1301 - January 17CITY OF PRATTVILLE
Planning Commission
Planning Department Staff Report
REZONING RZ-2013-01 – FAR to M-2, Heavy Industry
Prattville Development Group, LLC – vacant
land U.S. Highway 82 East
DATE January 15, 2013
PROPOSED DEVLOPMENT
Petitioner: Prattville Development Group, LLC
Property Owner: Prattville Development Group, LLC
Representative: N/A
Location: U.S. Highway 82 Bypass East – vacant property on the
south side east of Doster Cut-Off.
Development Status and History
Submission Status: Initial development request for this vacant wooded
property.
Previous Approvals: N/A
Conditions of Previous
Approvals:
None.
Property Configuration
Acreage Approximately 8 acres
Proposed Number of Lots
and Configuration:
Parcel is part of a larger 22 acre parcel. Applicant
indicates that the area under zoning consideration will be
leased for an industrial use
Current Use: Vacant agricultural and timber uses.
Proposed Use: Petitioner proposes to develop 8 acres for heavy
industrial use. No information is provided concerning the
development of the remainder of the 22 acre parcel.
Current Zoning:
The property is currently zoned FAR, Forest, Agricultural
and Recreation.
Page 2 of 3
Required Zoning:
Petitioner has indicated that the undivided parcel will be
used for a heavy industrial use (reclaiming and chipping
of railroad crossties). This use is accommodated under
the M-2, Heavy Industry classification.
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 “Industrial”. The requested zoning of M-2,
Heavy Industry is consistent with the adopted plan.
Surrounding Developments
and Uses:
See Attachment B.
North: Vacant or agricultural property
East: Vacant or agricultural property
West: Vacant or agricultural property
South: Railroad switching yard for International Paper
and undeveloped lots in the Prattville South
Industrial Park
Street Extensions or New
Streets:
None required for the proposed industrial use. ALDOT
turnout permit will be required for access to U. S. 82.
PLANNING STAFF EVALUATION
Reviewed by: Joel T. Duke, AICP
Site Visits Conducted: January 11, 2013
Recommendation: 1. Designation as M-2, Heavy Industry is supported by
the FLU Plan and city use of the adjacent property.
2. Questions concerning the eventual development of
the entire 22 acre tract should be explored and
discussed by the Commission before making a
recommendation.
Staff Comments:
As stated earlier in the report, the city’s Future Land Use Map adopted in January 2010
classifies the subject property as “Industrial”. This classification, explained in depth on
Page 2.15 of the plan, supports the proposed zoning of the property for heavy industry.
Page 3 of 3
Light industry is supported more in mixed commercial and industrial developments. The
subject property is located adjacent to a major transportation corridor and to the city’s
South Industrial Park with access to high capacity utilities. The site is also visually and
physically isolated from residential subdivision development. The nearest subdivision
development, The Oaks at Buena Vista, is 1,500 feet to the south and accessed through
County Road 4. All of these factors support designation of the property as M-2, Heavy
Industry.
The applicant is requesting the rezoning of 8 acres in the center of a 22 acre tract fronting
U.S. 82. This initial change from very low intensity zoning designation to a high impact
category will significantly impact and set the pattern for the future use of the entire 22 acre
parcel and surrounding properties. The applicant has not shared any plans for the future
use and development of the remainder of the property. The application and information
provided has centered on use of the property for a specific recycling and chipping
operation. It is important for the applicant and the city to consider that zoning the property
as requested opens it to any of the permitted uses in an M-2 district. If the subject property
is zoned and developed as requested it is difficult to imagine any of the remaining property
developing for uses other than industrial. As a result, a discussion of the proposed or
imagined uses of the remaining 22 acres by the applicant, Planning Commission, and the
City Council should be conducted and included in the public record.
ATTACHMENTS
A. Location Map
B. Future Land Use Map
C. Page 2.15 – 2010 Comprehensive Plan
D. Application
CO RD 4 E
HW Y 8 2 B Y P E DO STER RDINZER LNS MEMORIAL DR
R E U B E N R D S INDUSTRIAL PKWYOLD MILL WYV IN T A G E W YLANGFORD CTDOSTER RD CUT OFFLANGFORD LND
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D SHEILA BLVDBUENA VISTA LP²1 inch = 1,000 feet
Aerial photography date: March 2010
LOCATION MAP
Rezoning FAR to M-2Prattville Development Group, LLC8 AcresU.S. Highway 82 East
Legend
S. Industrial Pk
Tax Parcel
Building 2005
Proposed FAR to M-2
CITY-WIDE PLANSS e c t i o n 2 . 2
P R O J E C TPRAT T VILLE
THE NEXT CHAPTER
P R O J E C T PRATTVILLE2.11
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:
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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
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82UPPER KINGSTON
CITY-WIDE PLANSS e c t i o n 2 . 2
P R O J E C TPRAT T VILLE
THE NEXT CHAPTER
P R O J E C T PRATTVILLE2.15
to more than a parcel in depth. It allows maximum
Industrial. In this instance, the designation
resource-intensive uses that by and large need to be
appreciably separated from most other land uses,
the sub-category often known as “light industrial”,
and addresses it within some of the new Mixed-Use
categories. It is anticipated that there will be minimal
to the south, where the existing International Paper
facility has established some level of precedent.
Institutional. Very similar to the standing designation,
this is reserved for government facilities, schools,
churches, etc. In most cases, this has been applied
to large, existing institutional locations, with the idea
that future institutional development may occur under
another useon a site-by-site basis .
Mixed-Use – Commercial. As its name suggests, this is
a mixed-use category with a focus on commercial. It
implies a rezoning, within the framework of which would
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.
Mixed-Use – Residential. With the High Density
Residential category removed from the legend in this
version of the plan, this new category provides for
that level of development, but in a mandated mixed-
use format. As a rule, mixed-use projects are more
sustainable, in terms of performance and utility, than Sample images, clockwise from top left: Commercial; Heavy industrial; Institutional; Mixed-use commercial