Michael Kraker will give it another go in a month.
The Starkville developer”s plan for a subdivision at the north side of the nearly completed East Garrard Road in Ward 5 was the center of a public hearing at the Starkville Planning and Zoning meeting Tuesday.
An hour-long discussion between commissioners, Kraker”s development team and citizens opposed to the subdivision ultimately ended with Kraker withdrawing his request for a zoning change from R-1, single-family residential, to a planned unit development.
Kraker requested the zoning change because lot sizes and open-space common areas in his subdivision plan don”t meet R-1 requirements.
Kraker said the homes and neighborhood design would mirror that of one of his recent projects on Louisville Street.
The plan for the 5.01-acre pocket neighborhood drew praise from commissioners for being in line with the city”s comprehensive plan, which, as part of a long-term infrastructure outline, encourages compact development that will improve the aesthetics of the city.
However, for the commissioners and Starkville Board of Aldermen to approve a zoning change, the developer must show there”s been significant change in the neighborhood or a public need to change its zoning.
Kraker, along with wife, Jayne, and designer Joe Couvillion, contended the mere presence of the Garrard Road extension and the influx of traffic it will bring when it opens warrants the zoning change.
However, state law won”t allow a zoning change based on future activity. City Attorney Chris Latimer advised the board that while it does have some discretion because the road is nearly complete, it would be a “tenuous argument” based on state law.
“You must determine that those two relevant questions or any other issues are moot,” Latimer said.
That left Kraker with several options. First, if denied by the Planning and Zoning Commission, he could appeal to the Board of Aldermen at its first scheduled meeting in September. If the board upheld the decision, Kraker would have to wait six months to resubmit the request. However, the new zoning request could not be for a planned unit development.
Kraker”s best option was to withdraw his proposal and resubmit it at the next Planning and Zoning meeting on Sept. 13.
“We”ve been working a long time on this,” he said.
The strip of Garrard Road, which was originally supposed to open Aug. 1, should be fully operable by then. The Planning and Zoning Commission advised Kraker not to assume the discussion over how much traffic the road will bring to the area is a formality for approval next month. Discretion still lies with the commission.
Two citizens who live near the proposed site said it would create additional noise and possibly depreciate home values. Planned unit development can include commercial development, but Kraker”s request would have to be scrapped to accommodate commercial growth on the property.
In other matters, the board:
n Approved D.G. Bellevue LLC”s final subdivision plat for “Excel West” located in a general business zoning district at 902 1/2 Highway 12 W. in Ward 1.
n Approved a revised preliminary plat for the Reed Place Subdivision in a single-family residential district at 800 Reed Road in Ward 6.
n Approved a preliminary plat for Bent Brook Ridge Subdivision located at a single-family residential district on the south side of Yellow Jacket Drive in Ward 3.
You can help your community
Quality, in-depth journalism is essential to a healthy community. The Dispatch brings you the most complete reporting and insightful commentary in the Golden Triangle, but we need your help to continue our efforts. In the past week, our reporters have posted 32 articles to cdispatch.com. Please consider subscribing to our website for only $2.30 per week to help support local journalism and our community.