Planning Commission

Morgantown Planning Commission SPECIAL MEETING PACKET Thursday, May 27, 2021 5:00 p.m. By Electronic Means Planning Commissioners: Peter DeMasters, 6th Ward President Carol Pyles, 7th Ward Vice-President Sam Loretta, 1st Ward Tim Stranko, 2nd Ward William Blosser, 3rd Ward Bill Petros, 4th Ward Michael Shuman, 5th Ward AJ Hammond, Admin. Ronald Dulaney, City Councilor Development Services Department Rickie Yeager, Director of Development Services PC Meeting Page 1 of 38 May 27, 2021  Planning Commission Electronic Means Meeting Announcement Confirming Member Access: As a preliminary matter, this is Morgantown Planning Commission President Peter DeMasters. Permit me to confirm that all Planning Commissioners and persons anticipated on the agenda are present and can hear me. • Planning Commissioners, when I call your name, please respond in the affirmative. State each members’ name: - Vice-President Carol Pyles - Commissioner Bill Petros - Commissioner Sam Loretta - Commissioner Michael Shuman - Commissioner Tim Stranko - Council Member Ronald Dulaney - Commissioner William Blosser - Commissioner AJ Hammond • Staff, when I call your name, please respond in the affirmative. State each staff members’ name: - Chris Fletcher, Director of Development Services Introduction to Electronic Means Meeting: Good Evening. This meeting of the Morgantown Planning Commission is being conducted by electronic means consistent with the West Virginia Open Governmental Proceedings Act and the guidance of the West Virginia Ethics Commission due to the current State of Emergency given the outbreak of COVID-19. In order to mitigate the transmission of the virus and reduce risk of COVID-19 illness, we have been advised and directed to suspend public gatherings. In keeping with that direction, and the authority provided by the Open Governmental Proceedings Act and the Ethics Commission guidance allowing the conduct of public meetings by electronic means so long as the public is able to observe the meeting, this meeting is being conducted by remote electronic participation and in-person attendance by the public is not permitted. This meeting will include a public comment portion concerning matters not on the agenda and public hearings for each of the cases listing on this evening’s agenda. Members of the public will be permitted to comment during these portions by submitting comments in writing or by speaking during their designated time, if they have signed up to do so prior to the start of the meeting. Even if members of the public do not provide comment, participants are advised that people may be listening who do not provide comment, and those persons are not required to identify themselves. For this meeting, the Planning Commission is convening by Cisco Webex video and telephone conference as posted on the City’s Website identifying how the public may join. Please note that this meeting is being recorded, and that some attendees are participating by video conference. PC Meeting Page 2 of 38 May 27, 2021  Planning Commission Electronic Means Meeting Announcement Accordingly, please be aware that other people may be able to see you and your video feed, and that you take care not to “screen share” your computer. Anything that you broadcast may be captured by the recording. All supporting materials that have been provided members of this body are available on the City’s website with the Planning Commission meeting packet unless otherwise noted. The public is encouraged to follow along using the posted agenda. Meeting Business Ground Rules Before we turn to the first item on the agenda, permit me to cover some ground rules for effective and clear conduct of our business and to ensure accurate meeting minutes. • Please remember to mute your phone or computer when you are not speaking. • Please remember to wait to be recognized by the President before speaking and to speak clearly and in a way that helps generate accurate minutes. • For any response, please wait until the President yields the floor to you and state your name before speaking. • If Planning Commissioners wish to engage in colloquy with other members, please do so through the President, taking care to identify yourself. The Planning Commission conducts business in the following order: (1) There will be a general public comment portion when anyone who wishes to address the Planning Commission may do so, but only on matters that are not on the agenda. I will first read, or have read, all written comments submitted, and will then review the list of public commenters who have signed up by the meeting start time. Once I have a list of all public commentators, I will call on each by name. All speakers will be limited to