Prattville planning commission rejects preliminary plat for 279 Gardner Road after concerns about stormwater, access and zoning

The Prattville Planning Commission on Feb. 20 rejected a preliminary plat for Jamie Morris Plat 1, a proposed subdivision at 279 Gardner Road, by a 5-1 vote. The preliminary plat required six affirmative votes to pass; commissioners said the motion therefore failed.

The plat application asked the commission to approve waivers under Subdivision Regulation 4.3 for “additional infrastructure improvements including sidewalks, curb, and gutter.” During the meeting several commissioners said they were willing to waive sidewalks but had strong objections to waiving curb-and-gutter and to aspects of the site layout, including flag lots and steep internal grades.

Jamie Morris, the applicant, and Taylor Watson, an engineer with PEC of Montgomery, told the commission they had met city engineering and fire staff and that their design meets required regulations. Watson said stormwater detention was not required for the roughly four-acre site and that drainage could be handled with culverts under driveways and a low spot under the roadway. Morris said the first lot already has a house under construction.

Commissioners pressed on stormwater and emergency access. One planning commissioner (name not specified) said on-site elevation changes and the potential for additional houses “give me a lot of concerns” and that the curb-and-gutter portion of the waiver worried him because curb and gutter “is usually a general way to help alleviate or control” stormwater. The mayor and other commissioners requested a sight-distance study for the new intersection with Gardner Road and recommended that the study be a condition of any approval.

Before the final vote the commission adopted two amendments: one to remove curb and gutter from the waiver (leaving the sidewalk waiver intact) and another directing review by the planning department and the city engineer on outstanding technical questions. Both amendments passed. After those amendments the main motion to approve the preliminary plat failed 5-1; planning staff confirmed a preliminary plat requires six affirmative votes to pass.

Because the motion failed, any commissioner voting no must provide a stated reason that aligns with the zoning ordinance and subdivision regulations; staff said that record of reasons is required within 30 days or the plat could automatically proceed. Planning staff also said that if the plat were later approved and subsequent changes did not conform to the approved plans, the state review process could result in denial.

The applicant and engineer were present and indicated they will work with staff on the issues raised. Planning staff will notify the applicant and record any required findings or reasons from commissioners in the administrative record.

The commission did not take further formal action on this item at the Feb. 20 meeting.