The vote was called. The motion to recommend approval failed by 2/4 vote as recorded. Favor:
Chief Johnson and Mr. Hindman. Oppose: Chairman Smith, Mr. Gardner, Mayor Gillespie, and
Councilman Cables.
Chairman Smith called a recess at 4:48 p.m. The meeting was called back to order with all
previously recorded members present.
5. Sketch Plan: Glennbrooke Phases 5-10 (Revised)
Location: Glennbrooke Blvd., Od Ridge Rd., & Fairview Ave.
Owner: Stone Martin Builders, LLC
Representative: Barrett-Simpson, LLC
Mr. Hindman introduced a resolution recommending approval of the sketch plan of Glennbrooke
Phases 5-10 as revised. Mr. Gardner seconded the motion.
Mr. Duke provided the staff report for the revised sketch plan of Glennbrooke Phases 5-10 stating
that the lots and Trolley Road extension were previously approved in early sketch plans for
Riverchase North subdivision. He stated that the stub to the north has always been a part of
Riverchase North.
Blake Rice of Barrett-Simpson, LLC, petitioner’s representative, presented the revised sketch plan
for Glennbrooke Phases 5-10. He asked the Commission about the issues with the rezoning of
Glennbrooke 6 being that it is part of the revised sketch but was not recommended for rezoning.
Chairman Smith stated that connecting Glennbrooke and Riverchase North was the main issue
with the rezoning request presented.
Mayor Gillespie moved to hold the request and send to committee for further review. Councilman
Cables seconded the motion.
The motion to hold passed unanimously.
Chairman Smith along with Mr. Gardner and Chief Johnson were appointed to the committee to
review the revised Sketch Plan of Glennbrooke Phases 5-10.
4. Sketch Plan: Walker Property
Location: Golson Road at Golson Place Blvd.
Owners: Southern Lands, LLC
Representative: Flowers & White Engineering, LLC
Mr. Gardner introduced a resolution recommending approval of the sketch plan of Walker
Property and moved for its approval. Councilman Cables seconded the motion.
Mr. Duke provided the staff report for the sketch plan of Walker Property. He stated that the
property Golson Place, Plat 1A is part of the Noland Falls Subdivision. He stated that the property
platted in 2008 was in foreclosure, and no lots were sold. The property is no longer in foreclosure,
and the petitioner is requesting to vacate this plat and street. He explained that vacating this plat
will take away public dedication of the road and eliminate the lot lines on the plat. He stated that
the complete process will require City Council approval.
Dale Walker, petitioner, presented the sketch plan of Walker Property. He stated that the proposed
plat is comprised of about 400 acres of which 48 acres is platted in the Golson Place, Plat 1A. He
stated that there will be no new roads and the number of lots will be reduced.
Approved 12/21/17
Prattville Planning Commission
November 16, 2017 Minutes
Page 5 of 5
Chief Johnson asked about the plans for the private road (Golson Place Blvd.) connection to
Copper Ridge and water main access to. Mr. Walker stated that an access easement can be
provided.
The vote was called. The motion to approve passed by a 4/2 vote as recorded. Favor: Mr.
Hindman, Mr. Gardner, Councilman Cables and Chairman Smith. Oppose: Mayor Gillespie and
Chief Johnson.
6. Sketch Plan: Prattville Retail
Location 1825 East Main Street
Owner: Akin Holding XI Prattville, LLC
Representative: Gonzalez-Strength & Associates, Inc.
Chief Johnson introduced a resolution recommending approval of the sketch plan of Prattville Retail
and moved for its approval. Mr. Gardner seconded the motion.
Jon Rasmussen of Gonzalez-Strength & Associates, Inc., petitioner’s representative, presented the
sketch plan of Prattville Retail. He stated that the existing structure will be demolished and will add
two retail buildings. He stated that the connection to McQueen Smith will not be used as the main
access. The main access will be from Cobbs Ford Road.
Mr. Duke provided the staff report for the sketch plan of Prattville Retail. He recommended
approval.
The vote was called. The motion passed unanimously.
7. Final Plat: Glennbrooke Plat 5-B
Location: Tullahoma Drive & Charleston Drive
Owner: Stone Martin Builders, LLC
Representative: Barrett-Simpson, LLC
Mr. Gardner moved to hold the final plat of Glennbrooke Plat 5-B at the petitioner’s request.
Chief Johnson seconded the motion.
The motion to hold passed unanimously.
Miscellaneous Business:
Adjourn:
The meeting was adjourned at 5:41 p.m.
Respectfully submitted,
Alisa Morgan, Secretary
Prattville Planning Commission
CITY OF PRATTVILLE
Planning Commission
Planning Department Staff Report
REZONING
APPLICATION
Aronov Property – Northern Section of Pecan
Ridge Subdivision - B-2/R-5 to R-4
Rezoning – RZ-2017-04
DATE October 17, 2017
PROPOSED DEVLOPMENT
Petitioner: MHL, Inc.
Property Owner: MHL, Inc.
Agent: TBG Residential
Location: Northern ends of Dee Drive and Heather Drive in the
Pecan Ridge Subdivision. Approximately 300 feet east of
McQueen Smith Road South. Please see Attachment A.
Development Status and History
Submission Status: Request to rezone 7.49 acres from B-2, General Business
and R-5, Patio Garden Homes to R-4, Multi-family
Residential (see Attachment B).
Previously submitted as a similar request in 2014 as RZ-
2014-04. Withdrawn by the petitioner prior to Planning
Commission action.
Previous Approvals: Property is part of the Prattville East Addition subdivision,
which received its initial sketch plan and present zoning
configuration of B-2, R-3, R-5, and R-4 in 1992. The
subdivision has received the following sketch plan and
zoning approvals:
May 7, 1992: Initial Sketch Plan – included property on the
east side of Fay Branch.
June 16, 1992: Zoning approved by the City Council
(Ordinance Book 12/Page 562) to match the May 7, 1992
sketch plan.
Page 2 of 8
February 5, 1995: Sketch Plan revised to reflect changes
to area east of Fay Branch and a proposed park.
April 17, 1997: Sketch Plan revised – Eliminated a
connection to Cobbs Ford Road – extended Heather Drive
to McQueen Smith Road.
January 15, 2015: Preliminary Plat for Rochester Hills,
Plat 1 approved the construction plans for an extension of
Heather Drive to McQueen Smith Road.
Conditions of Previous
Approvals:
With the 1992 initial rezoning of the property, the Planning
Commission’s recommendation to the City Council
included a conditional requirement that approximately 25
acres bordering Fay Branch and accessible from
Kornegay Drive be deeded to the city for a public park. The
City Council elected to negotiate for the public park
property outside the re-zoning process. The
Commission’s recommendations were not included in the
adopted rezoning (Ordinance Book 12/Page 562). The
Council entered into a separate agreement for dedication
and development of the property. The city later determined
the proposed property was not appropriate for park
development.
Property Configuration
Acreage: 7.49 acres
Proposed Number of Lots
and Configuration:
The 7.49 acres contained in the rezoning application is
owned by the applicant, MHL, Inc. MHL, Inc. is a multi-
family residential developer. MHL, Inc. has indicated its
plan to file an application to the Alabama Housing
Finance Authority for funding to construct an apartment
complex containing approximately 60 units. The
proposed complex will be designed for and limited to
adults ages 55 years and older.
Proposed Uses: Apartment development – Age Limited to 55 years and
older.
Page 3 of 8
Consistency with Adopted
Future Land Use Plan
The Future Land Plan/Map in Section 2.2 of the Prattville
Comprehensive Plan adopted by the Planning
Commission on January 21, 2010 shows the subject
property as Low Density Residential. The requested
zoning of R-4, Multi-family Residential does not conform
exactly to the adopted plan. The B-2 zoning on a portion
of the subject property and north of the subject property
is also inconsistent with the plan. The future land use is
discussed further in the staff comments.
Current Zoning:
The subject property is presently split between R-5, Patio
Garden Homes, B-2, General Business, and R-4, Multi-
family Residential (see Attachment B).
