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1703-March 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 March 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: February 16, 2017 Old Business: 1. Sketch Plan: Dawson’s Mill Subdivision (Revised) Location: MLK Jr. Drive & Moses Road Owner: Kevin Smith Representative: Larry Speaks & Associates, Inc. Tabled 11/17, 12/15 Held 1/19/17, 2/16 District 2 2. Zoning Amendment: R-3 (Single Family Residential) to PUD (Planned Unit Development) (Revised) Location: MLK Jr. Drive & Moses Road Owner: Kevin D. Smith, Daniel Trey Nichols, & John C. Brown Representative: Larry Speaks & Associates, Inc. Held 1/19/17 Public Hearing District 2 New Business: Miscellaneous: Adjourn: Approved 4/20/17 Prattville Planning Commission March 16, 2017 Minutes Page 1 of 2 CITY OF PRATTVILLE PLANNING COMMISSION MINUTES March 16, 2017 Call to order: Vice-Chairman Reuben Gardner 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, Vice-Chairman Reuben Gardner, Chief Dallis Johnson, Mrs. Paula Carpenter, Mr. Roy McAuley, and Mr. Bobby Nelson. Absent: Chairman Tim Smith and Mr. Mark Hindman. (Quorum present) Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary. Minutes: Mr. McAuley moved to approve the minutes of the February 16, 2017 meeting. Mr. Nelson seconded the motion. The motion passed unanimously. Old Business: 1. Sketch Plan: Dawson’s Mill Subdivision Location: MLK Jr. Drive & Moses Road Owner: Kevin Smith Representative: Larry Speaks & Associates, Inc. Mr. Duke provided background information of the initial submission of the sketch plan and zoning request of Dawson’s Mill Subdivision up to its current proposal. He stated that there have been several meetings with appointed committee members, developers and their representative, and city staff to develop a concept that meets the needs of the developers and the city. He stated that the owners are seeking to zone the property to PUD and the agreements are outlined in attachment C (attached). Vice-Chair Gardner recognized the petitioner’s representative, Greg Gillian of Larry Speaks & Associates, Inc., who agreed that PUD zoning would meet the needs of the developer as they are trying to develop a subdivision with mixed lot sizes. He stated that the R-3 zoning will allow the development of 110 lots vs 115 under the R-5 zoning. After no further discussion, the vote was called. Mr. McAuley moved to approve contingent upon use of the re-submitted sketch plan presented. Councilman Cables seconded the motion. The motion to approve the amended motion passed unanimously. The amended motion to approve passed unanimously. 2. Zoning: R-3 (Single Family Residential) to PUD (Planned Unit Development) Dawson’s Mill Subdivision Location: MLK Jr. Drive & Moses Road Owner: Kevin D. Smith, Daniel Trey Nichols, & John C. Brown Representative: Larry Speaks & Associates, Inc. Vice-Chairman Gardner opened the public hearing. There were none to speak. The public hearing was closed. Approved 4/20/17 Prattville Planning Commission March 16, 2017 Minutes Page 2 of 2 Mr. McAuley offered a substitute resolution to approve the zoning request of Dawson’s Mill Subdivision from R-3 to PUD. Mrs. Carpenter seconded the motion. Mr. Duke provided comments on the zoning request. He stated that the city and the developers have agreed upon the guidelines for the proposed PUD zoning as shown in Attachment C. Mr. McAuley asked if the existing PUD zoning in HomePlace Subdivision developed according to plan. Mr. Duke stated that development has not gone completely contrary to the agreement but is somewhat different than what was envisioned. He stated that Dawson’s Mill is requesting only variation in the lots and arrangements of those lots. The streets will be developed as standard city streets. Greg Gillian of Larry Speaks & Associates, Inc., petitioner’s representative, stated that they are expecting development within the next two years, starting at the southern end of property. He stated that they are working out sewer agreement. After no further comments, the vote was called. The vote passed unanimously to recommend the zoning of Dawson’s Mill Subdivision from R-3 to PUD. New Business: There was no new business for discussion. Miscellaneous Business: 3. Re-Plat: Pointe Comfort Plat 1-A Location: Pointe Comfort Lane Road Owner: Rodney DeLane & Frances K. Hartzog Representative: Larry Speaks & Associates, Inc. Mr. Duke presented the re-plat of Pointe Comfort Plat 1-A requesting to plat three lots into one single lot. He stated