Harrisburg City Planning Commission Meeting - 03/04/2026

Paris Planning Commission to order at

approximately 6:36.

Commissioners, um our February

uh 4th meeting minutes u aren't

completed yet. So, we'll move that to

the next meeting for the agenda.

>> And

>> can I get a vote on that?

Oh, okay. Is there a motion to

>> continue?

>> Yeah.

>> Table it. Yeah.

>> Table. Okay.

>> Is there a second?

>> Move in a second to table the minutes to

the March meeting. Um, under old

business. Um

jeez

used to moving the minutes.

Motion. All those in favor?

>> I

>> opposed. Uh abstensions. Motion carried.

Under old business. Jeff, if you want to

just tell them we're basically why we're

going to move it continually.

>> Sure. Um so at last month's meeting uh

commissioners um asked for like a

crosswalk document um showing like kind

of comp comparison between uh the

existing regulations and proposed

regulations for the signage uh chapter

and um due to the IT issues we were

experiencing last week. I just wasn't

able to get around to doing that. Um,

so, uh, I definitely want to have that

done for you so you're able to do a full

analysis of the changes and, uh, so the

council, uh, commissioners know what

they're voting on, uh, to send to

council. And I know, uh, also, uh,

commissioners were hoping to hear from

everybody and, uh, Commissioner Vincent

and Commissioner, uh, McKisick uh, were

not at last month's meeting and while

Commissioner McKisick is here,

Commissioner Vincent is not. So, I would

recommend a table to next month, and uh,

hopefully everyone will be here, and uh,

I'll be able to have the document to you

to provide more clarity.

>> Okay, I agree with them. Can I get a

motion on that?

>> Is there a second?

>> I'll second.

>> Been moved in a second to uh continue

the zoning amendments until the next

meeting. All those in favor state by

saying I

>> I oppose.

Motion carries.

Wow, I think it was a computer bug ate

my homework.

>> The

under new business, this is a special

exception application for 1100 North

17th Street is zone RM and it's held by

Moo Hangen probably inc. And it's to

establish a place of worship used at the

subject property.

>> Yeah. So, um, the commissioners may

remember this one. I believe it was

first discussed or reviewed in

September, October of last year. Uh,

what ended up happening is, um, zoning

hearing board meeting, uh, the zoning

hearing board at the following meeting,

uh, to the commissioners taking action

noted that, uh, the applicant did not

have, um, did not have legal standing

for one of the properties that was going

to be providing the off- streetet

parking and they had asked for that. uh

and due to some I think miscommunication

between myself and the applicant uh they

weren't able to get that and did not

show up at the meeting. Um so without a

continuence request the zoning hearing

board uh was kind of forced to deny the

application. Um the issue is bas is

exactly the same. So they denied the

application which caused them to have to

resubmit a new application to uh

establish the place of worship use uh at

1100 North 17th Street. Um so the case

is the exact same. Um and I anticipate

you know a similar determination by uh

the commissioners. Um and with the

applicant um providing uh more

documentation regarding the legal

standing uh it should be able to be

heard by uh the zoning hearing board. Um

but just to do a quick uh overview uh

the applicant is proposing to establish

a place of worship use at the subject

property which requires the zoning

hearing board approval of a special

exception for the proposed use per

section 305 7-305.7 of the zoning code.

Um and again uh the issue is related to

the uh use um and not to the off-

streetet parking but um in order to

demonstrate that they had uh sufficient

off- streetet parking to meet the

requirements of the zoning code um they

just uh were lacking um ownership

document or uh document tying them to

ownership of uh one of the properties uh

that comprises uh the accessory parking.

Um, so with that being said, uh, the

planning bureau staff was recommending

and is recommending uh, the request be

approved with the following conditions.