Required Zoning:
Multi-family residential is not permitted by right in either of
the R-5 or B-2 classifications. A change to R-4 is required
to permit development of apartments on the subject
property by right. B-2 zoning allows apartments as a use-
on-appeal to the Board of Zoning Adjustment, but no
appeal option is available in R-5.
Please see Attachment C for uses allowed in R-5, R-4
and B-2 districts.
Surrounding Developments
and Uses:
North: Commercial parcels fronting Cobbs Ford Road –
Zoned B-2
South: Plats 1 - 6 and un-platted portions of the Prattville
East Addition subdivision (Pecan Ridge) – Zoned R-3 and
R-5
East: Rochester Hills Apartments – R-4, Undeveloped R-
2, The Park at HomePlace apartments- Zoned
HomePlace Planned Unit Development
West: Multiple plats of the Prattville East subdivision –
Zoned R-2
Street Extensions or New
Streets:
The subject property is served by the extension of
Heather Drive completed with the Rochester Hills, Plat 1.
Page 4 of 8
PLANNING STAFF EVALUATION
Reviewed by: Joel T. Duke, AICP
City Planner
Site Visits Conducted: Various times during September and October 2017
Recommendation: Recommend Approval. Due to consistency with approved
sketch plan and adjacent zoning and a goal of limiting
commercial uses, the subject property should consolidated
under a R-4 classification or another zoning that allows for
multi-family residential.
Staff Comments:
Water and Sewer: Adequate potable water service is available to the site
from the Prattville Water Works Board. A main
connection is available for extension from Heather Drive.
Existing sanitary sewer lines connected to the Pine Creek
Wastewater Treatment cross the northern boundary of
the subject property. A further analysis of the sanitary
sewer availability and system capacity is included in the
Staff Comments section of this report.
While the rezoning application RZ-2017-04 is limited to the subject 7.49 acres it should be
considered in the context of the larger Prattville East Addition sketch plan initially adopted
in 1992 . The sketch plan divided the subdivision into three main land uses: low density
residential (divided between larger lots and patio garden homes), higher density
residential (apartments), and general business. The sketch plan made use of
vegetation and transitional land uses to buffer higher intensity business areas from low
density residential. Following the sketch plan, a rezoning of the property to R-3, R-5 and R-
4 was approved by the city council in June 1992. The sketch plan was later amended in
February 1997 to eliminate a direct street connection to Cobbs Ford Road and connect
Heather Drive to McQueen Smith Road. The revised street layout divided the planned patio
garden home lots causing the area north of the Heather Drive extension to be classified as
B-2 and R-5. Aronov Land Development did not follow-up with a request to adjust the zoning
of the property currently proposed for rezoning. The R-3 and R-5 sections of what became
known as the Pecan Ridge subdivision developed between 1992 and 1996. The northern
portion of the sketch plan, which included a future extension of Heather Drive and 13.5 acres
zoned R-4, 5.07 acres zoned R-5, 5.0 acres zoned B-2, and 2.30 acres zoned R-3, remained
Page 5 of 8
undeveloped until 2015. In 2015, the Heather Drive extension was completed as Rochester
Hills, Plat 1 and 10.2 acres of the R-4 completed as Rochester Hills Apartments.
The applicant’s rezoning request corresponds with their plan to develop approximately 60
units of apartments restricted to senior adults. The applicant, MHL, Inc., will discuss the
plans for the 7.49 acres during the October 19, 2017 Planning Commission hearing.
However, the Commission’s recommendation on the request to rezone the subject property
should be based on a generic R-4 use. The applicant is under no obligation to complete
their project. Once zoned R-4, it is available for development for any of the permitted uses
in an R-4 district. The Commission should consider the following questions regarding this
rezoning request:
1. Is the proposed zoning consistent with the adopted Comprehensive Plans?
2. Is the proposal consistent with previously approved development plans for the area?
3. Is the proposed zoning appropriate for the area in general? Is its configuration and
location consistent with sound urban design and planning practices? Are the public
facilities adequate to accommodate proposed development?
4. If the rezoning is deemed appropriate, is the timing of the zoning change appropriate
or is a delay necessary? If a delay is necessary, the reasons for the delay should be
listed.
1. Consistency with Adopted Land Use Plans
As stated earlier in this report, the Future Land Use Map on page 2.11 of the city’s
Comprehensive Plan, classifies the subject property and the remainder of Pecan Ridge
subdivision as “Low Density Residential”. The discussion of the Low Density Residential
found on page 2.14 states that: “Low Density Residential refers to single family homes on
single lots, usually at least one-sixth of an acre or larger. These lots have front, side and
rear setbacks, and will only in very rare cases abut a land use other than single-family or
greenspace. Target densities would not exceed eight units per acre.” This classification was
applied to existing neighborhoods to promote a goal of neighborhood preservation and
protection.
Page 6 of 8
The property directly north
of the subject property is
classified as “Mixed-use
Commercial” which is
described on page 2.15, “as
a mixed-use category with a
focus on commercial. It
implies a rezoning, within
the framework of which
would be outlined
allowances – most likely by
percentage of square
footage – for commercial
and accessory uses. It is
geared towards the
redevelopment of existing
commercial areas, so that there would not be a large net gain in retail, while additional
complementary uses would be added.” This land use category recognizes that Prattville has
an excess of retail and other commercial space. The category recognized that commercial
will continue as the predominate use in these older commercial developments, but allows
for other compatible or transitional uses.
The city’s future land use plan is not intended to be a parcel by parcel guide for an area as
small as the one under consideration. Rather than pick the zoning of individual lots, the
classifications provide general guidance for the development of smaller areas. The plan is
clear that the city’s amount of the developed and zoned commercial property should be
reduced in the short term. The plan also suggests introduction of compatible non-retail land
uses to these older areas. Both steps are necessary to maintain the viability of city’s older
commercial areas. The plan is equally interested in protecting and preserving existing
healthy neighborhoods. Clearly, these two goals do not support maintenance of the existing
B-2 zoning and development of the subject property for new commercial uses. The plan
suggests that a supportive and compatible use is needed between the existing commercial
and the single family neighborhood. Lower density multi-family residential development
would be an appropriate use for this location at the edge of commercial and multi-family
residential development.
2. Consistency with Adopted Subdivision Plan
The Prattville East Addition sketch plan adopted in 1992 and revised in 1997 is discussed
earlier in this report. The proposed rezoning is consistent with these adopted master plans
for the neighborhood.
Figure 1: Excerpt from Prattville Future Land Use Map, January 2010.
RZ-2017-04
Request
Page 7 of 8
3. Appropriateness of proposed development
The property under consideration was initially considered by the Planning Commission in
1992 as part of a larger sketch plan covering 188 acres on the east and west sides of Fay
Branch. On the west side of Fay Branch, development has generally followed the approved
sketch plan. The property on the east side of the branch was sold by Aronov Land Company
and later developed as multi-family and commercial as a part of the HomePlace Planned
Unit Development. The original development concept offered commercial development on
the Cobbs Ford Road and McQueen Smith Road frontages and transitioned to a mix of
residential uses with the lowest densities located on the interior of the property. The land
use scheme used in the initial and revised sketch plans allowed for a mix of uses while
placing the higher intensity/higher density uses adjacent to or near higher capacity
roadways. This practice was properly deemed appropriate and adequate by the Planning
Commission in 1992 and remains adequate for any future development of the Prattville East
Addition (Pecan Ridge subdivision).
When determining appropriateness of the requested rezoning, the Commission should also
consider the adequacy of the public facilities serving the subject property. These facilities
include roadways, potable water, and sanitary sewer. Considerations for each facility are
listed below:
A. Transportation: The subject property is located approximately 350’ from McQueen
Smith Road and is served by the recently completed extension of Heather Drive to
an intersection with McQueen Smith Road. Adequate left turn and deceleration lanes
were added to McQueen Smith Road with the construction of the Heather Drive
intersection. Heather Drive is adequate to serve the additional development that may
be permitted on the northern end of Pecan Ridge subdivision, including apartments.
