MORGANTOWN – The Morgantown Planning Commission has recommended approval of a zoning map amendment aimed at increasing density near the tangled intersection of Stewart, Hoffman and Protzman streets and VanGilder Avenue.
The applicant, Jennifer Tucker, initially requested two small parcels totaling .16 acres at 401 VanGilder Ave. be rezoned from R-1A (single family residential) to R-3 (multi-family residential) for the purpose of constructing six to eight, one and two-bedroom dwelling units to be rented as student housing.
The site is directly across from Skyline Apartments, which sits at the top of the “Falling Run” hill, at the corner of Protzman and VanGilder.
The application drew comments from a few area residents and property owners apprehensive about the already congested nature of VanGilder due to the on-street parking in front of the apartment complex directly adjacent to the “spaghetti junction” intersection that distributes traffic through the area.
According to Tucker, the plan is to tear down the dilapidated structure currently on the property and have parking on site.
“I just wanted to make it clear that we’re going to try to put some kind of parking underneath the units. We didn’t want to try to cram a bunch in there, just so it wasn’t obtrusive to the neighborhood. We want to make it fit in as much as possible,” she said.
The planning commission’s sole consideration in such cases is to determine whether or not the requested zoning change is consistent with the city’s comprehensive plan. Development Services Director Rickie Yeager said it is, noting the comprehensive plan identifies that corridor as an area shifting away from single-family dwellings in favor of higher density development.
Ultimately, it was suggested that R-2 (single and two-family residential) zoning may be more appropriate.
While the multi-family development presented by Tucker would still be permitted in an R-2 zone, it would be considered a conditional use requiring further scrutiny and public input before the city’s board of zoning appeals.
Tucker was amenable to that change and that is the recommendation the planning commission approved for presentation to Morgantown City Council.
During the discussion it was noted that the land in question is no longer attractive for a single-family home and the size of the development will ultimately be constrained by the size of the parcels.
“The question is how do we make sure this parcel is productive,” Commissioner Tim Stranko said. “The structure that’s on there is obsolete. For us to think that someone is going to drop that structure and put a single family residence right across the street from what’s there, I think is unrealistic. I just don’t think that’s going to happen. I think the infrastructure does not support a large development, but as Commissioner [Brennan] Williams has stated, this is not going to be a large development. Ultimately, the marketplace is going to tell the builder, or the developer, you’ve got to provide parking because who’s going to buy an apartment out there if they can’t find a place to put their car.”
It should be noted that while these parcels are near the aforementioned intersection, they do not abut it directly. The city owns a .06-acre parcel that sits at the corner of Stewart Street and VanGilder Avenue. That parcel is being held pending future changes to the intersection.
Based on recommendations of the Morgantown Monongalia Metropolitan Planning Organizations recent downtown microsimulation study, a roundabout is being considered for that location.