that the comments have been addressed. Mr. McAuley moved to approve the request to re-plat Pointe Comfort Plat 1-A as submitted. Mrs. Carpenter seconded the motion. After no further comments, the vote was called. The motion to approve passed unanimously. Adjourn: The meeting was adjourned at 3:39 p.m. Respectfully submitted, Alisa Morgan, Secretary Prattville Planning Commission \\NTS1\Projects\proj\16953\dwg\dawson mill.dwg, 1/25/2017 4:11:47 PM, Foxit PhantomPDF Printer, HHH LOCATION MAP LOCATION PROPERTY R-3 ZONING ( EXISTING ZONING) SITE DATA: 22.77 TOTAL ACRES 4,000 LF OF STREET 35 50' LOTS 35 60'+ LOTS 110 TOTAL LOTS 40 45' LOTS CITY OF PRATTVILLE Planning Commission Planning Department Staff Report SKETCH PLAN and REZONING Dawson’s Mill Subdivision (Smith Property) – Moses Road/Martin Luther King, Jr. Drive DATE November 14, 2016 PROPOSED DEVLOPMENT Petitioner: Dawson’s Mill, Inc. Property Owner: Kevin Smith Agent: Larry E. Speaks and Associates, Inc. Location: Moses Road – south side – west of Martin Luther King Drive intersection. Martin Luther King Drive – west side - south of Moses Road (see attached location map) Development Status and History Submission Status: Third sketch plan for site. Previous Approvals: 1. Initial subdivision sketch plan for 67 lots on 18.7 acres was considered and approved for Doyle Builders on September 17, 2009. Doyle Builders chose not to purchase the property. 2. Revised sketch plan for 89 lots on 22.77 acres was considered and approved for Dawson’s Mill, Inc. on May 20, 2010 3. Preliminary plat for 86 lots on 22.77 acres was considered and approved for Dawson’s Mill, Inc. on July 22, 2010. Construction was not started or completed prior to July 22, 2011. The property was not purchased by Dawson’s Mill, Inc. Preliminary plat approval expired. 4. Property annexed by the Prattville City Council on August 3, 2010 5. Property zoned R-3 by the Prattville City Council on August 3, 2010. Page 2 of 7 Conditions of Previous Approvals: 1. September 17, 2009 sketch plan modified to create a loop street pattern rather than dead-end cul-de-sacs. Annexation required permitting connection to sewer. 2. May 20, 2010 sketch plan modified to shift stub street on south property line to the west to allow for development of Powell property. Required to obtain a permanent emergency access to Moses Road. Access may be closed when Powell property is developed and secondary access to subdivision provided. Property Configuration Acreage: 22.77 acres Proposed Number of Lots and Configuration: 115 lots located in a new subdivision accessing from Martin Luther King Drive, Jr. The 115 lots have an average dimension of 50’ x 125’ or 6,250 square feet. They are configured around four new 50’ right-of-way streets connecting to Martin Luther King Drive approximately 1,300’ south of Moses Road. The layout shows two north/south 900’ long streets approximately 300’ apart. They are connected at the north and south ends by two east/west streets. The northern east/west street ends in a stub at the west property line. The southern street extends westward to 950’ then ends in a northward stub. At approximately 730’ from Martin Luther King Drive, the southern street also contains a stub street to the south property. Sketch plan shows an emergency access driveway connecting Moses Road and the stub on the western end of the northern east/west street. Emergency access route was required by the Planning Commission as a part of the May 20, 2010 sketch plan and July 22, 2010 preliminary plat approvals. Proposed Use: Single-family residential Current Zoning: Currently zoned: R-3, Single-Family Residential Allowed Uses: Single-family units, accessory structures, and various public and semi-public uses. Minimum Lot Size: 7,500 ft 2 Minimum Width at Building Line: 60’ Page 3 of 7 Minimum Setbacks: F: 25’ R: 30’ S: 6’/8’ Required Zoning: Designation as R-5 district is the lowest density classification necessary to accommodate the dimensions of the smallest lots offered in the sketch plan. The differences between the existing and proposed districts are presented below. Allowed and conditional uses in R-5 are the same as in R-3 with the exception of multi-family which is allowed in R-3 as a use-on-appeal to the Board of Zoning Adjustment. R-3 R-5 Minimum Lot Size 7,500 ft2 4000 ft2 Minimum Width at Building Line 60 feet 40 feet Maximum Lot Coverage 35 % 100% of area between setbacks Front Setback 25 feet 20 feet Rear Yard 30 feet 15 feet Side Yards 8 feet/6 feet 5 feet/0 feet Consistency with