When the Planning Commission considered a similar request for rezoning of the
subject property in 2014, McQueen Smith Road between Main Street and U S
Highway 82 provided a level of service “C”. The level of service dropped below “C”
during in peak AM and PM hours. Due to these existing conditions and anticipated
development, the city pursued both an expansion of McQueen Smith Road and
improvements to Old Farm Lane to create a secondary north/south route in eastern
Prattville. The McQueen Smith Road widening project cleared federal environmental
review in 2015 and right-of-way acquisition began in 2017. Funding for the
anticipated $10 million construction project has not been identified at this time. The
Old Farm Lane widening project was completed in the spring of 2015. Old Farm Lane
has provided an alternate route for a significant portion of the non-local traffic on
McQueen Smith Road. In the short term, conditions on McQueen Smith Road have
improved since the subject property was last reviewed in 2014.
B. Water: The Prattville Water Works Board has adequate capacity to provide service
to development on the subject property without impacting present and future service.
Page 8 of 8
C. Sanitary Sewer: The proposed site is served by the Pine Creek Wastewater
Treatment Plant. The plant, and the trunk lines serving it, currently have capacity to
accommodate additional connections. The majority of the city’s higher density
commercial and residential development will occur in the large Pine Creek basin
during the next two decades. As a result, development is expected to consume the
system’s excess capacity prior to the anticipated built-out of the basin. The city
recently awarded a contract for a significant upgrade to the Pine Creek treatment
plant. Additional upgrades to the trunk line system are planned for the near future.
Development of the sites served by the Pine Creek system must be in sync with the
city’s upgrades to the plant and collection system.
4. Timing
Given the appropriateness of the proposed land use, the secondary question for the
Commission is timing. When the Commission considered the subject property in 2014,
several infrastructure project remained incomplete. Since 2014 the extension of Heather
Drive and intersection improvements on McQueen Smith Road were completed and an
additional north/south route in eastern Prattville opened with the completion of Old Farm
Lane. Wastewater capacity is currently available, but may be reduced it additional projects
are developed prior to any multi-family development proposed for this site.
ATTACHMENTS
A. Location Map
B. Rezoning – B-2/R-5 to R-4
C. Zoning Classifications – Sections
Conclusion: Re-zoning the subject property is supported by the future land use plan, the
adopted sketch plan and sound land use practices. The majority of the property under
consideration is presently zoned B-2. As noted above, the Comprehensive Plan suggests
pruning the amount of commercial property available and encouraging other compatible
uses. The proposed conversion to R-4 focuses retail uses on the major corridors and
continues the residential land use pattern established in 1992. These factors support
approval of the proposed conversion from B-2/R-5 to a residential classification that would
support multi-family such as R-3 or R-4.
TARA DR
COBBS FORD RD
E MAIN ST
SUMMER LN
HEATHER DR
SEASONS DR
MCQUEEN SMITH RD S
DEE DR
SANFORD DR
HWY 82 BYP E
AUTUMN RD
LEGENDS DR
THE EXCHANGE N
SHEILA BLVD
HOME PARK TRL
GREYSTONE WAY
COMMERCE CT
GLYNWOOD DR
OLD FARM LN S
WINTER PL
COTTON EXCG
TWELVE OAKS LN
PEBBLE CREEK DR
COBBS FORD LN
DOSS CT
COFFEE EXCG
SUGAR EXCHANGE
DANIEL PRATT
MCQUEEN VILLAGE RD
SHANNON CT
DELLWOOD CT
KORNEGAY DR
AUTUMN CT E
MELVINA PL
ROCHESTER WY
SUMMER CT
ZELDA PL
JAMESON CT
SEASONS CT
THE EXCHANGE
LEGENDS DR
^_
Undeveloped Rochester Hills, Lots Plat 2 and 1 3
Subdivision
(Undeveloped Heather Lots Drive 2 and 3
Rochester Subdivision) Hills, Plat 1
Zoning Appl. RZ-2017-04
² 1 inch = 400 feet
LOCATION City of Prattville MAP
Alabama
R-2
R-3
R-5
B-2
R-4
B-2
P.U.D.
B-2
R-2
B-1
R-4
P.U.D.
P.U.D.
P.U.D.
DEE DR
TARA DR
MCQUEEN SMITH RD S
HEATHER DR
SUMMER LN
HOME PARK TRL
SEASONS DR
SANFORD DR
COMMERCE CT
DOSS CT
SHANNON CT
DELLWOOD CT
WINTER PL
MELVINA PL
SUMMER CT
Text
²
Aerial March photography 2010 date: 1 inch = 200 feet
Legend
Zoning Layer
Grand Haven
County Tax Parcel
Location Map
Section 71. - Residential district requirements.
District Use Regulations Space and Height
Regulations
All "R" Districts USES PERMITTED: Accessory structures: gardens,
playgrounds and parks; public buildings, including
public schools and libraries; satellite dishes or discs as
herein defined by that ordinance, and no other; and
parking of recreational vehicles, as herein defined
subject to the following conditions: a) At no time shall
such parked or stored camping and recreational
equipment be occupied or used for living, sleeping or
housekeeping purposes. b) If the camping and
recreational equipment is parked or stored outside of a
garage, it shall be parked or stored to the rear of the
front of the building line of the lot. c) Notwithstanding
the provisions of subparagraph (b), camping and
recreational equipment may be parked anywhere on
the premises for loading and unloading purposes.
USES PERMITTED ON APPEAL: Customary home
occupations; public utility structures, such as electric
substations, gas metering stations, sewage pumping
stations and similar structures; general hospitals for
humans, except primarily for mental cases; churches;
cemeteries; semi-public buildings; golf courses;
municipal, county, state or federal use; kindergartens,
nurseries, nursery schools, day care centers, private
schools; and satellite dishes or discs, not defined
herein.
USES PROHIBITED: Mobile homes, house trailers, trailer
courts or camps, commercial and industrial uses,
including parking lots or parking areas in connection
with these uses, not specifically permitted.
MINIMUM YARD SIZE: For public and
semi-public structures: Front Yard: 35
feet; Rear Yard: 35 feet; Side Yard: 35
feet. For accessory structures: Front
Yard: 5 feet; Rear Yard: 5 feet.
MINIMUM LOT SIZE: Width at building
line: 45 feet.
MAXIMUM HEIGHT: 50 feet 2 stories.
R-1 USES PERMITTED: Single-family dwellings. (See:
regulations common to all "R" Districts, listed above.)
MINIMUM YARD SIZE: Front Yard: 40
feet; Rear Yard: 45 feet; Side Yard: 15
feet.
MINIMUM LOT SIZE: Area in Square
Feet: 15,000; Width at building line:
100.
MAXIMUM HEIGHT: 35 Feet; 2½ stories.
MAXIMUM BUILDING AREA PERCENT:25%
OFF STREET PARKING CAR SPACES:
One.
R-2 USES PERMITTED: Single-family dwellings. (See:
regulations common to all "R" Districts, listed above.)
MINIMUM YARD SIZE: Front Yard: 35
feet; Rear Yard: 40 feet; Side Yard: 10
feet.
MINIMUM LOT SIZE: Area in Square
Feet: 10,500; Width at building line: 75
feet.
and boarding houses. (See: regulations common to all
"R" Districts, listed above.)
Feet: One or two family dwellings:
7,500; For each additional family unit,
add: 2,000. Width at Building Line: One
or two family dwellings 60 feet; For
each additional family unit, add: 6
feet.
MAXIMUM HEIGHT: 35 feet 3 stories.
MAXIMUM BUILDING AREA PERCENT:
35%
R-4 USES PERMITTED: Dwellings and apartments for any
number of families.
USES PERMITTED ON APPEAL: Clubs, not conducted for
profit; rooming and boarding houses. (See: regulations
common to all "R" Districts, listed above.)
