MORGANTOWN — Some 18 months after a zoning map amendment request prompted a number of Wiles Hill residents to speak out, Morgantown City Council looks to be on the verge of adopting an ordinance outlining what and how new construction can be built in the neighborhood.
The Wiles Hill Gateway Overlay District received first reading approval from council earlier this week.
According to Director of Development Services Chris Fletcher, the district is a set of demonstration land uses, design and performance standards for new construction.
The process began in December 2018, when Greg Metheny, representing Scott Properties, asked the Morgantown Planning Commission to rezone 18 parcels on a steep hillside adjacent to Jones Place, from R-2 (single and two-family residential) to R-3 (multifamily).
The request drew pushback from the neighborhood, which pointed out that the parcels fall within one of 18 small areas the city’s Comprehensive Plan identifies for special study to consider zoning and land use issues.
The neighbors said the commission should conduct the study before moving on a zoning change that could substantially impact the area. The planning commission agreed and Metheny’s request was put on hold.
The area in question is identified as “Study Area No. 5,” which runs along Stewart Street and Highland and Jones avenues, adjoining the Wiles Hill and Highland Park neighborhoods.
Area 5 encompasses 13 acres and contains 61 parcels. The northeast half is zoned R-1A (single family housing) and contains 32 parcels.
The south and southwest portion is zoned R-2 (townhouses, with multi-family subject to permitting) and contains the Jones Place student townhouse complex.
If ultimately passed by council, the WHOD would divide the area into three blocks, each with unique development objectives aimed at advancing desired infill development and redevelopment to modestly increase density; advance infill and redevelopment through dwelling diversification and promote affordable housing representing a balance of owner and renter households.
Block A includes parcels south of Highland and north of portions of Wellen and Lorentz avenues and aims to serve as a transition into the adjoining R-1A (single family residential) district.
Block B includes parcels that may support development with frontages on Lorentz Avenue and will serve as a transition between Blocks A and C by allowing moderately higher density than Block A.
Block C is the southernmost area of the WHOD and includes the Jones Place development. The aim of Block C is to foster development built into the hillside of moderately higher density than Block B.
“Mr. Metheny has been very cooperative throughout this process to make sure the neighborhood had plenty of opportunity to be involved with this development process, and allowed the delay from the planning commission to be able to create this planning district,” Interim City Manager Emily Muzzarelli said.
Councilor Zack Cruze was among the members of the Wiles Hill Neighborhood Working Group that helped shape the district. Cruze said the process by which the overlay district was created — with input from the neighborhood association and the working group — demonstrated “a great model” for allowing density increases while focusing on community input.
Councilor Jenny Selin agreed, suggesting the process be presented to the Morgantown Neighborhood Coordinating Council.
“So people could learn some of the details of how this was done and how it could be tailored to their neighborhood,” she said.
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