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1712 Dec 12 Planning & Development Department 102 West Main Street  Prattville, Alabama 36067  334-595-0500  334-361-3677 Facsimile planning.prattvilleal.gov CITY OF PRATTVILLE BOARD OF ZONING ADJUSTMENT A G E N D A December 12, 2017 4:00pm Call to Order: Roll Call: Chairman Leo Jamieson, Vice-Chairman James Miles, Mr. Jerry Crosby, Mrs. Jerry Schannep and Mr. Mike Temple. Minutes: November 14, 2017 Old Business: None New Business: 1. 171212-01 VARIANCE: To encroach 11’ into the required 35’ side yard. 132 Patti Loop R-2 Zoning District (Single Family Residential) Reginald & Cynthia Clay, Petitioners District 5 2. 171212-02 VARIANCE: To encroach 15’ into the required 20’ rear yard. 937 Davis Street B-1 Zoning District (Local Shopping District) Jimmie D. Durbin Family LLC, Petitioners District 6 3. 171212-03 USE-ON-APPEAL: To allow multi family dwelling in proposed R-3 zoned district. Heather Drive R-4 (Multi-Family), R-5 (Patio Garden Homes) and B-2 (General Business) Zoning Districts MHL, Inc., Petitioners District 5 Miscellaneous: Adjourn Approved 2/13/18 Prattville Board of Zoning Adjustment December 12, 2017 Minutes Page 1 of 4 City of Prattville Board of Zoning Adjustment Minutes December 12, 2017 CALL TO ORDER: The regular meeting of the Prattville Board of Zoning Adjustment (BZA) was called to order by Chairman Leo Jamieson at 3:58 p.m. on Tuesday, December 12, 2017. ROLL CALL: Present: Chairman Leo Jamieson, Vice-Chairman James Miles, Mr. Jerry Crosby, Mrs. Jerry Schannep and Mr. Neal Parker. Absent: Mr. Mike Temple. Quorum Present Staff present: Mr. Joel Duke, City Planner and Ms. Alisa Morgan, Secretary. Chairman Jamieson stated the governing rules for the Prattville Board of Zoning Adjustment according to the Code of Alabama, 1975 and the procedure of the meeting. MINUTES: Mr. Crosby moved to approve the minutes of the November 14, 2017 meeting. Mr. Parker seconded the motion. The motion passed unanimously. OLD BUSINESS: There was no old business to discuss. NEW BUSINESS: VARIANCE: To encroach 11’ into the required 35’ front yard. 132 Patti Loop R-2 Zoning District (Single Family Residential) Reginald & Cynthia Clay, Petitioners Mr. Duke introduced the request for a variance to allow a carport to encroach 11 feet into the required 35 foot front yard line. He stated that the lot is on a corner and has two front yard. Cynthia Clay, petitioner, presented the request for an accessory structure to encroach into the front yard setback at 132 Patti Loop. She stated that the property slopes on all sides. They would prefer to locate the structure on the other side, but flooding in the west side room would not be helped if it’s not located where requested. She stated that the house has an attached garage, but the previous owners had it enclosed. She stated that the double driveway accommodates the proposed covered carport. Chairman Jamieson opened the public hearing. There were none to speak. The public hearing was closed. Chairman Jamieson opened discussion for the board. Mr. Crosby stated that the carport faces a main thoroughfare where parking is not allowed on the street. He stated that he is familiar with the area and the drainage issues. After no further discussion, Mr. Crosby established the finding of facts stating that 1) that granting of a variance will not confer a special privilege on the applicant that is denied by this ordinance to other lands, structures, or buildings in the same district; and 2) that granting of a variance will not adversely affect the surrounding property, the general neighborhood, or the community as a whole. Approved 2/13/18 Prattville Board of Zoning Adjustment December 12, 2017 Minutes Page 2 of 4 A vote was called to approve the fining of facts. The vote passed unanimously. The vote was called. Mr. Miles moved to approve the request as submitted based on the approved finding of facts. Mr. Crosby seconded the motion. The motion to approve passed unanimously. The BZA voted to approve the variance to encroach 11’ into the required 35’ front yard on property at 132 Patti Loop. VARIANCE To encroach 15’ into the required 20’ rear yard. 937 Davis Street B-1 Zoning District (Local Shopping District) Jimmie