MINIMUM YARD SIZE: Front Yard: 25
feet; Rear Yard: 30 feet; Side Yard: 8
feet on one side; 6 feet on the other
side.
MINIMUM LOT SIZE: Area in Square
Feet: One or two family dwellings
6,000; For each additional family unit,
add: 5 feet.
MAXIMUM HEIGHT: 35 feet; 3 stories.
MAXIMUM BUILDING AREA PERCENT:
40%
Note "A": A carport, porte-cochere, porch or structure or part thereof as defined in Section 68 hereof, shall
be considered as part of the main building and shall be subject to the setback and side yard requirements
for the district in which it is located.
(Ord. of 7-2-1968; Ord. of 3-15-1983(2); Ord. of 5-23-1985; Ord. No. 98-021, 9-1-1998)
Section 72. - Business district requirements.
District Use Regulations Space and Height
Regulations
B-1
(Local Shopping
District)
USES PERMITTED: Neighborhood retail stores and
markets, including the following types of stores:
food, general merchandise; apparel, furniture;
household and hardware; radio and television; drug
and sundries; jewelry and gifts; florist; sporting
goods; pet shops and similar types; and business
recycling facilities. Neighborhood services including
the following types: dry cleaning and laundry
pickup stations; barber and beauty shops; shoe
repair; offices, hotels, banks, post offices, theaters
and similar services.
USES PERMITTED ON APPEAL: Filling stations where
no major repair work is done; restaurants;
community recycling. Any use permitted or
permitted on appeal in the R-4 Residential District,
and subject to all district requirements of an R-4
District as specified in Section 71, hereof.
TEMPORARY STRUCTURE: Where such structures
shall be used for a period of not to exceed 18
months prior to construction of a permanent
structure, which will replace the temporary
structure. The owner must give evidence,
satisfactory to the Board of Zoning Adjustment, of
five hundred (500) gallons; laundry and dry cleaning
plants; funeral homes, mobile homes, house
trailers, trailer courts or camps, manufacturing;
any use prohibited in a B-2 Business District.
B-2
(General Business)
USES PERMITTED: Any retail or wholesale business
or service not specifically restricted or prohibited.
Major auto repair; funeral homes; places of
amusement and assembly; business recycling
facilities, community recycling facilities and
community recycling receptacles; any use
permitted in a B-1 Local Shopping District.
USES PERMITTED ON APPEAL: Animal clinics,
hospitals or kennels, dry cleaners and laundries.
Manufacturing incidental to a retail business where
articles are sold at retail on the premises, not
specifically prohibited herein. Any use permitted or
permitted on appeal in the R-4 Residential District,
and subject to all district requirements of an R-4
District as specified in Section 71, hereof.
TEMPORARY STRUCTURE: Where such structures
shall be used for a period of not to exceed 18
months prior to construction of a permanent
structure, which will replace the temporary
structure. The owner must give evidence,
satisfactory to the Board of Zoning Adjustment, of
such owner's good faith and intent to construct or
have constructed, a permanent structure. Under no
circumstances shall such structures be authorized
as a residence or habitation.
USES PROHIBITED: Stockyard; live animal or poultry
sales; coal yard; lumber yard or mill; auto
wrecking; gasoline, oil or alcohol storage above the
ground in excess of five hundred (500) gallons; grist
or flour mill; ice plant; junk, scrap paper, rag
storage or baling; stone or monument works;
mobile homes, house trailers, trailer courts or
camps.
MINIMUM LOT SIZE: It is the intent of the
ordinance that lots of sufficient size be used
for any business or service use to provide
adequate parking and loading space in
addition to the space required for the other
operations of the business or service.
MINIMUM YARD SIZE: None specified.
MAXIMUM HEIGHT: 65 feet or 5 stories.
OFF-STREET LOADING AND UNLOADING:
Shall provide space for loading and
unloading for structures hereafter erected
or altered when same is on lot adjoining a
public or private alley.
B-3
(Community
Shopping)
USES PERMITTED: Any community type re tail stores
and markets including the following types of retail
business: supermarkets, general merchandise,
apparel, furniture, household and hardware, radio
and television, drug and sundries, jewelry and gifts,
USES PROHIBITED: Any use prohibited in the B-2
(General Business) District.
B-4
(Highway
Commercial)
USES PERMITTED: Filling and service stations;
automobile repair; truck stops; eating
establishments; convenience stores; automobile,
boat, mobile home, and heavy equipment sales;
automobile parts stores; hotels and motels; gift and
souvenir shops; recycling facilities and off-site
signs.
USES PERMITTED ON APPEAL: Motor freight
terminals and express companies; shopping centers
built to the standards of District B-3; individual
stores and offices as allowed in District B-1, funeral
homes which are adequately buffered for other
uses, and single-family housing, community
recycling facilities and community recycling
receptacles. All uses on appeal must be
accompanied by a site plan which must be approved
by the board of zoning adjustment. Such approved
site plan may not be modified or changed without
the permission of the board of zoning adjustment.
USES PROHIBITED: All uses prohibited in both
Districts B-1 and B-2.
MINIMUM SETBACKS AND YARD SIZES:
Front—Fifty (50) feet, unless the publicly
owned right-of-way upon which the property
fronts and from which at least one entrance
is available [and] is greater than one
hundred twenty (120) feet, in which case,
twenty-five (25) feet shall be required.
(Greater setbacks can be required as part of
subdivision review; See subdivision
regulations, Appendix B.) If the highway
right-of-way is two hundred (200) feet or
greater, the front setback may be reduced
to zero (0) feet. Rear—Twenty (20) feet.
Sides—Twenty (20) feet.
MINIMUM LOT SIZE: Minimum Area—Twenty
thousand (20,000) square feet. Lots or areas
leased or sold for off-site signs, of lesser
area may be allowed provided that the deed
or lease for such property restricts the use
of the land to signs only. All sign lots shall
have the smallest dimension greater than or
equal to twice the height of the sign.
Minimum Width at Building Line—One
hundred (100) feet. Maximum Lot
Coverage—Fifty (50) percent.
MAXIMUM HEIGHT: Seventy-five (75) feet or
five (5) stories; which ever is less.
MAXIMUM SIGN HEIGHT: Fifty (50) feet
(greater heights may be approved by the
board of zoning adjustment where, in the
board's judgment, such additional height is
required by topographic conditions).
PARKING REQUIREMENTS: All parking areas
shall be paved with an impervious surface
Prattville, Alabama, Code of Ordinances >> PART II - LAND DEVELOPMENT ORDINANCES >> Appendix A -
ZONING >> ARTICLE 10. - PATIO GARDEN HOMES >>
ARTICLE 10. - PATIO GARDEN HOMES
Section 101. - Purpose.
Section 102. - General requirements.
Section 103. - Site requirements.
Section 104. - Construction.
Section 105. - Conflict with other regulations.
Section 101. - Purpose.
The purpose of this article is to permit within the City of Prattville the construction of patio garden
homes only upon application of a detailed site plan within an area of suitable location and character for
such development as determined by existing land use characteristics, and future land use as defined in the
Prattville land use plan. It is the further purpose and intent that the allowance of the construction of patio
garden homes within the City of Prattville be in keeping with this purpose, and will provide present and
future residents of the City of Prattville increased alternate housing opportunities and promote the more
effective, efficient and economical utilization of current land resources, thereby benefiting the general
public. It is the further purpose that patio garden homes may be appropriately intermingled with other types
of housing, shall constitute groupings making efficient, economical, comfortable, and convenient use of
land and open space; and shall serve the public purpose of zoning by means alternative to conventional
arrangements of yards and building areas.
(Ord. of 12-9-1986, § 101; Ord. No. 2001-016, § 101, 7-10-2001)
Section 102. - General requirements.
(102.1) Not more than two (2) contiguous patio garden homes shall be connected.
(102.2) Each patio home shall be constructed on its own lot, and shall be a minimum of forty (40)
feet at the building line, minimum lot area shall be four thousand 4,000 square feet.
(102.3) Each patio home lot shall have one (1) side yard with a minimum depth of five (5) feet.