five (5) minutes. If members of the Planning Commission have any questions of the speaker, that time will not be counted toward the speaker’s five (5) minutes. Public speakers must state their name and address for the record. Speakers are notified that irrelevant comments or comments of a personal nature or personal attacks may result in the speaker forfeiting their opportunity to participate in the general public comment portion. (2) We review, amend, and approve minutes of the previous meeting. (3) We consider any Unfinished Business from previous meetings. (4) We move on to New Business items. First, we introduce the item and the Planning Division representative presents the Staff Report. (5) Next, we ask the petitioner to make a presentation. Planning Commissioners may ask the petitioner questions at that time. To ensure an accurate record and to aid the preparation of meeting minutes, presenters and Planning Commissioners must first be recognized by the President and state your name before proceeding. PC Meeting Page 3 of 38 May 27, 2021  Planning Commission Electronic Means Meeting Announcement (6) I will then open a Public Hearing to hear testimony in support of, or in opposition to, the request. Rules regarding public testimony are as follows: (a) I will first read, or have read, all written comments submitted, and will then review the list of public commenters who have signed up by the meeting start time. (b) Once I have a list of all public commentators, I will call on each by name. All speakers will be limited to five (5) minutes. If members of the Planning Commission have any questions of the speaker, that time will not be counted toward the speaker’s five (5) minutes. (c) Public speakers must state their name and address for the record. All comments must be addressed to the Commission. Speakers are notified that irrelevant comments or comments of a personal nature or personal attacks may result in the speaker forfeiting their opportunity to participate in the public hearing. (d) If there is a large number of speakers, including many who are part of groups or organizations, I may, to avoid repetitive comments, elect to ask for a representative to speak on behalf of the group or organization. (e) I may elect to recognize the applicant/agent at the end of the public hearing to provide rebuttal or additional comments, which will be limited to five (5) minutes. If members of the Commission have any questions of the applicant/agent, that time will not be counted toward the applicant’s/agent’s five (5) minutes. (7) After all testimony is heard, I will declare the Public Hearing closed and no further public comment will be permitted. At that time, no one in the audience may speak again unless a Planning Commissioner asks a question. If someone is asked a question, they must first be recognized by the President and identify themselves once again before answering. (8) Next, the Planning Commission will discuss and take action on the application. (9) Because this public meeting is being conducted by remote electronic participation and to ensure accurate meeting minutes each vote taken during this meeting will be conducted by roll call vote. (10) Uncivil, unruly, and/or disruptive behavior at any time during this meeting is prohibited and will result in removal from this public meeting. Thank you for your consideration and respect for these proceedings and the opinions of all meeting participants. PC Meeting Page 4 of 38 May 27, 2021  Intentional Blank Page PC Meeting Page 5 of 38 May 27, 2021  MORGANTOWN PLANNING COMMISSION May 27, 2021 5:00 p.m. By Electronic Means President: City buildings remain partially closed to the public to protect public health during the Peter DeMasters, 6th Ward COVID-19 pandemic. Personal attendance at this meeting will not be permitted. The public may participate in the public portions through the following Cisco WebEx Vice-President: videoconference access methods: Carol Pyles, 7th Ward Meeting Link: https://cityofmorgantown.my.webex.com/meet/cityofmorgantown Planning Commissioners: Sam Loretta, 1st Ward Meeting Number: 793 734 477 Tim Stranko, 2nd Ward Phone: 415-655-0001 William Blosser, 3rd Ward Access Code: 793 734 477 Bill Petros, 4 Ward th All members of the public may view the meeting on Channel 15 and by streaming Michael Shuman, 5th Ward hosted on the City’s website at www.morgantownwv.gov. If you do not wish to speak Ronald Dulaney, City Council at the meeting, please view it by these methods to conserve capacity on the AJ Hammond, City Admin. videoconference. Any person wishing to speak at the meeting may sign up by completing the form available at: http://bit.ly/MPC052721. Another option to speak during a public comment portion