Agenda Item 10 - Set PH to Rezone SW Corner of Hwy 82 & Washington Ferry Rd
102 West Main Street \ Prattville, AL 36067 \ 334. 595.0500 \ prattvilleal.gov
BILL GILLESPIE, JR.
MAYOR
J. SCOTT STEPHENS, AICP DIRECTOR
Memo
Date: 11/25/19 To: Cathy Dickerson, City Clerk
From: Scott Stephens, Planning Director RE: Zoning Amendment request for upcoming Council Agenda
CITY OF PRATTVILLE
PLANNING COMMISSION
Prattville City Council Agenda Request
A public hearing for the following was held on November 21, 2019. The following
recommendation for approval was made by the Prattville Planning Commission.
Zoning Amendment: R-2 (Single Family Residential) and B-1 (Neighborhood Commercial) to B-2 (General Business) Location: Southwest corner of Highway 82 and Washington Ferry Road and Jensen Road
Petitioner: William Terry Stanfield
District 2
The original request from the petitioner was for B-2 zoning for the entire property, but
after considering staff recommendations and holding a public hearing, the Planning
Commission decided to recommend re-zoning only the R-2 portion to B-1 to the Council.
I am requesting to place this item on the upcoming City Council Agenda. Enclosed is a
draft copy of the resolutions with attached legal description, staff report and location
maps.
Thank you.
1 2 RESOLUTION 3 4
Zoning Request from R-2 and B-1 to B-2 5
6 William Terry Stanfield, Petitioner 7
8
November 21, 2019 9
10 11 Whereas, William Terry Stanfield has submitted a request to rezone the property as described in 12
Attachment A and shown in Attachment B; and 13
14
Whereas, the subject property is located inside the city limits at the southwest corner of Highway 82 15 and Washington Ferry Road and Jensen Road; and 16
17
Whereas, the petitioner wishes to rezone the property from R-2 (Single Family Residential) and B-1 18
(Neighborhood Commercial) to B-2 (General Business); and 19 20 Whereas, a public hearing on the proposed rezoning was held by the Prattville Planning Commission 21
on November 21, 2019. 22
23
Now, Therefore, Be it Resolved, that the City of Prattville Planning Commission hereby recommends 24
the rezoning of said property zoned R-2 (Single Family Residential) to B-1 (Neighborhood Commercial). 25
26
27 APPROVED: 28 29 30
___________________________________________ 31
Tim Smith, Chairman 32
33
34 35 36 ____________________________________________ 37
Alisa Morgan, Secretary 38
39
40
41
42 43 The amended motion to approve passed unanimously. 44 11/21/19 45 46 47 48 49 50
51 52
Attachment A
Legal Description
SW Corner of HWY 82 & Washington Ferry Rd & Jensen Rd.
LEGAL DESCRIPTION:
A tract of land situated in the Northwest Quarter of the Southwest Quarter of section 21, Township 17,
Range 16, described as follows: Beginning at a point 747.5 feet south and 601.5 feet east of the
Northwest Corner of the Northwest Quarter of the Southwest Quarter of said Section 21, thence east
718.5 feet to the forty line, thence south 242.5 feet to the Southeast Corner of said Section 21, thence
west 718.5 feet, thence north 242.5 feet to the point of beginning, containing 4 acres, less and except
2.20 acres, more or less, heretofore conveyed to Autauga County for a public road.
72
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 1
TO: City of Prattville Planning Commission
FROM: Austin Brass, Senior Planner
DATE: November 21st, 2019
SUBJECT: Proposed Zoning Map Amendment from R-2 (Single-Family Residential), to
B-2 (General Business), & R-2 (Single-Family Residential), B-1 (Neighborhood
Business) to B-2 (General) Business for parcels located on the South & North
Side of US HWY 82 between Washington Ferry Rd & Jensen Rd.
The information provided in this staff report has been included for the purpose of reviewing the
proposed rezoning. There may be additional requirements placed on the property through the Site
Plan Review process to address development regulations & access.
A.BACKGROUND
Case No. ZN 2019-22
Applicant: William Terry Stanfield
Representative: Same as above
Property Location:
NW corner of US HWY 82 & Washington Ferry
Road & SW corner of US Hwy 82 & Washington
Ferry Road
Property Identification
Number:
Autauga: 19052130000120000,
19052130000110000, 19052130000100000
Property Size: Combined 5.19 +/- acres
Current Future Land Use Map
(FLUM) Designation: Low-Density Residential/ Mixed-Use Residential
Current Zoning District: R-2 (Single-Family Residential)/ B-1 (Neighborhood
Business)
Proposed Zoning District: B-2 (General Business)
Existing Land Use: Vacant Land
Agenda Item #3 SW corner Washington Ferry & HWY 82
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 2
B.DEVELOPMENT STATUS & HISTORY
N/A
C.ANALYSIS:
Proposed Use:The applicant is requesting a zoning designation of B-2
(General Business). The applicant has stated that this
request is being made for a restaurant. No details were
given on specifics of the restaurant including
ingress/egress, general location, and footprint of proposed
building area.