Minimum depth of front yards shall be twenty (20) feet. Minimum depth of rear yards shall be fifteen (15)
feet. Fireplace and chimney may be placed in the rear yard setback provided they do not project beyond
the thirty-inch permitted roof overhang and provided they do not restrict or obstruct any drainage easement,
whether existing or proposed.
(102.4) The required side yards must be kept perpetually free of permanent obstructions, accessory
structures, walls and fences without gates.
(102.5) Privacy fences or walls may be placed on or along any lot lines provided that such fences or
walls are not constructed in such a manner as to block any local lot drainage and provided gates or other
openings are provided that will not restrict access for fire protection. An eight-foot-maximum height limit will
be permitted for privacy fences or walls located on or along any required side or rear yard.
(102.6) Each patio garden home shall have on its own lot one (1) yard containing not less than six
hundred (600) square feet, reasonably secluded from view of streets or neighboring property.
(102.7) Maximum lot coverage permitted for the main dwelling shall be one hundred (100) percent of
permitted building area not including coverage permitted for accessory buildings or structures.
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04/14/2014
(102.8) Off-street parking shall be provided at the rate of two (2) spaces per dwelling unit and shall
be located within the interior of the lot. Garages shall not be credited toward the parking requirements, if
said garage is a part of the main dwelling or attached to the main dwelling.
(102.9) The exterior wall of the patio garden home, or any accessory structures on the zero-foot side
yard setback shall not project over the property line. Roof overhang may penetrate maintenance and
drainage easement of the adjacent lot a maximum of thirty (30) inches, provided the roof shall be so
designed that water runoff shall be restricted to the drainage easement area.
(102.10) The number of windows, doors or other openings allowed on walls fronting the sidelines
shall be governed by the Table 600 of the Southern Building Code (or governed by the adopted building
code currently enforced by the City of Prattville or by the most restrictive code.) Where adjacent zero lot
line dwellings are not constructed against or along a common lot line, a perpetual wall maintenance
easement of three (3) feet in width along and parallel to the adjacent lot shall be provided.
(102.11) Where adjacent zero lot line dwellings are not constructed against or along a common lot
line, a perpetual drainage easement shall be provided, which shall be approved by the Planning
Commission. Fences and walls may be located on or along this easement provided gates or other openings
that will not block local lot drainage are maintained. A "hold harmless agreement" shall be required.
(102.12) The lot adjacent to the zero setback side yard must be under the same ownership at the
time of initial construction (ensuring that a developer does not infringe on the property rights of adjacent
tracts) or a ten-foot side setback shall be required, provided the adjacent property is not zoned for patio
garden homes or is not a permitted use in the adjacent zoning district.
(102.13) No accessory structures shall be erected in a required front, side, street side yard, or open
space. Accessory structures shall be permitted in the rear yard and shall not exceed one and one-half (1½)
stories in height and shall not cover more than twenty-five (25) percent of the required rear yard, and shall
be permitted a zero-foot setback from the rear yard and side property lines and five (5) feet from any other
structure on the same lot.
(102.14) Unattached garages and carports shall be permitted in addition to the twenty-five-percent
coverage for accessory structures, but shall not exceed six hundred (600) square feet in area; and shall not
be placed in any required front, side, or street side yard or open space; and shall not exceed one and one-
half (1½) stories in height; and shall be permitted a zero setback from the rear and side property lines, and
five (5) feet from any other structure on the same lot.
(Ord. of 12-9-1986, § 102; Ord. No. 2001-016, § 102, 7-10-2001)
Section 103. - Site requirements.
Prior to the approval of the construction of a patio garden home area, detailed site plan must be
submitted and approved by the Prattville Planning Commission. Such site plan shall meet all the
requirements specified in the Prattville subdivision regulations for a preliminary plat review, as provided
under the experimental subdivision section of the Prattville subdivision regulations. The Planning
Commission may waive or modify the standards and requirements of the Prattville subdivision regulations if
the Commission finds the experimental subdivision provides adequate public space and improvements for
circulation, recreation, light, air, service needs of the tract of land when fully developed and populated, and
also provides such covenants and other legal provisions as will assure conformity to the achievement of the
plan.
(Ord. of 12-9-1986, § 103)
Section 104. - Construction.
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04/14/2014
No patio garden home within the City of Prattville shall be constructed, nor construction commenced,
until all the requirements of this article have been met and final approval given as required by the City of
Prattville.
(Ord. of 12-9-1986, § 104)
Section 105. - Conflict with other regulations.
Whenever the regulations of this article require or impose more restrictive standards than are
required in or under any other statute or ordinance, the requirements of this article shall govern. Whenever
the provisions of any other statute or ordinance require more restrictive standards than are required by this
article, the provisions of such statute or ordinance shall govern.
(Ord. of 12-9-1986, § 105)
Page 3 of 3
04/14/2014
CITY OF PRATTVILLE
Planning Commission
Planning Department Staff Report
SKETCH PLAN/
APPLICATION
Smith Property
Sketch Plan – 170026
DATE October 16, 2017
PROPOSED DEVLOPMENT
Petitioner: H. D. & D. Land Company
Property Owner: H. D. & D. Land Company
Agent: Goodwyn, Mills, and Cawood, Inc.
Location: Property along the McQueen Smith Road S south of future
Jay Street extension and north and south of U. S. 82
between McQueen Smith Road and S. Memorial Drive.
Smaller parcel located on west side of S. Memorial Drive
at Sheila Boulevard intersection. See attached Attachment
A.
Development Status and History
Submission Status: Initial submission 336 acres held by H. D. & D. Land
Company.
Previous Approvals: N/A
Conditions of Previous
Approvals:
N/A
Property Configuration
Acreage: 336 acres
Proposed Number of Lots
and Configuration:
Proposed sketch plan (Included as Attachment B) divides
the property into four primary land uses: commercial
(general business), multi-family residential, single-family
residential, and institutional covering 311.2 acres or
92.6% of the property. The remaining 24.8 acres located
west S. Memorial Drive include portions of Pine Creek
and its floodplain. These sections are considered
undevelopable due to the city’s limitations on building in
Page 2 of 8
the floodway and the remainder of the 100 year
floodplain. A complete breakdown of each proposed land
use is shown below.
Commercial 47.6 acres
Multi-family residential 48.4 acres
Single-family residential 197 acres
Institutional 18.3 acres
Undevelopable sections 24.8 acres
For purposes of this review, the applicant’s sketch has
been separated into sections by Planning Department
staff. These shown as circled bold letters on Attachment
B.
Section A is located on the west side of S. Memorial Drive
at the Sheila Boulevard intersection. The section contains
42.6 acres. The presented sketch plan separates the
section into a 17.8 acre Commercial parcel along the S.
Memorial Drive frontage and a 24.8 acre parcel
containing a segment of Pine Creek and its floodplain.
Section B is located between the Overlook neighborhood,
S. Memorial Drive, U. S. 82, and McQueen Smith Road
South contains 131.2 acres divided into Single-family
Residential, Commercial, Multi-family Residential, and
Institutional.
Section C, located south of U. S.82 and also bounded by
S. Memorial Drive and McQueen Smith Road South,
contains 51.6 acres divided into Commercial, Institutional,
and Single-family Residential.
Section D is located east of McQueen Smith Road S and
further bounded by the Scenic Hills neighborhood, vacant
property and S. Memorial Drive. The section contains
110.7 acres divided into Single-family Residential and
Multi-family Residential.
Page 3 of 8
The sketch plan shows proposed access points to
McQueen Smith Road South and S. Memorial Drive that
correspond with existing streets, proposed street
extensions and driveways. One major street extension,
Amanda Drive, is shown connecting to McQueen Smith
Road S at Flint Williams Drive. No access to U.S. 82 is
shown by the sketch plan due to access restrictions set
by the AL Department of Transportation.