D. Durbin Family LLC, Petitioners Mr. Duke introduced the request for a variance to encroach 15’ into the required 20’ rear yard located at 937 Davis Street. He stated that his is a vacant lot and zoned B-1. He stated that the petitioner is proposing to build to the rear of lot, but is required to maintain a 20’ setback. Mr. Parker asked what is the purpose of the 20’ setback. Mr. Duke stated that the 20’ setback served as open space for delivery services, garbage trucks and other non-customer types of services to maneuver in and out. Mr. Parker stated that he would be more cautious to allow encroachment if the setback was a safety requirement to serve as an emergency access. Danny Durbin, petitioner’s representative, presented the request to build a 50’x60’ warehouse on property located at 937 Davis Street. He stated that they are requesting to be 5’ off the rear lot line. He stated that the lot is narrow and they will lose four of the 12 parking spaces without the variance. He stated that there will be concrete paving on the back and five of the existing trees will be removed. He stated that one tree will remain for green space purpose. He stated that the structure will have two 20’ wide doors and a concrete apron. He stated that the lot is currently used as a parking lot. He stated that the city is currently working on the drainage in the area which will address flooding issues that they have on Davis and Dozier Streets. He stated that this will not be a retail use. It is a metal building with no windows and no store front. Mr. Miles asked to explain why the encroachment into the setback needed. Mr. Durbin stated that if the building is located as required they would lose green space and some parking so the encroachment is needed to 1) retain some green space and 2) retain all 12 parking spaces. Chairman Jamieson opened the public hearing. There were none to speak. The public hearing was closed. Chairman Jamieson opened discussion for the board. After no further discussion, Mr. Miles established the finding of facts stating that 1) that special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are applicable to other lands structures, or buildings in the same zoning district; 2) that a literal interpretation of the zoning ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the zoning ordinance; and 3) that a variance will not adversely affect the surrounding property, the general neighborhood, or the community as a whole. A vote was called to approve the fining of facts. The vote passed unanimously. The vote was called. Mr. Crosby moved to approve the request as submitted based on the approved finding of facts. Mrs. Schannep seconded the motion. Approved 2/13/18 Prattville Board of Zoning Adjustment December 12, 2017 Minutes Page 3 of 4 The motion to approve passed unanimously. The BZA voted to approve the variance to encroach 15’ into the required 20’ rear yard on property at 937 Davis Street. USE-ON-APPEAL To allow multi family dwelling in proposed R-3 zoned district. Heather Drive R-4 (Multi-Family), R-5 (Patio Garden Homes) and B-2 (General Business) Zoning Districts MHL, Inc., Petitioners Mr. Duke introduced the use-on-appeal to allow multi family dwelling in a proposed R-3 zoned district. He stated that the property is a vacant lot on the north side of Heather Drive. The petitioner has made request to the City Council to rezone the portion of property currently zoned R-5 to R-3. He stated that this request is contingent upon rezoning approval by the City Council. He stated that the applicant is requesting the use for a specific project of 55 units for senior apartments. He stated that the Planning Commission recommended approval of the rezoning (11/16/17). At that hearing, the neighborhood was concerned about having additional apartments, but not too concerned with senior apartments. Kevin Buckner and Brad Smith of MHL, Inc., petitioner’s representatives, presented the use-on-appeal request for apartments. He stated that the proposed property is adjacent to the Rochester Hills apartments, which they own. He stated that they want to ensure the neighborhood on their commitment to 55 units for senior housing. He stated that they are required to control the property for 35 years. He