Street Connectivity: No new access points are proposed within the submitted
survey exhibit in support of this rezoning. The majority of
the tract has frontage along US HWY 82. As an Alabama
Department of Transportation maintained highway corridor,
controlled access points allow for no future ingress/egress
connections other than the existing access point’s currently
placed, if any. A submitted survey in support of this rezone
indicate a portion of the property located at the NW corner
of Washington Ferry Rd & US Hwy 82 as being acquired for
Surrounding Land Use Zoning
North Vacant Parcel/ Single-Family Residential R-2 (Single-Family Residential)
South Wooded Land/ Fleet Fuel Station B-2 (General Business)
East Vacant Parcel/ Electrical Substation B-2 (General Business) M-1 (Light-
Industrial)
West Vacant Parcel/ Single-Family Residential R-2 (Single-Family Residential) B-2
(Neighborhood Business)
Agenda Item #3 SW corner Washington Ferry & HWY 82
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 3
future state right-of-way in anticipation for improvements to
US HWY 82. A portion of right-of-way is also indicated as
being acquired nearest to the property line along Washington
Ferry Road to the intersection of Washington Ferry Road &
Robinson Street (an unimproved city street) located at the
NE corner of the parcel (see staff comments). The section of
property located at the SW corner of US HWY 82 &
Washington Ferry Rd does not allow for direct access near
this intersection therefore, the nearest available right-of-way
access point to the property would be from Jensen Road.
Water/ Sewer: The proposed site can be accessed by an existing sanitary
sewer line located parallel to the east side of Washington
Ferry Road. Access to this sewer line would require
coordination underneath the existing road right-of-way as
the property is located on the west side of Washington Ferry
Road. Furthermore, there is no direct sewer line access along
US HWY 82, and near the Jensen Road & US HWY 82
intersections. Water is available on site.
Differences between R-2 (Single-Family Residential), B-1 (Neighborhood Business), and
B-2 (General Business).
R-2, Single-Family Residential District:
Permitted uses within the R-2 zoning district include the following:
Single-Family
Residential Dwellings
USES
PERMITTED:
Single-family
dwellings.
(See:
regulations
common to all
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.
MAXIMUM HEIGHT: 35 feet; 2½ stories.
MAXIMUM BUILDING AREA PERCENT: 25%
OFF STREET PARKING CAR SPACES: One.
Agenda Item #3 SW corner Washington Ferry & HWY 82
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 4
B-1, Neighborhood Business District:
Permitted uses within the B-1 zoning district include the following:
Retail Stores/Markets
Banks/Hotels/Offices
Neighborhood Services
Theaters/Dry Cleaning
B-1, Neighborhood Business District Uses Permitted On Appeal:
Uses permitted on appeal within the B-1 zoning district include the following:
Filling Stations/No Major Repair Work
Restaurants
Community Recycling
Single-Family Residential
B-2, General Business District:
Permitted uses within the B-2 zoning district include the following:
Motel or Hotel
Restaurants
Filling stations
Major auto repair
Shopping Center/Retail
Offices
THE COMPREHENSIVE PLAN/STAFF COMMENTS:
The subject site has a Future Land Use Map (FLUM) designation of Low-Density
Residential & Mixed-Use- Residential.
This 2.7 acre section of property located at the NW corner of US HWY 82 & Washington Ferry
Road has an estimated 100 +/- feet of no access right-of-way from the north edge of US HWY 82 to
the south property line. This tract has multiple road frontages with Robinson Street at the north,
Johnson Street at the west, and Washington Ferry Road at the east. It shall be noted that the
petitioner has submitted a site survey indicated the potential purchase of right-of-way from ALDOT
at the NE corner of the parcel at the Robinson Street & Washington Ferry Road intersection. After
Agenda Item #3 SW corner Washington Ferry & HWY 82
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 5
right-of-way improvement are made, access to this parcel would be inadequate to existing gravel
city streets, Robinson Street at the north & Johnson Street to the west.
Nevertheless, this subject site has a future land use classification of Low Density Residential as part
of the City of Prattville Comprehensive Plan. Low density residential refers to single family homes
on single lots, usually at least one-sixth of an acre or larger. In most cases, single-family residential
districts will abut other single-family district land uses and greenspace. Rezoning this property from
R-2 (Single-Family Residential) to B-2 (General Business) would be contrary to consistency in
following with the Comprehensive Plan. This changing of land-use insanity for business would
create a commercial node along gravel city streets that is intended for access to existing single-
family dwellings therefore, the basic infrastructure needs of this location and residential future land
use classification do not support this rezoning request of B-2 (General Business) for the 2.7 acre
tract.