Proposed Uses: Commercial, Multi-family residential, Single-family
residential, and Institutional
Consistency with Adopted
Future Land Use Plan
The Future Land Plan/Map in Section 2.2 of the Prattville
Comprehensive Plan adopted by the Planning
Commission on January 21, 2010 (included as
Attachment C) shows the subject property as Institutional
and Mixed Use - Transitional. The land uses proposed by
the submitted sketch plan are generally consistent with
the adopted plan. Additional comments and explanation
are provided in the staff comment section.
Current Zoning:
The property is currently zoned FAR and B-2, General
Business. A portion of Section A is located outside of the
Prattville City Limits. The current zoning is shown on
Attachment D.
Required Zoning:
The requested sketch plan layout requires a rezoning of
the FAR portions of the property to accommodate most
the proposed uses. The S. Memorial Drive frontages
currently zoned B-2, General Business will accommodate
the proposed commercial uses. No proposals for
rezoning have been presented at this time. Appropriate
zoning classifications include B-1, B-2, B-3, and R-1
through R-5.
Surrounding Developments
and Uses:
North: Overlook and Prattville East subdivisions, Daniel
Pratt Elementary School, Overlook Park, and the YMCA
east branch. – Zoned R-2 and FAR
West and South: Mixture of commercial and service uses
interspersed with manufactured home parks – Zoned B-
2 and T-3
Page 4 of 8
East: Developed and undeveloped portions of the
HomePlace development – zoned FAR and HomePlace
PUD.
Street Extensions or New
Streets:
The sketch plan shows proposed access points to
McQueen Smith Road South and S. Memorial Drive that
correspond with existing streets, proposed street
extensions and driveways. One major street extension,
Amanda Drive, is shown connecting to McQueen Smith
Road S at Flint Williams Drive. No access to U.S. 82 is
shown by the sketch plan due to access restrictions set
by the AL Department of Transportation. All access to the
sketch plan property will be provided via McQueen Smith
Road or S. Memorial Drive.
Water and Sewer: Adequate potable water service is available to the site
from the Prattville Water Works Board. Mains are
available for extension from McQueen Smith Road South,
S. Memorial Drive, and adjacent developments.
Existing sanitary sewer lines touch the subject property
on the east side of Section D and the west side of Section
A. Sections B and C can be served by gravity mains if a
line is extended through Section D and under U. S. 82. A
secondary option for serving the northern portion of
Section B is a connection to the line recently extended
westward through the HomePlace development located
on the east side of McQueen Smith Road. A further
analysis of the sanitary sewer availability and system
capacity is included in the Staff Evaluation section of this
report.
Unique Features: The denied access limitation imposed by the Alabama
Department of Transportation on the U.S. 82 frontage will
limit access to the property to McQueen Smith Road and
Memorial Drive.
Page 5 of 8
PLANNING STAFF EVALUATION
Reviewed by: Joel T. Duke, AICP
City Planner
Site Visits Conducted: Various times during 2016 and 2017
Recommendation: The land uses proposed by the Smith Property sketch plan
are consistent with the adopted 2010 FLU maps and plan.
Additional discussion between the Planning Commission,
owners, and city staff is necessary to establish a timeline for
when certain components of the sketch plan may be
developed and accommodated by the transportation
network and sanitary sewer system.
Recommend approval of the overall sketch plan concept and
adoption of a timeframe for zoning changes and approval of
certain uses.
Staff Comments:
Consistency with Plan/Appropriateness
The Future Land Use Map on page 2.11 of the city’s 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 uses proposed by the submitted sketch plan are compatible with the uses envisioned
for the Mixed Use – Transitional land use category.
Land Use
Commercial - While the Future Land Use Plan envisions development of some portion of
the Smith Property as retail or service commercial, it also suggests that demand for these
Page 6 of 8
commercial land uses may come near the end of the current land use plan’s 20 year time
horizon or later. Under the Commercial section (Page 2.29) the plan states,
A great deal of new retail space has been added to the Prattville market in the last
two years (2007 – 2008). By 2008, the City of Prattville had approximately 93.9
square feet of retail space for every person residing in the City; this is well over
twice the national rate. While the figure for Prattville is extraordinarily high, it is not
surprising when one considers the large trade area served by Prattville retail
developments. It is unlikely; however, that future development can continue to take
place at such a rapid pace.
The plan goes on to state that the primary demand for retail space will likely be neighborhood
scale such as grocery stores or pharmacies. Development patterns since 2008 have been
mostly consistent with this projection. Recent development has been limited to primarily
small scale retail space or freestanding units, such as pharmacies. These developments
have generally drawn tenants from existing retail spaces rather than recruiting new retail
entities.
An additional indicator of whether there is immediate demand for retail commercial uses is
the availability of appropriately zoned parcels. A Planning Department 2014 analysis of
vacant parcels, developed and undeveloped, showed approximately 345 acres zoned for all
types of commercial uses. The vast majority of these acres are located in the eastern third
of the city limits. For reference, the Prattville Town Center containing Target and Home
Depot covers 30 acres. In other words, the city presently has the equivalent of eleven Town
Centers of vacant (no structures) land available for retail development; some of which has
been zoned commercial for greater than ten years. While the 2014 analysis did not account
for factors such as price, willing sellers, and property configuration, it does suggest that
sufficient commercial property is available to meet the immediate demands of the Prattville
economic service area. The department’s analysis did not include the amount and location
of developed, but unoccupied, retail space. Nor did it include the amount of developed
commercial property along older corridors such as Memorial Drive and East Main Street
suitable for redevelopment. These properties are also available to satisfy demand for
commercial property.
Residential - Single and Multi-Family – Consistent with past trends, Prattville continues to
see high demand for additional residential units of all types. In the last two decades, the
pattern of residential development in Prattville and the River Region has trended toward
higher density single-family development where it can be supported by utilities and
transportation infrastructure. The eastern sections of Prattville have also seen a higher
demand from multi-family development. These trends and market forces are reflected in the
proposed sketch plan for the Smith Property. The multi-family residential proposed in the
sketch plan is appropriately located near the arterial roadways, McQueen Smith Road and
S. Memorial Drive. The proposed 197 acres of single-family residential property connects
Page 7 of 8
with earlier subdivision developments. The proposed uses are appropriate for this section
of Prattville.
Infrastructure
Transportation - Two primary transportation issues were raised by the city departments
during sketch plan review: the impact of increased traffic on the larger city street network
and the lack of details regarding an internal street network. Due to access limitations on
U.S. 82 and terrain, traffic from the majority of the development will be focused on McQueen
Smith Road and S Memorial Drive. Both roadways and U.S. 82 are currently capable of
accommodating additional traffic. As discussed most recently with the HomePlace
development, the functionality of the McQueen Smith Road S as a two lane roadway has
been extended by limiting access points and adding dedicated left turn and deceleration
lanes at those access points. The same access management techniques and policies
should be extended to the Smith Property sketch plan and applied to access on S. Memorial
Drive.
The ability of a two lane McQueen Smith Road to absorb additional traffic is not limitless.
The City of Prattville has just completed plans for adding capacity to McQueen Smith Road
S and started purchasing the necessary right-of-way. A funding source for completing the
approximately $10 million project has not been identified at this time. A better understanding
of how much additional traffic can be accommodated by McQueen Smith Road South will
be required early in the development of the Smith Property. This can be accomplished with
a comprehensive traffic study accounting for the Smith Property and adopted plans for the
surrounding properties. The traffic study should influence zoning and subdivision decisions
by the Planning Commission and City Council regarding zoning and plan approvals.
Wastewater - The Smith Property is served by the Pine Creek Wastewater Treatment Plant.
The plant, and the trunk lines serving it, currently have capacity to accommodate additional
connections. The majority of the city’s higher density commercial and residential
development will occur in the large Pine Creek basin during the next two decades. As a
result, development is expected to consume the systems excess capacity prior to the
anticipated built-out of the basin. The city recently awarded a contract for a significant
upgrade to the Pine Creek treatment plant. Additional upgrades to the trunk line system are
planned for the near future. Development of the Smith Property and other sites served by
the Pine Creek system must be in sync with the city’s upgrades to the plant and collection
system.