stated that the proposed apartments will not significantly impact traffic, schools or noise. Mrs. Schannep asked how the project is funded. Mr. Buckner stated that the are using federal tax credits but the rent is not subsidized nor is it income based. Mr. Parker asked if there would be storm shelters provided on the property. Mr. Buckner stated that they had not gotten that far into the design, but that is something they can accommodate, if required. Mr. Smith presented the sketch layout of the proposed units. He stated that they have met with the neighbors on several occasions to assure them that they would be good stewards of the community. Chairman Jamieson opened the public hearing. Eleanor Ballow, 814 Dee Drive, spoke in favor of the request. She stated that there is a need for senior apartments. She stated that the current apartments (Rochester Hills) have not negatively affected the neighborhood. After no further comments, the public hearing was closed. Chairman Jamieson opened discussion for the board. Mr. Crosby stated that he favors the request for apartments for senior adults if the rezoning is approved. After no further discussion, Mr. Crosby moved to established the finding of facts stating that 1) the proposed apartment complex is an allowable use-on-appeal, and is not a prohibited use in the R-3, B-2, and R-4 districts, 2) the proposed use will not cause substantial adverse impact to adjacent or nearby properties or uses. Mr. Miles seconded the motion. The motion to approve the finding of facts passed unanimously. Approved 2/13/18 Prattville Board of Zoning Adjustment December 12, 2017 Minutes Page 4 of 4 The vote was called. Mr. Miles moved to approve the request as submitted in application on November 8, 2017 for senior apartments, based on the approved finding of facts, contingent that the pending rezoning from R-5 to R-3 is approved. Mr. Crosby seconded the motion. The motion to approve passed unanimously. The BZA voted to approve the use-on-appeal to allow the requested multi-family project in proposed R-3 zoned district on property on Heather Drive with contingencies. MISCELLANEOUS: ADJOURN: After no further comments, questions or discussion the meeting was adjourned at 5:27 p.m. Respectfully submitted, Alisa Morgan, Secretary Board of Zoning Adjustment CITY OF PRATTVILLEBoard of Zoning AdjustmentPlanning Department Staff Report DATE:11/27/17 CASE FILE NUMBER:171212-01 APPLICATION TYPE:Variance PROPERTY LOCATION or DESCRIPTION: 132 Patti Loop PETITIONER(S) ANDAGENT(S):Reginald & Cynthia Clay ZONING DISTRICT(S)R-2 (Single Family Residential) REQUESTED ACTION:Variance to encroach 11’into the required 35’side yard. ZONING ORDINANCE REFERENCE: Appendix A-Zoning Ordinance Article 7 Section 71 Residential district requirements: R-2 District: Minimum Yard Size Front yard -35' Rear Yard –40' Side Yard –10' Appendix A-Zoning Ordinance Article 6 Section 62 Corner visibility in residential, and local business districts: …Accessory structures within twenty-five (25) feet of the rear lot line of a corner lot shall be set back the minimum front yard depth required on the side street. JANICE STSHEILA BLVDPATTI LP THAMES DRAMANDA LN 330 112 108 106 104 102 113 111 109 107 105 119 117 115 100 104 106 108 110 112 114 122 124 126 128 130 132 118 334 103 202 204 206 208 210205 203 333 331329327325323321319317313311 103 105 107 109 111 113 115 117 328 326324320318316314312 310 322 336 338 340 342 343 341339 337335 108 110 105 107 109 111 112 204 206 114 116 1347 101 B 101 A BZA 171212-01 132 Patti Loop LOCATION MAP City of PrattvilleAlabama BZA 171212-01 132 Patti Loop ²1 inch = 100 feet Legend ADDRESS_POINTS County Tax Parcel D AVIS ST SMITH AVE S M E M O RIAL D R LODER ST DOZIER AVEPEACHTREE ST HONEYSUCKLE DRLEIGH DROATES RDWINGARD ST703 816 906 904 902 918 948 992 990988 986 984 982 951 971 973 975932 913 937 947 961 814 802 903 916 706 726 734 746 754 762 920 922 944 954 960 737 921 919 917 704 908 842 668 814 830 828 832 840 844 850 856 862 701 849 831 823 914 950 980 819 959 933 923 919 963 965 964 962 963 952950948946944 942 941 931 934 924 925 907 856 815 809 849 843 841 857 851 813 1022 1001 992 A990 A BZA 171212-02 937 Davis Street LOCATION MAP City of PrattvilleAlabama BZA 