MORGANTOWN – During its most recent regular meeting, the Monongalia County Planning Commission voted to recommend denial of an amendment to the West Run Planning District Zoning Map for seven parcels near the intersection of West Run and Stewartstown roads.
The application, brought by MRI Properties LLC and Glenmark Holding LLC, was seeking a change from low density residential (R-1) to general commercial (C-2) for just over 5.1 acres, including the current Mercury Storage site and five neighboring parcels to the west.
According to Mark J. Nesselroad, chief operating and legal officer with Glenmark Holding, there are no new projects planned for the Mercury Storage parcels owned by MRI Properties.
As for the five Glenmark-held parcels, Nesselroad said, “Glenmark has preliminary plans to further its investment in the area by developing attractive commercial flex buildings to accommodate various business uses allowed under the C-2 District.”
The proposed map amendment was to be the first step of that process.
Taken on its own, county planning staff pointed out that the proposed map amendment is not inconsistent with the provisions and intent of the Monongalia County Comprehensive Plan as the area is designated as a “growth” area.
The problem, as the planning commission sees it, is one of infrastructure – specifically West Run Road.
The change in zoning could “greatly change the intensity of use allowed” along a narrow section of a failing road.
In its recommendation to deny the application, county planning staff noted, “West Run Road, at this time, is undersized in the area of rezoning, ranging from 16 to 18 feet with no shoulder currently in place and edges of the road in disrepair.”
Further, an undersized bridge located in the immediate area of the parcels in question further restricts the right of way to the point that two-way traffic is difficult at best.
An email included in the agenda packet from Michael Davis, representing West Virginia Division of Highways District 4, concluded “ … changing the land use without improving West Run Road itself is not recommended.”
It was noted during the meeting that the DOH does have future plans to address the portion of West Run Road between Stewartstown and Van Voorhis roads, but the timeline for those improvements is unknown.
There was a suggestion during the meeting that allowing increased development along the road could bring some urgency to the DOH’s West Run Road projects.
Commissioner Darin Glitz pushed back on that point.
“I think before you generate even 100 new trips – and any development would generate more trips – you need to fix that. That’s a single-lane bridge, essentially. I mean, you have a single-lane stop condition on both sides. Every time someone is approaching that bridge it’s a disaster,” Commissioner Darin Glitz said. “I’ve said this all along about West Run. They have to fix the road first, and then you can develop all you want. But to try to develop first, thinking that’s going to drive the DOH to some sort of action is a misstatement.”
In terms of zoning map amendments, the planning commission’s vote serves as a recommendation to the county commission, which has the final say.
The matter is included on the agenda for the commission’s Wednesday meeting.