Moreover, the 1.9 & 0.59 acre +/- tract located at the SW corner of US HWY 82 & Washington
Ferry Road & SE corner of US HWY 82 & Jensen Road has an estimated 60 +/- feet of no access
right-of-way from the south edge of US HWY 82 to the north property line of the parcel. At present,
the entire 0.59 acre parcel at the SE corner of US HYW 82 & Jensen Road is zoned B-1
(Neighborhood Business). The adjacent 1.71 acre section of the property is zoned B-1
(Neighborhood Business) with a small remaining section located nearest to the SW corner of US
HWY 82 & Washington Ferry Road zoned R-2 (Single-Family Residential). The current City of
Prattville Comprehensive Plan has a future land use classification of Mixed-Use- Residential for this
location. This land use classification is recommended for housing of a variety of densities. Rezoning
of this property from B-1 (Neighborhood Business) & R-2 (Single-Family Residential) to a more
intense business use classification, B-2 (General Business) would be contrary to the consistency of
the City of Prattville Comprehensive Plan that recommends a Mixed-Use Residential future land
use classification.
PLANNING STAFF EVALUATION:
Reviewed by: Austin Brass,
Senior Planner
Site Visits Conducted: November 5th, 2019
Agenda Item #3 SW corner Washington Ferry & HWY 82
CITY OF PRATTVILLE
Planning Department Staff Report
Rezoning
ZN 2019-22 Page 6
Recommendation: Denial. This proposed rezoning does not meet the Future Land
Use Classification of the Comprehensive Plan, as this guiding
growth policy recommends a Low-Density & Mixed-Use
Residential future land classification for the subject property. The
rezoning of these parcels to B-2 (General Business) would be
inconsistent with this guiding principle in following with the
Comprehensive Plan. It shall be noted that the applicant has stated
that is of the intention to rezone said property for a proposed
restaurant. The parcel located at the SE corner of Jensen Road &
US HWY 82 is currently zoned B-1 (Neighborhood Business). A
restaurant at this location is a permitted use in a B-1 zoning
district as a “Use on Appeal”. Unlike a variance where a hardship
is required, a use on appeal can be heard before the City of
Prattville Board of Zoning Adjustment whereas the board would
make a determination if a restaurant would be appropriate at this
location. The board may also be able to grant conditions to any
restaurant site plan based off of staff & board recommendations.
Agenda Item #3 SW corner Washington Ferry & HWY 82
HWY 82 B
Y
P
E
JENSEN RDWASHINGTON FERRY RDMCGRIFF ST
HAZEL ST
LEWIS ST
CO RD 4 E SELMA HWYHILL STLEE CIR
LINDA LN
YAUPON DRRICE STROBINSON STCOTTAGE LNMOORE DRGENE STJOHNSON STPEAGLER STLANCELOT CIR
SPRING HILL PARK
GALAHAD DRMERLIN BLVDCOTTAGE CTCOBBLESTONE CURVE
INDUSTRIAL PARK RD
Aerial - SW Corner of Washington Ferry and Hwy 82
±
Legend
Streets
Selected Parcels
Parcels_cama
1 inch = 400 feet04008001,200 1,600200Feet
Agenda Item #3
HWY 82 BYP E
JENSEN RDWASHINGTON FERRY RDROBINSON ST
JOHNSON STLEWIS ST
Location - SW Corner of Washington Ferry and Hwy 82
±
Legend
Streets
Selected Parcels
Parcels_cama
1 inch = 200 feet0200400600800100Feet
Agenda Item #3
HWY 82 B
Y
P
E
JENSEN RDWASHINGTON FERRY RDMCGRIFF ST
HAZEL ST
LEWIS ST
CO RD 4 E SELMA HWYHILL STLEE CIR
LINDA LN
YAUPON DRRICE STROBINSON STCOTTAGE LNMOORE DRGENE STJOHNSON STPEAGLER STLANCELOT CIR
SPRING HILL PARK
GALAHAD DRMERLIN BLVDCOTTAGE CTCOBBLESTONE CURVE
INDUSTRIAL PARK RD
R-2
R-3R-3
M-1
R-2
F.A.R.
R-5
T-3
B-1
B-2
B-2
B-1
T-2R-2
T-2
R-2
R-2
B-2
T-2
RD-1
Zoning - SW Corner of Washington Ferry and Hwy 82
±
Legend
Streets
Selected Parcels
Parcels_cama
R-2
R-3
R-5
RD-1
B-1
B-2
M-1
T-1
T-2
T-3
F.A.R.
1 inch = 400 feet04008001,200 1,600200Feet
Agenda Item #3
Agenda Item #3 SW corner Washington Ferry & HWY 82
Agenda Item #3 SW corner Washington Ferry & HWY 82