is by providing their name, phone number they will use to participate, and the specific Case Number and/or General Public Comments listed on the Planning Commission’s agenda on which they would like to speak by texting or calling 304-906-7843. You may sign up to speak at any time until If you need an the meeting begins. Additionally, the public may submit written comments for the accommodation, public hearing portions of the meeting by sending an email to the Development please contact Services Department at bmcdonald@morgantownwv.gov. In the email, please 304-284-7431 or use the subject line "Public Comment PC 05/27/2021" and indicate in the body of TDD 304-284-7512 the email the specific Case Number you wish to address and if you would like your comment to be read aloud during the public hearing portion for that case. AGENDA I. CALL TO ORDER AND ROLL CALL Development Services Rickie Yeager, AICP II. GENERAL PUBLIC COMMENTS – concerning matters not on the agenda. Director III. MATTERS OF BUSINESS- None. Planning Division John Whitmore, AICP Senior Planner IV. UNFINISHED BUSINESS: None. V. NEW BUSINESS: 389 Spruce Street Morgantown, WV 26505 304.284.7431 RZ21-01 / Administrative / 20 Scott Avenue: Administrative request for a Zoning Map Amendment to classify Tax District 5, Tax Map 4, Parcel 8.2 as B- 2, Service Business District upon annexation. Page 1 of 2 PC Meeting Page 6 of 38 May 27, 2021  MORGANTOWN PLANNING COMMISSION May 27, 2021 5:00 p.m. By Electronic Means President: VI. OTHER BUSINESS Peter DeMasters, 6th Ward A. Committee Reports Vice-President: • Traffic Commission Carol Pyles, 7th Ward • Other Committees Planning Commissioners: B. Staff Comments Sam Loretta, 1st Ward Tim Stranko, 2nd Ward VII. FOR THE GOOD OF THE COMMISSION William Blosser, 3rd Ward Bill Petros, 4th Ward VIII. ADJOURNMENT Michael Shuman, 5 Ward th Ronald Dulaney, City Council AJ Hammond, City Admin. If you need an accommodation, please contact 304-284-7431 or TDD 304-284-7512 Development Services Rickie Yeager, AICP Director Planning Division John Whitmore, AICP Senior Planner 389 Spruce Street Morgantown, WV 26505 304.284.7431 Page 2 of 2 PC Meeting Page 7 of 38 May 27, 2021  Intentional Blank Page PC Meeting Page 8 of 38 May 27, 2021  MORGANTOWN PLANNING COMMISSION May 27, 2021 5:00 p.m. By Electronic Means President: STAFF REPORT Peter DeMasters, 6th Ward Vice-President: CASE NO: RZ21-02 / Administrative / 20 Scott Avenue Carol Pyles, 7th Ward REQUEST and LOCATION: Planning Commissioners: Sam Loretta, 1st Ward Administrative request for a Zoning Map Amendment to classify Tax District 5, Tax Map 4. Parcel 8.2 as B-2, Service Business District upon annexation. Tim Stranko, 2nd Ward William Blosser, 3rd Ward TAX MAP NUMBER(s) and ZONING DESCRIPTION: Bill Petros, 4th Ward Michael Shuman, 5th Ward Tax District 5, Tax Map 4. Parcel 8.2, currently being annexed, initial zoning Description Ronald Dulaney, City Council is R-1, Single-Family Residential by default. AJ Hammond, City Admin. SURROUNDING ZONING: East: B-5, Shopping Center District North South, and West: Unincorporated Monongalia County. BACKGROUND: The Development Services Department seeks to amend the zoning map by providing the following zoning classification for the subject premises as B-2 upon annexation. Addendum A of this report identifies the location of the subject site and illustrates the proposed zoning and property ownership for the subject premises and immediate area. The land use classification for this parcel may be established in accordance with Section 1331.04(a) as shown below: Development Services Department Rickie Yeager, AICP Director 389 Spruce Street Morgantown, WV 26505 304.284.7431 Page 1 of 3 PC Meeting Page 9 of 38 May 27, 2021  MORGANTOWN PLANNING COMMISSION May 27, 2021 5:00 p.m. By Electronic Means President: Staff believes the proposed zoning map amendment would be considered a permitted Peter DeMasters, 6th Ward map amendment and not “spot zoning” because the subject area adjoins commercial and residential land-uses that are in unincorporated Monongalia County. These include office Vice-President: uses (Gabes, Workforce West Virginia), medical offices, professional services, broadcast Carol Pyles, 7th Ward telecommunications services (WV Public Broadcasting and Channel 12 WBOY), warehousing and distribution (Cintas) and a building materials supplier (Koval). The Planning Commissioners: commercial uses are juxtaposed by medium density residential uses along Scott Avenue. Sam Loretta, 1st Ward As such, Development Services Staff believe the B-2, District would better align with Tim Stranko, 2nd Ward existing and proposed development, and incorporate these lands into the City of Morgantown while