STARKVILLE – The Starkville Planning and Zoning Commission Tuesday approved Starkville real estate developer Michael Kraker”s zoning request for a pocket subdivision on East Garrard Road.
Kraker”s request to rezone a 5.01 acre space, formerly Pilkington Trailer Park, from a single-family residential zone (R-1) to a planned urban development passed with a 4-1-1 vote. Commission Chair Dr. Jerry Emison”s, who usually only votes in the event of a tie, had to cast a vote because the commission needed four yes votes to recommend approval to the Board of Aldermen. Ira Loveless recused himself from the meeting because he owns property near the area. Emison, Jason Walker, James Hicks and Jeremy Murdock voted in favor; John Moore voted against it. Dora Herring abstained.
For the second time in as many meetings, the zoning change sparked an hour-long discussion between commissioners, the Krakers and fellow property owners in the area. Kraker requested the zoning change from single-family residential to PUD because lot sizes and open-space common areas in his subdivision plan don”t meet R-1 requirements.
At the August meeting, the hang-up was over the Garrard Road extension, which at the time hadn”t officially opened. 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. State law won”t allow a zoning change based on future activity, and at the time the influx of traffic was only anticipated. Kraker withdrew his request and returned Tuesday night. Garrard Road opened Aug. 22.
Tuesday, the subdivision plan was met with mild opposition from a pair of residents who questioned the amount of open space buffers between the subdivision and the actual “change” the Garrard Road Extension has caused. In August, those who spoke against the rezoning were concerned their property values could be affected by the zoning change.
Whether the Krakers could develop the property under R-1 specs, which would require different lot sizes, overall density, and street width requirements, was discussed for nearly half an hour. City planner Ben Griffith explained to the commission that a PUD zone would yield 23 lots while an R-1 zone would be less than 20. Additionally, building the subdivision in an R-1 zone would eliminate use of nearby Sand Creek as a common green space, an essential element of the subdivision
“It is a more desirable and aesthetically pleasing design (as a PUD),” Kraker said.
The Krakers had support from local real estate developers who said the Starkville housing market needs more homes similar to the Krakers” subdivision “Camden Place” on Louisville Street.
“People, either young professionals or people looking for second homes, are looking for homes with smaller yards and less maintenance,” said Melanie Mitchell, principal broker at Prudential Starkville Properties. “We need this in Starkville.”
In other business, the commission approved a request by Bonds of Love Ministry to allow a place of worship in a general business (zoning district) located at 305 Dr. MLK Jr. Drive, adjacent to Rick”s Cafe and Spiller Furniture. Commissioner Murdock questioned whether putting a church in the vacant building would affect future commercial expansion at the site given the city”s plans to revitalize Highway 182 and downtown Starkville. The measure passed 4-1, with Murdock casting the only nay vote.
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