Adopted Future Land Use Plan The Future Land Plan/Map adopted by the Planning Commission on January 21, 2010 shows the subject property’s designation as Low Density Residential The requested zoning to R-5 is consistent with the adopted plan. Surrounding Developments and Uses: North of the proposed development are ten single-family residential structures fronting Moses Road on the north and south side of the street. These lots have areas of between .15 and .20 acres. These structures date from the early 1980’s or earlier. Further north of Moses Road and fronting Upper Kingston Road is the Gallagher Property currently being divided into eight single-family residential lots. The Gallagher Property does not have direct access to Upper Kingston Road and shares a single common Page 4 of 7 access on Moses Road. These properties are located outside the city limits. The subject property forms a reverse L shape. West of the proposed development inside the L are 15.6 acres contained in two large lots. The two lots are mostly undeveloped, but contain several site-built single-family structures near Moses Road and Upper Kingston Road. These properties are outside the city limits and un-zoned. Adjacent to the southwest corner of the site is the Kingston Oaks subdivision completed in 2004. Kingston Oaks contains single family residential structures on approximately .25 acre lots zoned R-2. South and east of the proposed development is undeveloped forest or farmland in active cultivation. These approximately 480 acres are controlled by a single owner- Powell Properties, LLC. These parcels are located outside the city limits and are not zoned. Street Extensions or New Streets: The proposed sketch plan contains four new streets branching from an intersection with Martin Luther King Drive Water and Sewer: Potable water service is available from the Prattville Water Works Board from mains on Moses Road and Martin Luther King Drive. Sufficient capacity and flow exist to serve the proposed 115 lots. An 8” sanitary sewer main owned by the City of Prattville is located within the Moses Road right-of-way on the north side. Sufficient capacity exists to serve the proposed 115 lots. Sketch plan indicates the existing and accessible sanitary sewer main may be located lower than the majority of the subdivision. The applicant has provided two alternatives for obtaining an easement and connecting to a gravity line in Kingston Oaks Subdivision located to the west of the subject property. Unique Features: Proposed 22.7 acre sketch was previously part of a larger 38.4 parcel. The larger parcel has since been separated Page 5 of 7 into the subject property, a 7.7 acre parcel, and a 7.9 acre parcel. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP Site Visits Conducted: November 14, 2016 Recommendation: 1. Rezoning: Recommend maintaining the R-3 classification for the subject property. 2. Sketch Plan: a. Recommend reducing the number of lots and increasing lot sizes to meet current R-3 zoning. b. Recommend replacing the emergency access drive with a public street intersection to Moses Road mid-way between Upper Kingston Road and Martin Luther King, Jr. Drive. Proposed street should be evaluated by city staff and applicant prior to submission for preliminary plat approval. Planning Staff Comments:  Except for the number of lots and their dimensions, the proposed sketch plan matches the sketch plan approved by the Commission on May 20, 2010. The street alignment, lot layout, utility service, and stormwater management in the 2010 plan were designed anticipating the future development of the 15.6 acres to west and the Powell property to the south. The project’s assumptions and overall design remain valid in 2016.  The proposed subdivision is located between Prattville High School and the Prattville Junior High School and along the 1.3 mile route connecting the two schools. In the morning and afternoon peak hours, Moses Road, Upper Kingston Road and Martin Luther King, Jr. Drive are heavily congested with school traffic. In their review of the 2009 67 lot sketch plan and the 2010 89 lot sketch plan, the city staff and the Planning Commission considered both the impact of school traffic on the subdivision and the subdivision’s impact on the traffic congestion. Such considerations led to locating the primary access point on Martin Luther King, Jr. Drive and forgoing a secondary access on the congested Moses Road. A street was stubbed out to the south anticipating future development and access through the Powell property. In a concession necessary to comply with the city’s fire code, the Commission allowed a temporary emergency access drive connecting to Moses Road. Page 6 of 7  The current sketch plan proposes a change in zoning classification from R-3 to R-5. While both districts allow only one dwelling unit per lot, the proposed change reduces the minimum lot size from 7,500 ft2 to 4,000 ft2 and the width at the building line from 65 feet to 40 feet. With a typical lot area of 6,250 ft2 and width of 50 feet, the current sketch plan contains fewer lots than permitted by the R-5 classification, but 29 more lots than the preliminary plat approved for the same property in 2010.  