maintaining the future land-use objectives of the 2013 Comprehensive William Blosser, 3rd Ward Plan update for this area. Bill Petros, 4th Ward Michael Shuman, 5th Ward The property is in the process of being formally annexed into the City of Morgantown. The most recent ordinance approving the annexation from the Morgantown City Council on Ronald Dulaney, City Council September 15, 2020. The Ordinance and related annexation files are located in AJ Hammond, City Admin. Addendum B. ANALYSIS: The subject premises are situated near the intersection of Scott Avenue and Grafton Road (U.S. 119). The properties are located directly north of the U.S. Interstate 68 on and off ramps associated with Exit 1. As Addendum A illustrates, the proposed zoning map amendment is compatible with the existing B-5, Shopping Center zoning district, as well as the adjacent land uses outside the City’s corporation limits. This property was most recently used as a “Hotel” use (Ramada Inn) outside of the City of Morgantown’s corporate limits. The property is currently being repurposed into a “Mixed Use Building” use with extensive services including housing, administered by local nonprofits and social service providers. Addendum C of this report provides Article 1353 “B-2, Service Business District” and Table 1331.05.01 “Permitted Land Uses” of the Planning and Zoning Code. It is included as a resource to understand the density, intensity, and land uses permitted in a B-2, District. Comprehensive Plan Concurrence As recommended in Chapter 9 “Implementation” of the 2013 Comprehensive Plan Update, Addendum D of this report identifies how the proposed zoning map amendment relates to Development Services the Comp Plan’s land management intent, location, and pattern and character principles. Department Rickie Yeager, AICP It should be noted that “shall” statements within the Comp Plan must be understood as Director desired objectives and strategies that do not have the force or effect of law unless incorporated into the City’s Planning and Zoning Code. 389 Spruce Street Morgantown, WV 26505 The property is identified as a “Developed Area” and “Corridor Enhancement” land 304.284.7431 management areas. Corridor Enhancement is defined in Comprehensive Plan as ‘improving development along corridors with a mix of uses, increased intensity at major nodes or intersections and roadway improvements to improve traffic flow, pedestrian and biking experience.’ Appropriate development types in this area, as prescribed by the plan Page 2 of 3 PC Meeting Page 10 of 38 May 27, 2021  MORGANTOWN PLANNING COMMISSION May 27, 2021 5:00 p.m. By Electronic Means President: include multifamily residential, civic and institutional uses, neighborhood center mixed- Peter DeMasters, 6th Ward use, community commercial, office/research and greenspace. Vice-President: These above referenced properties are identified in the Conceptual Growth Framework Carol Pyles, 7th Ward map as “Controlled Growth” locations and in the Pattern and Character map as “Commercial Node.” Planning Commissioners: Sam Loretta, 1st Ward After review, it appears the zoning classification of B-2 is in concurrence with the Comp Tim Stranko, 2nd Ward Plan’s principals for infill and redevelopment land management objectives and furthers the following plan implementation strategies: William Blosser, 3rd Ward • LM 2.1 ....... Identify and prioritize sites for infill and redevelopment. Bill Petros, 4th Ward Michael Shuman, 5th Ward • LM 4.3 ....... Revise zoning regulations to permit mixed-use development at appropriate Ronald Dulaney, City Council scales in various zoning districts. AJ Hammond, City Admin. • LM 5.2 ....... Permit higher density development in areas that are well-supported by existing or planned transportation infrastructure or transit services. • NH 4.1 ...... Provide incentives to developers to encourage development of alternative housing types (i.e. higher density, live-work, mixed-use) in designated growth areas. Staff encourages the Planning Commission to review the Comp Plan for guidance as Addendum D is not intended to represent a complete comparative assessment. STAFF RECOMMENDATION: Zoning map amendment requests should be evaluated on their land-use merits alone. Development intentions are extraneous, and the Commission should consider the request on its merits as a land use decision. In conducting such an analysis, the Commission should determine if the B-2, Service Business District is the appropriate zoning classification for the premises, weighing all possible future development and land use scenarios as permitted by the Planning and Zoning Code; particularly, Article 1353 “B-2, Service Business District” and Table 1331.05.01 “Permitted Land