171212-02 937 Davis Street ²1 inch = 100 feet Legend ADDRESS_POINTS County Tax Parcel CITY OF PRATTVILLEBoard of Zoning AdjustmentPlanning Department Staff Report DATE:11/27/17 CASE FILE NUMBER:171212-03 APPLICATION TYPE:Use-On-Appeal PROPERTY LOCATION or DESCRIPTION: Heather Drive (Vacant Lot) PETITIONER(S) ANDAGENT(S):MHL, Inc. Kevin Buckner, Representative ZONING DISTRICT(S)R-5 (Patio Garden Homes) REQUESTED ACTION:Use-On-Appeal to allow use for multi-family apartments for seniors. ZONING ORDINANCE REFERENCE: Appendix A-Zoning Ordinance Article 7 Section 71 Residential district requirements: R-5 District: Patio Garden Homes R-3 District: Uses Permitted: Single Family Dwelling Uses Permitted on Appeal: Apartments CITY OF PRATTVILLE Board of Zoning Adjustment Planning Department Staff Report USE-ON-APPEAL MHL Property – Vacant Property North of Heather Drive – Request for Senior Apartments BZA Application – 171212-03 DATE December 8, 2017 PROPOSED DEVLOPMENT Petitioners: MHL, Inc. Property Owners: 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: Initial application to the BZA for the proposed apartment use/development. Request to rezone a portion of overall 7.49 acre property from R-5, Patio Garden Homes to R-3 is pending before the City Council. Request will be subject of a Council public hearing on January 2, 2018 and considered for approval at the same meeting. Previous Approvals: No previous BZA consideration. Previous development approvals listed for reference. 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: Page 2 of 8 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. 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: None for the portion of the property under consideration for use on appeal. Property Configuration Acreage: Approximately 7.49 acres Existing Structures Property currently vacant and undeveloped Proposed Use: 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 55 units. The proposed complex will be designed for and limited to adults ages 55 years and older. The proposed apartment development (shown in Attachment B) will contain 55 units spread over six buildings. The complex will be serviced by a common building containing an office and community rooms. Access to the site will be provided by a single driveway intersection on Heather Drive located west of Dee Drive. All units will be single-level and two bedroom. Parking on the site is designed at 114. 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 C). Page 3 of 8 Required Zoning: Multi-family residential is not permitted by right in either of the R-5 or B-2 classifications. R-4 permits apartments by right with only site development plan approval. B-2 districts allow apartments as a use-on-appeal to the Board of Zoning Adjustment, but no appeal option is available in R- 5 districts. The applicant has requested to rezone that portion of the property currently zoned R-5 to R-3. Like B-2, R-3 permits apartments as a use on appeal to the BZA. The rezoning request was reviewed and recommended by the Planning Commission on November 16, 2017 and scheduled for hearing and consideration by the City Council on January 2, 2018. MHL, Inc. is requesting approval of the use-on- appeal for the proposed apartment contingent on Council approval of the R-3 zoning. 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 See Attachment C Street Extensions or New Streets: The subject property is served by the extension of Heather Drive completed in 2015 with the Rochester Hills, Plat 1. Water and Sewer: Adequate potable water service is available to the site from the Prattville Water Works Board. A mains connection is available for extension from Heather Drive. Page 4 of 8 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. PLANNING STAFF EVALUATION Reviewed by: Joel T. Duke, AICP Site Visits Conducted: Various times during 2015, 2016, 2017. Recommendation: Approval contingent on the following: 1. Rezoning of R-5 portion of site to R-3. Scheduled for consideration by the City Council on January 2, 2017. 