Conclusion
Land use recommendations by the Planning Commission have generally considered the
appropriateness of the location, the impact on surrounding land uses, whether negative
impacts are appropriately mitigated, and whether city facilities are adequate for the intensity
of the proposed use. These considerations were very important in recent decades of intense
Page 8 of 8
development; and remain valid in this current period of slower commercial growth. The
comprehensive plan’s analysis and the current supply of vacant commercial parcels
suggests that when and how retail parcels are added to the available inventory might be an
additional consideration. The current sketch plan review is not connected to a pending
rezoning or development. This lack of a specific development plan for any portion of the
sketch plan and light demand for commercial space should allow all parties additional time
to analyze and address the impact of the overall development on the city transportation
system.
COMMENTS FROM OTHER CITY DEPARTMENTS
See Comment Letter – Attachment 5.
ATTACHMENTS
A. Location Map
B. Proposed Sketch Plan
C. Future Land Use Map - 2010
D. Zoning Map Excerpt
E. Staff Review Comment Letter – March 18, 2014
HWY 82 BYP E
S MEMORIAL DR
SHEILA BLVD
DOSTER RD
MURFEE DR
JANICE ST
TARA DR
TERI LN
JAY ST
JOYCE ST
LEGENDS DR
BETH MANOR DR
THAMES DR
CONSTITUTION AVE
OLD HWY 31
COOTERS POND RD
ANGELA ST
DENISE DR
SCENIC DR
MCQUEEN SMITH RD S
SWEET RIDGE RD
AMANDA LN
CYNTHIA ST
PIERCE LN
DEBRA ST
IRMA LN
ROSEMARY LN
REDFIELD RD
DODGERS DR
MARIAN DR
JENNY DR
HARVEST LP
OLDE ORCHARD LN
IVEY LN
LORI ST
ASTROS AVE
BRANDY LN
OVERLOOK DR
ALECIA DR
STANTON WY
DOSTER INDUSTRIAL BLVD
ALICE LN
ARBOR LN
HARE CIR
YANKEES AVE
PATTI LP
IVEY CT
RUFUS RD
PINE CREEK RD
PERRYDALE LP
DUNN LN
METS CT
DEE DR
FIRE FLY
VIVID PL
EXPOS CT
PHILLIES CT
EASTGATE DR
OLD QUARTERS RD
E TERI CT
CITY-WIDE SePctLioAnNS 2 . 2
P R O J E C T
P R ATTVILLE
T H E N E X T C H A P T E R
P R O J E C T
2.PRATTVILLE11
Figure: 2.1 - Future Land Use
Low-Density Residential
Medium-Density Residential
Commercial
Industrial
Institutional
Mixed-Use - Transitional
Mixed-Use - Commercial
Mixed-Use - Residential
Conservation & Greenspace
LEGEND:
I N
T E R S
T A T
E 6 5
E A
S T
M A
I N S T
. / C O
B B S
F O
R D
R D .
H W Y . 1 4 W E S T
U
S 3 1
S O U
T H
U
S 8
2
U
P P E
R
K
I N
G S
T
O N
F.A.R.
R-2
R-2
P.U.D.
M-2
B-2
B-2
F.A.R.
M-2
M-2
F.A.R.
R-2
B-2
F.A.R.
R-2
R-3
F.A.R.
R-2
B-2
T-3 B-2
F.A.R.
T-3
F.A.R.
R-3
F.A.R.
B-2 R-2 R-3 B-2
H
WY 82 BYP E
S MEMORIAL DR
MCQUEEN SMITH RD S
SHEILA BLVD
DOSTER RD
JANICE ST
TERI LN
JAY ST
JOYCE ST
MURFEE DR
BETH MANOR DR
THAMES DR
ANGELA ST
DENISE DR
AMANDA LN
CYNTHIA ST
OLD HWY 31
DEBRA ST
IRMA LN
JENNY DR
HARVEST LP
IVEY LN
LORI ST
BRANDY LN
OVERLOOK DR
ALECIA DR
STANTON WY
HARE CIR
YANKEES AVE
PATTI LP
RUFUS RD
DUNN LN
METS CT
November 15, 2017
City of Prattville
Planning and Development
102 West Main Street
Prattville, AL 36067
Attn: George Stathopoulos
REFERENCE: Smith Property Sketch Plan
Highway 82, McQueen Smith Road, and Highway 31
Response to City Department Comments
In response to the comments dated October 12, 2017 please see below.
Planning Department Comments Response:
- Jay Street Extension is shown on the updated plan
- All streets have been labeled
- At this time we are not showing a connection to Joyce Street. Development in that area could
be 10 to 20 years away and look to address it in the future.
- Buffers between Residential and Multi-family, Residential and Commercial will be landscape
vegetated buffers.
- Landscape Vegetated 30’ wide was added along Hwy. 82; see plan
- Improvements to McQueen Smith will only be made to accommodate what is being
permitted.
- A traffic study has been initiated with Skipper Consulting
- All parties met with Sub-committee on October 31st.
Fire Department Comments Response:
- We will work with Fire Department on required access and rely on traffic study for guidance in
this process. We will consult with Fire Department.
Engineering Department Comments Response:
- Once plans move forward we will work with Engineering department
- Jay Street extension is shown on updated plan
- Traffic study initiated with Skipper Consulting
- Sanitary Sewer demand analysis will be provided once a development phase moves forward
- At this time we are not showing a connection to Joyce Street. Development in that area could
be 10 to 20 years away and look to address it in the future.
- Proposed accesses in S.W. quadrant and proposed accesses to U.S. 31 from N.W. quadrant are
shown on the plans
Police Department Comments Response:
- We have initiated a traffic study with Skipper Consulting and will be looking for guidance from
their report.
Sincerely,
John B. Bricken III, RLA, ASLA Cc: Derril Strickland
Vice President Landscape Architecture John Stanley
David Smith
R-2
B-2
R-2
R-2
B-4
R-3
R-2
B-4
R-3
R-2
B-2
F.A.R.
R-3
F.A.R.
B-2
R-3 R-2
B-4
R-3
R-4
F.A.R.
F.A.R.
R-4
R-4
F.A.R.
B-2
R-5
R-3
R-5
B-2
O-1
R-2 R-4
R-5
F.A.R.
F.A.R.
R-5
R-3
B-4
B-2
R-3
F.A.R.
F.A.R.
R-4
R-4
B-2
F.A.R.
R-5
B-2
F.A.R.
F.A.R.
R-3
B-2
F.A.R.
F.A.R.
B-2
I 65 S
I 65 N
FAIRVIEW AVE
OLD FARM LN N
JASMINE TRL
OLD RIDGE RD E
I 65 S
I 65 N
FAIRVIEW AVE
OLD FARM LN N
JASMINE TRL
OLD RIDGE RD E
WINDERMERE AVE
TULLAHOMA DR
BENSON ST
TROLLEY RD
RIVERTON DR
GLENNBROOKE BLVD
EDINBURGH ST
MCQUEEN SMITH RD N
ASHTON OAK DR
SUMMIT PKWY
E POPLAR ST
SYCAMORE DR
BEDFORD TER
OVERTON DR
DIANE DR
CALUMET PKWY
SYDNEY DR N
RIDGE TRL
SYDNEY DR S
PENDLEBROOKE DR
BLUEGRASS DR
WITHERSPOON DR
COVERED BRIDGE PKWY
BRECKINRIDGE LN
I 65 N ON RAMP
OLD FARM WY
KENDRICK WY
I 65 S ON RAMP
I 65 N OFF RAMP
I 65 S OFF RAMP
MALWEST DR
MADISON DR
WESTON ST
ADDISON WY
BUSINESS PARK DR
MEDICAL CENTER DR
OLD RIDGE RD N
MEADOWVIEW LN
GATHERING WY
ROSEWOOD DR
NISBETT CT
CHALET WOODS DR
INGE PL
HOLLYBROOKE LN
JOSIE RUN
BARKLEY ST
GLENNBROOKE LN
TROTTER TRL
BOARDROOM DR
ABERDEEN CT
ASHTON OAK CT
INTERSTATE CT
DOCKERY CT
RIVERCHASE N BLVD
ONLY
RETAIL B
15000 S.F.
FFE = 615.50
18 18 21
5
SONIC
BANK (EXISTING)
(EXISTING)
CAR WASH
(EXISTING)
34 38 18
14
12
6
7
COBBS FORD RD/EAST MAIN ST.