Uses.” It is the opinion of the Development Services Department that reclassifying the property Development Services to B-2, Service Business District is supported by the intent, location, pattern and character Department goals set forth in the 2013 Comprehensive Plan Update. Staff recommends approval of Rickie Yeager, AICP Director the zoning map amendment. While Planning Commission previously reviewed and approved another zoning designation for this property in March 2021, the proposed zoning designation of B-2 gives the property owner more flexibility in terms of permitted and 389 Spruce Street conditional land uses to develop the property and serve the needs of area residents. The Morgantown, WV 26505 zoning designation is also harmonious with adjacent land uses outside the City’s 304.284.7431 corporation limits. Page 3 of 3 PC Meeting Page 11 of 38 May 27, 2021  STAFF REPORT ADDENDUM A RZ21-02 / Administrative / 20 Scott Avenue Staff Report Addendum A Page 1 of 3 RZ21-02 PC Meeting Page 12 of 38 May 27, 2021  STAFF REPORT ADDENDUM A RZ21-02 / Administrative / 20 Scott Avenue Staff Report Addendum A Page 2 of 3 RZ21-02 PC Meeting Page 13 of 38 May 27, 2021  STAFF REPORT ADDENDUM A RZ21-02 / Administrative / 20 Scott Avenue CASE NUMBER: RZ21-02 / Administrative / 20 Scott Avenue Staff Report Addendum A Page 3 of 3 RZ21-02 PC Meeting Page 14 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 1 of 6 PC Meeting Page 15 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 2 of 6 PC Meeting Page 16 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 3 of 6 PC Meeting Page 17 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 4 of 6 PC Meeting Page 18 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 5 of 6 PC Meeting Page 19 of 38 May 27, 2021  STAFF REPORT ADDENDUM B RZ21-01 / Administrative / 20 Scott Avenue Page 6 of 6 PC Meeting Page 20 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue Sec. 1331.05. - Permitted land uses. The table and supplemental regulations of the Permitted Land Use Table are incorporated in this section and are adopted as the basic land use regulations for the City. The table and supplemental regulations identify the types of land uses that are permitted within the City and any applicable conditions and limitations. To determine the zoning district in which a particular use is allowed, find the use in the list of uses along the left-hand side of the Permitted Land Use Table and read across the use row to find the zoning district column designations. Legend: P — Use is permitted by right in a particular zoning district. A — Use is permitted as an accessory use in a particular zoning district. C — Use is allowed only as a conditional use in a particular zoning district subject to the limitations and conditions specified; a conditional use permit is required. Empty — Use is not permitted in a particular zoning district. The uses listed in the Permitted Land Use Table are defined in the definitions section (Article 1329). A description of the supplemental regulations immediately follows the Permitted Land Use Table. Table 1331.05.01: Permitted Land Uses R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Administrative Office C P C P P P P P 29 Agricultural Activity P P Airport C Amphitheater P P Animal Grooming Service C C C C P P P P 28, 29 Animal Shelter C C P Apparel Shop P P P P P 28 Appliance Repair Establishment C C C P P P P P 4, 28, 29 Page 1 of 11 PC Meeting Page 21 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Appliance Sales Establishment P P P Art Gallery C C C P P P P P 28, 29 Artist Studio C C C P P C P P C 28, 29 Assembly Hall P P P P 28 Assisted Living Facility C C C Athletic Field C C C C C P P P Automotive Paint Shop P P 4, 9, 10 Automotive Rentals C C Automotive Sales C C Automotive Supply C P P Automotive Tire Repair/Sales P P P 4, 9, 10 Automotive/Boat Repair Shop P P 4, 9, 10 Automobile Repair Shop, Incidental C C C P 4, 9, 10 Bakery, Retail C C C P P P P 28, 29 Bakery, Wholesale P P P Barber Shop/Beauty Salon C C C P P P P P 28, 29 Bed and Breakfast Inn C C P P P 5, 28 Brew Pub C P P P 18 Building Materials Supplier P P P 9, 10 Page 2 of 11 PC Meeting Page 22 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Car Wash/Detailing P P P Caretaker's Residence C C C C C C C P Cemetery P P P P P P Charitable, Fraternal or Social Organization P P P P P 28 Churches, Places of Worship C C C C C C P P C P C 12 Clinic, Medical C P P P P P P 28, 29 Club or Lodge P P P 28, 29 Coin-operated Cleaning/Laundry Service A C P P P P 28, 29 Communications Equipment Building C C C C P P C P P P 28 Community Center C C P P P P P P C 28 Community Gardens P P P P P 28 Composting Operation P P 3 Conference Center P P P