The subject property and the adjacent 15.6 acres to the west were under common ownership when Commission reviewed and approved the 2010 sketch plan and preliminary plat. Since 2010, the 15.6 acres have been separated and transferred to different owners. The current sketch plan continues to accommodate the eventual development of the adjacent 15.6 acres by providing with stubbed streets and utilities. When the adjacent 15.6 acres are developed, additional access points may be necessary to meet city fire code. Unless secondary access is available at that time through the Powell property, then secondary access may be necessary via Moses Road or Upper Kingston Road.  The 2010 plans addressed the need for secondary access to the subject property by added an emergency access driveway connected to Moses Road. The Commission provided for future connectivity and secondary access to the subdivision by requiring a stub street to the Powell property. While meeting city code, these connectivity and access options do not provide additional access to the proposed subdivision in the short term. The emergency access road will be an all-weather surface secured by a locked gate accessible only by emergency services. The stub street to the Powell property offers future access, but the Planning Commission has not been presented with a sketch plan for the property. Development of the Powell property may be well into the future. Secondary access to the subject property is necessary to meet fire code, to meet the Planning Commission goals of connectivity, and to improve traffic flow within the subdivision. City staff recommends adding a public street intersection with Moses Road to the sketch plan. The intersections impact on traffic flow and its possible use for cut-through traffic should be evaluated by the applicant and city staff prior to submission of a preliminary plat.  Recognizing the subdivision’s setting, a need to mitigate potential impacts on the local transportation system, and a desire to allow development of the property, the zoning classification should remain R-3. The requested sketch plan increases the number of lots by 29, but the number of potential lots permitted by right in an R-5 district would be greater. The proposed re-zoning to R-5 is a change in the development pattern of the neighborhood. It is likely other adjacent undeveloped properties would seek the same density if it is approved for the subject development. The current R-3 classification is consistent with adjacent development in the Kingston Oaks while allowing for a higher density single-family development. COMMENTS FROM OTHER CITY DEPARTMENTS ENGINEERING DEPARTMENT: 1. Show description of a 50 ft. access to Moses Road. Page 7 of 7 2. Turn lanes required on MLK Drive. 3. Show sanitary sewer access to existing system (provide description). FIRE DEPARTMENT: 1. With the additional lots and traffic concerns, I recommend making a permanent second means of access/egress on the north end that is open to the public. 2. Provide a hydrant location detail ATTACHMENTS A. Location Map B. 2016 Sketch Plan C. Future Land Use Map - 2010 D. 2009 Sketch Plan E. 2010 sketch Plan POWELL RD UPPER KINGSTON RD HWY 31 N MARTIN LUTHER KING JR DR BRIDGE CREEK RD PARKVIEW DR MOSES RD KINGSTON OAKS DR YORKSHIRE DR COLEMAN WAY JAMESTOWN DR CROSS CREEK RD PRAIRIEVIEW DR CARSON DR DORCHESTER DR DURDEN RD CRENSHAW CT KINGSTON GARDEN RD KENWOOD CT KINGSTON RIDGE RD COLEMAN DR SAMMY DR ² Aerial March photography 2010 date: 1 inch = 500 feet Legend County Tax Parcel Prattville City Limit Text Location Map Dawson's Mill Subdivision Sketch Plan Prattville Commission Planning Dawson's Subdivision Mill Prattville High School Powell Property \\NTS1\Projects\proj\16953\dwg\dawson mill.dwg, 10/18/2016 3:54:01 PM, Foxit PhantomPDF Printer, HHH LOCATION MAP LOCATION PROPERTY R-5 ZONING ( PROPOSED ZONING) 4,000 LF OF STREET 115 22.77 TOTAL LOTS TOTAL ACRES SITE DATA: CITY-WIDE SePctLioAnNS 2 . 