Uh, new wall signage as proposed by the

applicant will be limited to four square

feet and must otherwise be in

conformance with the applicable zoning

regulations or a separate zoning relief

application will need to be approved by

the zoning hearing board. Uh, the plan B

staff recommends the request be approved

for the following reasons. Uh the

property has experienced an extended

period of vacancy of seven years and

previously accommodated a different

non-conforming use a child care center

on site. As such there is support for

the allowance of a non-conforming use so

that the building can be actively

occupied. Uh the project use is fairly

is a fairly low inensity use which

should be compatible with the

surrounding residential neighborhood and

should not create adverse impacts for

residents. And finally, the applicant

has committed to building and site

improvements that will improve the

aesthetics of the property, uh, ensure

their compatibility with the surrounding

neighborhood and increase their

conformance with the zoning code.

>> Okay. Thank you, Jeff. Could you state

your name, address, and relationship to

the project?

>> Um, I'm the director

of the project.

My name is Abdul Lar.

>> Okay. And your address?

>> 1719 103 Street His PA 17103.

>> Uh, you heard the staff report. And are

you acceptable of the one condition?

>> Yeah.

>> Okay.

Did you want to add anything to the

report or

>> um I guess not. Okay.

>> Yeah.

Uh with that, uh

commissioners, I

see it being pretty straightforward

since we heard it last time. And um I'll

start with Commissioner McKenzie if you

have any concerns.

>> Mistake.

moved everything

to

>> Jeffrey, this is the same report as last

time. Last time was just one condition,

>> correct? And they've obviously they've

corrected the standing issue regarding

the parking.

>> Yeah.

>> Commissioner,

>> I have no questions.

>> No questions or issues either. Probably

have the same

opinion that I did at the last time we

heard this application. Thank you.

>> I'll go to the public. for against this

project. Uh, please stand and state your

name and address. We'll start to my left

and oh, one, two people to my right.

Okay, with that, commissioners, could I

get a motion?

>> Motion to approve with condition.

>> Is there a second?

It's been moved and second to approve

this project with the one condition. All

those in favor state by saying I.

>> I. I

>> oppose and abstensions motion carried.

Good luck. Thank you very much.

Item number three, this is a variance

special reception application for 1320

Fston Street which is zone RM. It's

followed by Mr. about Liz

uh with Family Tree Holding LLC is

requesting the zoning relief necessary

to convert the existing single family

dwelling to a two-unit multif family

dwelling.

Is he here?

>> Uh I don't see Mr. V is here though.

>> You want to

do this?

I mean

>> a continuation or

>> I'm always I always feel that um

applicants deserve a chance to you know

speak on their behalf uh and answer

questions they may have. I mean

certainly um again planning bureau has

their perspective on this but um you

know the applicant uh may be able

through their testimony to uh convince

uh commissioners otherwise. So, I would

recommend the case be continued.

>> Commissioners, can I get a motion?

>> Or rather, sorry, I would I would

recommend it be moved to the end of the

agenda in case they do show up tonight.

>> Okay.

>> Yeah. We move to the end of the agenda

agenda. And if they don't show up, we

give them a little time.

>> I'll second that.

>> Moved in second.

for the uh

item to be on the end of the agenda and

continuation if they don't show up. All

those in favor state by saying I

>> I

>> opposed and abstensions

carried.

Item number four, this variance and

special exception application for 40

North 17th Street is zone RM is followed

by Jerel Neil and Hayden Horizon's Group

LLC

is to request the zoning relief

necessary to convert the existing single

family dwelling into a two-unit multif

family dwelling.

>> Uh yeah, I don't believe the applicant

is here either. I know they have legal

counsel uh who uh does uh participate in

these often and so I'm a little kind of

surprised they aren't here. Um but again

I guess I would ask that this be moved

uh to the end of the agenda in case they

do end up showing up.

>> Okay. I got a motion.

>> Okay. Is there a second?

>> Second. It's been moved and second for

the

uh this item to move to the end of the

agenda and then a continuation if they

uh don't show up. All those in favor

state by saying I

>> I oppose

and motion carried.

Item number five, this is a special

exception application for 1854 through

1861 street.