Consumer Fireworks Retail Sales C P P 33 Consumer Fireworks Retail Sales Establishment C P P 33 Consumer Fireworks Wholesale Establishment P 34 Convenience Store, Neighborhood C C C P P P 28, 29 Dance or Social Club, Youth C P P Day Care Facility, Class 1 P P P P P P P P P P Page 3 of 11 PC Meeting Page 23 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Day Care Facility, Class 2 C C C P P P P P P P 19 Day Care Facility, Class 3 C P P P P P P 19 Department Store P P P Distribution Center P Dog Run C C C 24 Dormitory P P P Drive-in Theatre/Outdoor P P Drive-through Facility A A A A A 25 Driving Range, Golf C C Drug Store C C C P P P P 28 Dry Cleaning and Laundry Pick-up P P P P P 28, 29 Dry Cleaning and Laundry Service C P P P Dwelling, Mixed Use C P P P P P P 20, 26, 28 Dwelling, Multi-family C P P C C 35 Dwelling, Single family P P P P P 16 Dwelling, Townhouse P P P P P Dwelling, Two-family P P P C Electrical Repair Shop P P P P 4, 28 Emergency Shelter C C C P Page 4 of 11 PC Meeting Page 24 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Equipment or Furniture Rental Establishment P P P P 9, 10 Essential Services and Equipment P P P P P P P P P P P 28 EV Charging Station, Private A A A A A A A A A A A EV Charging Station, Public A A A A A A A A A Extractive Industry P 31 Fairgrounds P Farmer's Market C C P Financial Services Establishment P P P P P P 28 Florist Shop C C C P P P P 28, 29 Fraternity or Sorority House C P P C Funeral Home P P P P 28 Furniture Sales Establishment (Antique, New or Used) P P P 4 Garden Center P P Gas Station Mini-Mart P P P P 8 Gasoline Service Station P P P P 8 Golf Course C C C P P P P P P 28 Government Facility P P P P P P P P P P 28 Greenhouse, Non-Commercial A A A A P Greenhouse, Commercial P P Page 5 of 11 PC Meeting Page 25 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Grocery Store P P P P Group Residential Facility P P P P P P P 28 Group Residential Home P P P P P P P 28 Guest House C C Half-way House C C C C Hardware Store C P P P P Health/Sports Club C C P P P P P P 28, 29 Heavy Machinery Sales P P 4, 9, 10 Heliport or Helipad C C C Home Improvement Center P C P Home Occupation, Class 1 A A A A A A A A A A A 2 Home Occupation, Class 2 C C C C C C C C C C C 2 Hospital C C C C C P C P C Hotel P P P P Hotel, Full-service P P P P 1 Hypermarket P P Industrial Equipment Repair Establishment P Industrial Park P Industrial Supplies Establishment P Page 6 of 11 PC Meeting Page 26 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Industry, Heavy C 32 Industry, Light C C P 9, 10 Instructional Studio C C C P P P P 28, 29 Junkyard C 17 Kennel, Commercial C P 7 Laboratories P P P 9, 10 Laundromat C C P P P P 28, 29 Liquor Store P P P Lodging or Rooming House C P P Manufactured Homes P P P P P 16 Manufactured Housing Sales P Manufacturing, Heavy P 32 Marina, Commercial C C C C 14 Marina, Private C C C C 14 Marine Supplies Establishment P P P 9, 10 Medical Cannabis Dispensary P P Medical Cannabis Growing Facility P Medical Cannabis Processing Facility P P Mixed Use Building C P P P P P P 20, 26, 28 Page 7 of 11 PC Meeting Page 27 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Motel P P P Motorcycle Sales Establishment P P Movie Theater, Large P C P Movie Theater, Small P P P P 28 Multi-Use Nonresidential Building C C C P P 29 Newsstand C C C P P P P P 29 Nursery, Plant P C C Nursing Home P P P Office Building P C P P P P P Office Equipment Repair Establishment P P P P 4, 9, 10 Office, Medical P P P P P Office Park C P P Office Supplies Establishment P P P P P 28 Oil Change Facility P P P P Outdoor Flea Market C C C C Outdoor Storage C C P Outdoor Storage, Seasonal P P P Park and Recreational Services C C C P P P P P 11, 28 Parking Lot, Principal Use C P P C P P Page 8 of 11 PC Meeting Page 28 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Parking Structure, Principal Use C P P C P P 28 Passenger Station, Motor Bus, Railroad C P P P P Pawnshop P P P P 28 Penal/Correctional Institution C Personal ServicesEstablishment C P P P P C P 28, 29 Personal Storage Facility C C C 15 Private Club C P P 18 Professional Services Establishment C C P P P P P 28, 29 Recreation Facility, Commercial, Outdoor C P P 11 Recreational Facility, Commercial, Indoor C P P 11 Recyclable Collection Center/ Solid Waste Transfer P 6 Station Recycling Center P P Repair, Small Engine and Motor Shop P P P P 4, 9, 10 Research and Development Center C P P Restaurant P P P P P P 27, 28, 29 Restaurant with Drive-in P P P P Restaurant, Family C P C P P P P 28, 29 Restaurant, Fast Food C P P P P 22, 25, 27 Restaurant, Private Club C P C P P 18, 27 Page 9 of 11 PC Meeting Page 29 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations Restaurant, Private