2 � � � � � � � � � ��������� � � � � � � � � � � � � � � � � P R O J E C T 2.PRATTVILLE18 Figure: 2.2 - Extended 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 / C O B B S F O R D U S 3 1 S O U T H H W Y 1 4 W E S T U S 8 2 Dawson’s Mill PUD - Attachment C DRAFT Page 1 Attachment C The City of Prattville and (legal entity developing Dawson’s Mill Subdivision) agree that the following requirements will govern the development of the property within the Dawson’s Mill PUD. 1. The Dawson’s Mill PUD will use best management practices and designs to maintain the health of Pine Creek and any tributaries and drainage ways serving the PUD. Protection of the waterways shall be provided during construction and shall continue with final plat. 2. The Dawson’s Mill PUD will provide a portion of the overall subdivision as protected open space. The recreational space will be in a central location within the proposed neighborhood. The selected location should be located so that it may be expanded when the adjacent property is developed. The location will be determined and established with preliminary plat approval. 3. Facilities developed within the public right-of-way and those intended for dedication for public use and maintenance will be designed and constructed according to City of Prattville development standards. The (legal entity developing Dawson’s Mill Subdivision) has not requested exceptions to the development standards and the Planning Commission has not applied or agreed to any exceptions. 4. The Dawson’s Mill PUD described in Attachment A shall be limited to residential land uses. The permitted structures shall be limited to single-family units and accessory structures. 5. It is the intent of this agreement to promote and permit a mixture of residential lot sizes in the district. The subdivision plats within the district will distribute the lots according to Table A-1. The Planning Commission shall be permitted to vary the distribution by 30% (changed from 10) when approving subdivision plats. Table A-1 Lot Width at Building Line Percentage of Total Lots in PUD 45 feet 36% 50 feet 32% 60 feet 32% Dawson’s Mill PUD - Attachment C DRAFT Page 2 6. The following zoning restrictions for the PUD district are hereby established as shown in Table A-2 and enforced according to this agreement: Table A-2 Space and Height Requirements Minimum Permitted Minimum Lot Size 5,600 square feet Maximum Lot Coverage 40% Maximum Height 35 feet, 2 ½ stories Minimum Front Setback Variable between 20 feet and 25 feet Minimum Rear Setback 30 feet Minimum Side Setback 10 separation between adjoining structures (changed from 5 feet each side) Maximum Area of Accessory Structures 30% of main structure Maximum Height of Accessory Structures 25 feet Minimum Setback for Accessory Structures Single Story - 5 feet, Greater than single story – 15 feet Location of Accessory Structures Rear Yard 7. Covenant restrictions for each plat in the Dawson’s Mill PUD shall be reviewed by city staff and the Prattville Planning Commission, and approved with each the preliminary plat. The PUD designation shall not exempt any portion of the Dawson’s Mill PUD from any and all building and associated codes currently enforced or adopted in the future by the City of Prattville. 8. (Legal entity developing Dawson’s Mill Subdivision) shall form and support until the sale of the final lot in the Dawson’ Mill PUD a homeowners association with sufficient legal standing to enforce the approved and recorded protective covenants. If the developer or homeowners association do not exercise their responsibilities under the protective covenants sufficient to provide land use control and nuisance abatement equal to or greater than that of the underlying of R-3 zoning classification, the City of Prattville shall have the right and responsibility to declare the PUD overlay zoning invalid and apply the appropriate zoning classification. Such action to declare the zoning invalid shall be an amendment to the City of Prattville Zoning Map, and must follow all Dawson’s Mill PUD - Attachment C DRAFT Page 3 requirements of such action as stated in the Code of Alabama, 1975, as amended and the Zoning Ordinance of the City of Prattville. \\NTS1\Projects\proj\17220\dwg\17220.dwg, 3/14/2017 9:22:10 AM, Foxit PhantomPDF Printer, HHH ROCKY BRANCH COUNTY ROAD 50 ( 80' R.O.W.) 29 30 34 32 33 35 36 31 34A PLAT NO. 1A POINTE COMFORT LOCATION MAP LOCATION PROPERTY