RM

>> SH by area commands learns

and is to establish a multif family

dwelling use through consolidation of

multi- lots multiple lots with

individual residents into a single lot

and to construct required all street

parking in a rear yard setback. The

applicant has requested a continuation

to the April 26 HPC meeting.

>> Correct.

>> Commissioners, I have a motion on that.

>> So moved.

>> Is there a second?

>> Second.

>> It's been moved and second to move this

item continuation to April meeting. All

those in favor state by saying I.

>> I.

>> I.

>> Opposed.

carry.

>> I have a busy meeting.

>> Item number six.

This is a variance of special exception

application for 514 Emerald Street. It's

zone RM solved by Robert Stoke Jr. with

Hasper Rents LLC. It's requesting the

zoning relief necessary to convert the

existing single family dwelling into a

two-unit multif family dwelling and to

request relief from the off street

parking.

Uh yeah. So the applicant has converted

the single family dwelling uh at 514

Emerald Street into a two-unit multif

family dwelling which requires zoning

hearing board approval of special

exceptions for the proposed use and

relief from the off streetet parking

requirements per sections 7-305.7

and 7-327.6 of the zoning code

respectively. Uh and variances for

relief from the density regulations and

specific criteria and sections 7-307.3

and 7-309.2V

of the zoning code respectively. This is

after the fact application. And uh to

provide a little bit more context, um

the applicants did purchase the

property, I believe in 2016. Um and at

the time, uh they had coordinated with

uh the uh codes bureau. Um I believe

they bought it off the um judicial tax

sale uh list and uh it had history of

condemnation and they coordinated with

the uh codes bureau. Um, for whatever

reason, the codes bureau did not apprise

uh the planning bureau of uh the

proposal to convert the property to two

units. Um, and it wasn't kind of brought

to our attention until uh more recently

when a flood plane zoning certificate

was filed. And uh in the proposal, they

had noted that they were continuing its

use as two units. And what I do when I

review these is I look back into our uh

the records that uh both I and uh the

city codes bureau have access to um and

noted that it converted in about 2019 is

when the number shifted and um knowing

that we hadn't brought this before the

the planning commission uh I did ask the

applicant uh to um submit the the

requisite zoning relief uh applications

uh to formalize the conversion um and

they did agree to do so. Uh this will be

one of this is one of um two that'll be

heard tonight. uh one of them was uh

continued just due to my not being able

to have time to complete everything and

I believe the applicant will be

submitting uh several others for uh next

month. So it kind of happened in a group

and again I'm not sure why the uh codes

bureau did not apprise uh the planning

bureau of these but I tried to review

the application in the same way that I

would have had it been brought to us at

that time. Um it it was under the

current zoning regulations so that

everything would have still been um

applicable in the same way. Uh with that

being said, the property at 514 Emerald

Street is a 06 acre lot featuring a 2

and 1/2 story 1938 square foot structure

which was constructed circa 1900. The

property is bounded by Clover Alley to

the north. The property at 514 Emerald

Street to the east, Emerald Street to

the south, and the property at 512

Emerald Street to the west. The semi-

detached structure features elements of

the colonial revival architectural

style. Character defining features

include the red painted brick facade,

the wraparound front porch, the enclosed

rear porch, the ornamentation around the

windows, the decorative brick corners

with dentals above the second floor, and

the prominent dormer with decorative

wooden brackets on the front elevation.

The main entrance features a panel door

set within a simple frame topped with an

infilled transom. It is accessed by a

large porch featuring tongue and groove

floorboards and simple wooden railings

and posts. There is a rear entrance

accessible via a small wooden staircase

which features a paneled metal door.

Fenistration features windows in a

variety of sizes, shapes, pane

configurations, and settings. Most

windows appear to be one over one. The

front facade features sidebyside single

hung windows topped with an arched

stained glass transom and an arched

brick header on the first floor. The

third floor features a similar window

with an arched brick header. Otherwise,

most of the other windows feature wooden

sills and spled brick headers. The front

elevation features a prominent dormer

with a decorative wooden with decorative

wooden brackets and wooden scroll work.