Wine P P P P P Retail Sales Establishment P P P P 28 Re-use of Closed/Vacant School or Church C C C C C C C Salvage Yard C School (K-12), Private C C C C C P P P Sexually Oriented Business C Shooting Range, Indoor C C P Shopping Center, Large Scale P P Shopping Center, Medium Scale P P Shopping Center, Small Scale P P Snack Bar/Snack Shop C P P P A P 28, 29 Sporting Goods Establishment C P P P Tavern P P P P P 21, 28 Taxicab Service P P P 23 Telecommunications Class I P P P P P P P P P P P 30 Telecommunications Class II P P P P P P P P 30 Telecommunications Class III C C C C C 30 Transient Amusement Enterprise P P P Terminal, Truck or Motor Freight P Page 10 of 11 PC Meeting Page 30 of 38 May 27, 2021  STAFF REPORT ADDENDUM C RZ21-02 / Administrative / 20 Scott Avenue R- R- R- R- B- B- B- B- I- Supplemental Uses PRO OI 1 1A 2 3 1 2 4 5 1 Regulations University or College, Private C P P Upholstery/Interior Decorating Service P P P 4 Video Gaming/Lottery Establishment P 13 Veterinary Clinic C P P P P 7, 28 Warehousing/Distribution P P 21 Wellness Center C C P C P P P P 29 Wholesale Establishment P P P Wrecker Service C P (Ord. No. 06-37, 11-8-2006; Ord. No. 06-48, 12-5-2006; Ord No. 07-17, 6-5-2007; Ord. No. 07- 19. 6-5-2007; Ord. No. 07-20, 6-5-2007; Ord. No. 07-53, 11-6-2007; Ord. No. 09-08, 3-3-2009; Ord. No. 09-16, 5-5-2009; Ord. No. 09-29, 7-7-2009; Ord. No. 11-44, 11-1-2011; Ord. No. 12- 27, 7-3-2012; Ord. No. 13-32, 7-2-2013; Ord. No. 16-38, 8-2-2016; Ord. No. 16-43, 9-6-2016; Ord. No. 16-48, 10-4-2016; Ord. No. 17-27, 7-5-2017; Ord. No. 18-14, 4-3-2018; Ord. No. 18- 23, 7-10-2018; Ord. No. 18-24, 6-5-2018; Ord. No. 18-29, 10-16-2018; Ord. No. 2020-21 , 7-7- 2020) Page 11 of 11 PC Meeting Page 31 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue Concurrence with the 2013 Comprehensive Plan Update The following narrative identifies where, in the opinion of the Planning Division, the subject zoning map amendment petitions are in concurrence and/or are inconsistent with the 2013 Comprehensive Plan Update. Development proposals will reflect the spirit and values expressed INTENT in the Plan’s principals. Principles for Land Management Principal 1 Infill development and redevelopment of ☒ Concurrence underutilized and/or deteriorating sites takes priority ☐ Inconsistent over development in green field locations at the city’s ☐ N/A or Inconclusive edge. The subject premises are located at the city’s edge and are expected to create additional demand for development, especially utility and mobility infrastructure. Principal 2 Expansion of the urban area will occur in a ☒ Concurrence contiguous pattern that favors areas already served ☐ Inconsistent by existing infrastructure. ☐ N/A or Inconclusive The subject premises are located near an automotive transit destination (Exit 1 of U.S. Interstate 68). New infrastructure will be required to support increased development intensity available. Coordination with the County and MPO will be required for future development that increases density or trip demand. Principal 3 Downtown, adjacent neighborhoods and the ☐ Concurrence riverfront will be the primary focus for revitalizations ☐ Inconsistent efforts. ☒ N/A or Inconclusive The premises are located at the periphery of the city’s corporate limits and may encourage sprawl development in areas without zoning or local building and life- safety code compliance. However, opportunities for transit-oriented design and other development that would complement the interstate or encourage mixed-use development are not readily available with R-1. Single-Family Residential and could be considered at odds with the expected development character of an interstate exit and adjacent land uses (not in the corporation limits of the City of Morgantown. Principal 4 Existing neighborhoods throughout the city will be ☐ Concurrence maintained and/or enhanced. ☐ Inconsistent ☒ N/A or Inconclusive The properties are not identified as being an any city neighborhood and are bounded by a interstate highway to the south, a major arterial highway to the north and east, and unincorporated Monongalia County mixed development patterns to the west. Staff Report Addendum D Page 1 of 7 RZ21-01 PC Meeting Page 32 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue Principal 5 Quality design is emphasized for all uses to create an ☐ Concurrence attractive, distinctive public and private realm and ☐ Inconsistent promote positive perceptions of the region. ☒ N/A or Inconclusive Site and building design are extraneous to the petitioner’s zoning map amendment request. Principal 6 Development that integrates mixed-uses (residential, ☒ Concurrence commercial, institutional, civic, etc.) and connects ☐ Inconsistent