VAN
RETAIL A
22,978 SF
FFE = 616.50
DWN. BY CKD. BY SCALE DATE
DATE
REVISIONS
NO. DESCRIPTION
PROJECT
DWG.NO.
TITLE
www.Gonzalez-Strength.com c Copyright 2016
2176 PARKWAY LAKE DRIVE
HOOVER, ALABAMA 35244
PHONE: (205) 942-2486
FAX: (205) 942-3033
GONZALEZ - STRENGTH & ASSOCIATES, INC.
CIVIL ENGINEERING, LAND SURVEYING, PLANNING, TRAFFIC & TRANSPORTATION
X:\2016 Projects\16wsh\08-Harbor Freight_Prattville AL\Engineering\Construction Documents\16WSH08.dwg Nov 02,2017 - 10:00 am
PRELIMINARY
NOT FOR
CONSTRUCTION,
IMPLEMENTATION,
OR RECORDING
PURPOSES
16WSH08
RETAIL DEVELOPMENT
1825 E MAIN STREET
PRATTVLLE, AL
AIKEN HOLDING XI PREATTVILLE, LLS
BRIMINGHAM, AL
JDA JER AS SHOWN 2017
SITE LAYOUT PLAN
C1
0
GRAPHIC SCALE
20' 40' 80'
1"=40'
120'
PROPOSED LOT AREAS:
LOT 1-A
±2.69 ACRES (117,176 SF)
LOT 1-B
±1.41 ACRES (62,330 SF)
LOT 1-C
±2.27 ACRES (98,881 SF)
TOTAL AREA= 6.38 AC.
ZONING: B-2 : GENERAL BUSINESS
BUILDING SETBACKS:
FRONT: 25' REAR: 20' SIDE: 0'
RETAIL A - 22,978 S.F.
REQUIRED: 115 SPACES
PROVIDED: 115 SPACES
PARKING: 1/200 S.F. REQ'D.
RETAIL B - 15,000 S.F.
REQUIRED: 75 SPACES
PROVIDED: 76 SPACES
MONTVIEW CT
WESTBROOK CT
NISBETT CT
BARKLEY ST
RZ-R-2017-2 to R-05 3 -
LOCATION MAP B
City Alabama of Prattville
REZONING RZ-2017-PETITION 05 -
R-2 to R-3
Glennbrooke Plat Subdivision 6
² 1 inch = 800 feet
Legend
RZ-2017-05 - R-2 to R-3
County Tax Parcel
WINDERMERE AVE
TULLAHOMA DR
BENSON ST
TROLLEY RD
RIVERTON DR
GLENNBROOKE BLVD
EDINBURGH ST
MCQUEEN SMITH RD N
ASHTON OAK DR
SYCAMORE DR
BEDFORD TER
OVERTON DR
DIANE DR
CALUMET PKWY
SYDNEY DR N
BLUEGRASS DR
BRECKINRIDGE LN
I 65 N ON RAMP
KENDRICK WY
I 65 S ON RAMP
I 65 N OFF RAMP
I 65 S OFF RAMP
MADISON DR
ADDISON WY
CULLIN AVE
MEDICAL CENTER DR
OLD RIDGE RD N
GATHERING WY
NISBETT CT
CHALET WOODS DR
HOLLYBROOKE LN
BARKLEY ST
TROTTER TRL
SYCAMORE CT
RIVERCHASE N BLVD
NISBETT CT
RZ-R-2017-2 to R-05 3 -
LOCATION MAP A
City Alabama of Prattville
REZONING RZ-2017-PETITION 05 -
R-2 to R-3
Glennbrooke Plat Subdivision 6
² 1 inch = 800 feet
Legend
RZ-2017-05 - R-2 to R-3
Zoning Layer
County Tax Parcel
EXPOS CT
PHILLIES CT
OLD QUARTERS RD
E TERI CT
W TERI CT
TIFFANY DR
BIG OAK DR
FLINT WILLIAMS AVE
GIANTS DR
Text
²
Aerial March photography 2010 date: 1 inch = 800 feet
Legend
Smith Property
Zoning Layer
County Tax Parcel
Prattville City Limit
Location Map
SILVER CREEK CIR
DANIEL PRATT
W TERI CT
TIFFANY DR
BIG OAK DR
PADRES PL
SADDLE RDG
FLINT WILLIAMS AVE
COOTERS POND RD
Smith 336 Property acres
Attachment A
LOCATION MAP
City Alabama of Prattville
Sketch Plan
Smith Property
Review #170026
² 1 inch = 1,000 feet
approved by the city's engineer; the number
of required spaces to be as provided in
Article 1
(Ord. of 9-19-1989; Ord. of 4-17-1990; Ord. of 10-15-1991; Ord. No. 95-033, 10-3-1995)
Page 4 of 4
04/14/2014
florist, sporting goods, pet shops, banks, theaters,
dry cleaning and laundry pickup stations, barber
and beauty shops, shoe repair, delicatessen and
variety (5 and 10), business recycling facilities.
Must have access to major artery. The plat and/or
plan of the proposed subdivision shall have the
approval of the Planning Commission and be filed
for record before any commercial structures are
built in these proposed districts.
USES PERMITTED ON APPEAL: Community recycling
facilities and community recycling receptacles.
TEMPORARY STRUCTURE: Where such structures
shall be used for a period of not to exceed 18
months prior to construction of a permanent
structure, which will replace the temporary
structure. The owner must give evidence,
satisfactory to the Board of Zoning Adjustment, of
such owner's good faith and intent to construct or
have constructed, a permanent structure. Under no
circumstances shall such structures be authorized
as a residence or habitation.
MINIMUM LOT SIZE: It is the intent of the
ordinance that lots of sufficient size be used
for any business or service use to provide
adequate parking and loading space in
addition to the space required for the other
operations of the business or service.
MINIMUM YARD SIZE: At least 35 feet from
all property lines.
MAXIMUM HEIGHT: 35 feet or 2 stories.
MAXIMUM BUILDING AREA: 20% of total lot
area.
Page 3 of 4
04/14/2014
such owner's good faith and intent to construct or
have constructed, a permanent structure. Under no
circumstances shall such structures be authorized
as a residence or habitation.
USES PROHIBITED: Major auto repair; filling stations
with gasoline storage above the ground in excess of
MINIMUM LOT SIZE: It is the intent of the
ordinance that lots of sufficient size be used
for any business or service use to provide
adequate parking and loading space in
addition to the space required for the other
operations of the business or service.
MINIMUM YARD SIZE: Front, 25 feet; rear, 20
feet; side, not specified, except on a lot
adjoining along its side lot line a lot which is
in a residential district, there shall be a side
yard not less than eight (8) feet wide.
MAXIMUM HEIGHT: 45 feet or 3 stories.
OFF-STREET PARKING AND UN LOADING:
Shall use required rear or side yard for
loading and unloading.
Page 2 of 4
04/14/2014
MAXIMUM HEIGHT: 35 feet; 2½ stories.
MAXIMUM BUILDING AREA PERCENT:
25%
OFF STREET PARKING CAR SPACES:
One.
R-3 USES PERMITTED: Single-family dwellings.
USES PERMITTED ON APPEAL: Duplexes and other
apartments, Clubs not conducted for profit; rooming
MINIMUM YARD SIZE: Front Yard: 25
feet; Rear Yard: 30 feet; Side Yard: 8
feet one side; 6 feet the other side.
MINIMUM LOT SIZE: Area in Square
Page 1 of 4
04/14/2014