The Morgantown Planning Commission has recommended a zoning map amendment to increase housing density near the intersection of Stewart, Hoffman, and Protzman streets with VanGilder Avenue. The proposal, put forth by applicant Jennifer Tucker, seeks to rezone two small parcels totaling 0.16 acres at 401 VanGilder Ave. from R-1A (single-family residential) to R-3 (multi-family residential). This change aims to facilitate the construction of six to eight one- and two-bedroom units intended for student housing.
The site is situated directly across from Skyline Apartments, located at the corner of Protzman and VanGilder Avenue. Local residents and property owners have expressed concerns about congestion in the area, particularly due to on-street parking near the apartment complex. This has raised apprehensions regarding traffic flow in the vicinity of the so-called “spaghetti junction.”
Tucker has indicated plans to demolish the current dilapidated structure on the property and implement on-site parking. She emphasized the intent to maintain a balance with the neighborhood, stating, “We want to make it fit in as much as possible.”
Planning Commission’s Consideration
The planning commission’s primary focus in such matters is to assess whether the requested zoning change aligns with the city’s comprehensive plan. Rickie Yeager, Development Services Director, confirmed that the plan does support the proposed changes, highlighting the area’s shift away from single-family dwellings toward higher density development.
During discussions, it was suggested that R-2 zoning (single and two-family residential) might be more suitable for the location. Under R-2 zoning, Tucker’s multi-family development would still be permitted but would require conditional use approval, necessitating additional scrutiny and public input before the city’s Board of Zoning Appeals. Tucker agreed to this modification, and the planning commission approved the recommendation for presentation to Morgantown City Council.
Community Impact and Future Developments
The land in question is perceived as unsuitable for single-family homes due to its current state and location. Commissioner Tim Stranko remarked on the impracticality of expecting someone to build a single-family residence across from existing multi-family units. He noted the importance of ensuring the parcel remains productive, as its current structure is deemed obsolete.
“Ultimately, the marketplace will dictate to the builder or developer that parking is essential. Who would want to rent an apartment if they cannot find a place to park?” Stranko added.
It is important to note that while these parcels are adjacent to the previously mentioned intersection, they do not directly abut it. The city owns a 0.06-acre parcel at the corner of Stewart Street and VanGilder Avenue, which is reserved for potential future modifications to the intersection. A recent study by the Morgantown Monongalia Metropolitan Planning Organization has proposed the consideration of a roundabout for that location to improve traffic flow.
As the Morgantown City Council prepares to review the planning commission’s recommendation, the community awaits further deliberation on the future of this crucial area.