with the existing urban fabric is encouraged. ☐ N/A or Inconclusive Mixed-use development patterns are permitted in the B-2 District, as opposed to the R-1, District that is predominantly geared to detached single-family dwellings on large parcels. The opportunity of more intense residential, nonresidential, and/or mixed- use development of the subject premises appears possible with the B-2, District. Principal 7 Places will be better connected to improve the ☐ Concurrence function of the street network and create more ☐ Inconsistent opportunities to walk, bike and access public ☒ N/A or Inconclusive transportation throughout the region. The map amendment would not result in any immediate street or pedestrian network improvements. This area may require transit oriented development and infrastructure to encourage additional investment in road network changes. Principal 8 A broad range of housing types, price levels and ☒ Concurrence occupancy types will provide desirable living options ☐ Inconsistent for a diverse population. ☐ N/A or Inconclusive The reclassification of the premises currently zoned R-1 to B-2 appears to advance more diverse housing types. Specifically, higher density mixed-use dwellings. A higher density housing product would be permitted as opposed to only single-family dwellings permitted in the R-1, District. Principal 9 Residential development will support the formation of ☐ Concurrence complete neighborhoods with diverse housing, ☐ Inconsistent pedestrian-scaled complete streets, integrated public ☒ N/A or Inconclusive spaces, connection to adjacent neighborhoods, and access to transportation alternative and basic retail needs. Site design is extraneous to the petitioner’s zoning map amendment request. However, access to the site is challenging given topographic and access issues currently on and around the site. Principal 10 Parks, open space, and recreational areas are ☐ Concurrence incorporated as part of future development. ☐ Inconsistent ☒ N/A or Inconclusive Site design is extraneous to the petitioner’s zoning map amendment request. Staff Report Addendum D Page 2 of 7 RZ21-01 PC Meeting Page 33 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue Principal 11 Environmentally sensitive and sustainable practices ☐ Concurrence will be encouraged in future developments. ☐ Inconsistent ☒ N/A or Inconclusive Site design is extraneous to the petitioner’s zoning map amendment request. Development proposals will be consistent with the Land Management Map. If the proposal applies to an area intended for growth, infill, revitalization, or redevelopment, then it should be LOCATION compatible with that intent and with any specific expectations within Areas of Opportunity. If the proposal applies to an area of conservation or preservation, it should be compatible with and work to enhance the existing character of the immediate surroundings. The following graphic is clipped from the Conceptual Growth Framework Map included on Page 19 of the 2013 Comprehensive Plan Update. The subject properties within a “Controlled Growth” concept area. Staff Report Addendum D Page 3 of 7 RZ21-01 PC Meeting Page 34 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue Development proposals in growth areas will be consistent with PATTERN preferred development types. Development in areas where growth AND is not intended should be compatible with the relevant Character CHARACTER Areas description and expectations for how those areas should evolve in the future. The graphic below is clipped from Map 3 – Pattern and Character included on Page 27 of the 2013 Comprehensive Plan Update. The subject property is located within the “Commerical Node ” pattern and character area. Staff Report Addendum D Page 4 of 7 RZ21-01 PC Meeting Page 35 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue The graphic below is clipped from Map 4 – Land Management included on Page 39 of the 2013 Comprehensive Plan Update. 20 Scott Avenue is identifed as being a “Developed Area” with a “Corridor Enhancement” development type identified in the Comprehensve Plan. Staff Report Addendum D Page 5 of 7 RZ21-01 PC Meeting Page 36 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue The following graphics are clipped from Pages 41 through 43 of the 2013 Comprehensive Plan Update and identify the development types desired within the “Infill and Redevelopment” and/or “WVU Campus Development” concept areas. Not all develpoment types are permitted in both concept areas. Staff Report Addendum D Page 6 of 7 RZ21-01 PC Meeting Page 37 of 38 May 27, 2021  STAFF REPORT ADDENDUM D RZ21-02 / Administrative / 20 Scott Avenue Staff Report Addendum D Page 7 of 7 RZ21-01 PC Meeting Page 38 of 38 May 27, 2021