2. Development of the specific project senior adult apartment complex proposed by MHL, Inc. in the application submitted on November 8, 2017, and 3. Other conditions applied by the Board. Planning Staff Comments: Background. The Prattville zoning ordinance includes uses in a given districts that are generally compatible with other uses in the district, but require additional review and consideration on a case by case basis. These uses-on-appeal usually provide needed and desirable services in a neighborhood, but may cause disruption under certain circumstances. In hearing uses-on-appeal, the Board acts in an administrative capacity and is afforded wide discretion. The parameters for review are defined by the either defined by Section 35 of the Zoning Ordinance and by the Board’s operating procedures. The parameters are: 1. Is the proposed use an allowable use-on-appeal, and not a prohibited use in the specific zoning district? 2. Is development of the proposed use in the public interest? Does the proposed development meet the spirit of the City of Prattville Zoning Ordinance? 3. Does the proposed use cause substantial adverse impact to adjacent or nearby properties or uses? Analysis: While the submitted application 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 Page 5 of 8 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 under consideration. 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 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 request to rezoning a portion of the property to R-3 pending before the City Council corresponds with their plan to develop 55 units of apartments restricted to senior adults. The applicant, MHL, Inc., will discuss the plans for the 7.49 acres during the December 12, 2017 hearing. In considering the appropriateness of the proposed use-on- appeal, the Board should consider the following additional questions: 1. Is the proposed use-on-appeal consistent with the city’s adopted Comprehensive Plans? 2. Is the proposal consistent with previously approved development plans for the area? 3. Is the proposed use-on-appeal 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 use is deemed appropriate, is the timing of the development 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 Page 6 of 8 applied to existing neighborhoods to promote a goal of neighborhood preservation and protection. 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. Figure 1: Excerpt from Prattville Future Land Use Map, January 2010. RZ-2017-04 Request Page 7 of 8 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 use is consistent with these adopted master plans for the neighborhood. 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 use, the Board 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 Page 8 of 8 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. 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 Board is timing. When the Planning 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. Conclusion: Development of the site for a multi-family use 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 development of this site allow retail uses to be focused on the major corridors and continues the residential land use pattern established in 1992. These factors support approval of the proposed senior adult apartment complex. ATTACHMENTS A. Location Map B. Proposed Development C. Location Map/Zoning TARA DR COBBS FORD RD E MAIN ST SUMMER LN HEATHER DR SEASONS DR MCQUEEN SMITH RD SDEE DRSANFORD DR HWY 82 BYP EAUTUMN RDLEGENDS DRTHE EXCHANGE NSHEILA BLVDHOME PARK TRLGREYSTONE WAYCOMMERCE CTGLYNWOOD DROLD FARM LN SWIN TE R P L COTTON EXCGTWELVE OAKS LN PEBBLE CREEK DR COBBS FORD LNDOSS CT COFFEE EXCGSUGAR EXCHANGE DANIEL PRATT MCQUEEN VILLAGE RD SHANNON CT DELLWOOD CT KORNEGAY DRAUTUMN CT E MELVINA PL R O C H E S T E R W Y SUMMER CTZELDA PL JAMESON CTSEASONS CTTHE EXCHANGELEGENDS DR ^_ Undeveloped Lots 2 and 3Rochester Hills, Plat 1 Subdivision LOCATION MAP ACity of PrattvilleAlabama Heather Drive(Undeveloped Lots 2 and 3Rochester Hills, Plat 1 Subdivision) Zoning Appl. RZ-2017-04 ²1 inch = 400 feet R-2 R-3 R-5 B-2 R-4 B-2 P.U.D. B-2 R-2B-1 R-4 P.U.D. P.U.D. P.U.D.DEE DRTARA DRMCQUEEN SMITH RD SHEATHER DRSU M M ER LN HOME PARK TRLSEASONS DR SANFORD DR COMMERCE CT DOSS CTS H A N N O N C T DELLWOOD CT WIN T E R P L MELVINA PL SUMMER CTText ²1 inch = 200 feetAerial photography date: March 2010 Legend Zoning Layer Grand Haven County Tax Parcel Location Map