There is a simpler smaller dormer on the

rear elevation. The structure is topped

with steep gable roofs, clad asphalt

shingles. There's a flat rubber roof at

top a portion of the second floor in the

rear. Although there have been some

unsympathetic alterations such as

infilled windows and doors and changes

to elements of the front porch. As a

semi- detached structure, the building

mirrors the architectural features of

its pair to the east as well as other

similar properties on the block to the

east. As such, the building does

contribute to the architectural and

historic character of the streetscape

and neighborhood. Planning Bureau staff

recommends the request be approved with

the following conditions. If granted

zoning approval to move forward with the

project as proposed, the applicant shall

allow the codes bureau to perform a

comprehensive inspection to identify any

outstanding code violations and will

receive approval for all necessary city

permits prior to receiving a certificate

of occupancy. Uh this should include the

detached garage at the rear of the

property if the applicant intends on

using that to provide the required off-

streetet parking which should be done as

eventual redevelopment of the adjacent

lots may make on street parking more

difficult. Uh planning bureau staff

recommends the request be approved for

the following reasons.

The property had a history of

unpermitted and uninspected work and

condemnations for various building code

deficiencies over the 20 years prior to

the applicant's ownership, requiring

more investment than would be viable for

rehabilitation as a single family

dwelling. As such, there is

justification for the allowance of an

additional unit than would be permitted

by Wright. The project reconstructed a

bleeding influence and attractive

nuisance into units that will contribute

to the housing inventory in the city and

the neighborhood and rehabilitate an

historically and architecturally

significant building. And finally,

existing conditions of the property and

its context within the neighborhood,

specifically the provision of off-

streetet parking at the rear of the lot

and the row of vacant parcels directly

to the west mean the proposed increase

in residential density should have a

limited impact on the surrounding

community. Thank you. Could you just

state your name, address, and

relationship to the project?

>> Yes. My name is Robert Shokes Jr. Uh I

am the sole member of HBG Rents LLC. HBG

Rents LLC is located at 1805 Sesuana

Street. That's a alleyway uh right

behind uh 1806 North Thirdrd Street. And

uh we've been there for probably 10

years.

Are you acceptable of the one condition?

>> Absolutely.

>> Okay. Did you want to add anything to

the report?

>> No, I I think uh Jeffrey summed it up

pretty well.

>> Okay. Commissioner, uh again, this looks

pretty straightforward, but I'll start

by

questions from Commissioner Kenzik.

>> Yes, it is.

I didn't have any

commission to

>> Yeah.

The only question I have is for staff.

Uh Jeffrey, what is a unsympathetic

alteration?

the first you've used that term. No. Um,

yeah, it's pretty straightforward. I'm

in favor of

>> Commissioner Reed.

>> No questions.

>> Commissioner,

>> no. I don't think I have any questions

either.

>> Go to the public. Anyone for against

this project?

Oh, I'll get I'll get to you. I'll get

to you. Okay, you're getting ahead of

me. And I'll go to my left. There's no

one. And I'll go to the center. State

your name.

So my question is this.

I mean once you start once you start

Sure.

But then what I notic is moving people

and

cars here.

Well, with

every

case.

So,

a lot of cases

So

property.

You're saying

>> Okay, I'm I'm going to cut this off.

Okay. Okay. I got to cut this off

because

>> we we're concerned with this property.

Yours in general.

You probably can get more of an answer

from the city council for your

any other answers, but we're definitely

the planning commission who goes by

these regulations.

Right.

Is there anyone else any concerns to my

right?

>> Okay.

Um with that commissioners, could I get

a motion?

So it would be

I will make sure

Yeah, I mean

we

chapters

the tool. Any

other concerns?

Could I get a motion?

>> Motion to approve with condition.

>> Is there a second?

>> It's been moved and second for approval

of this project with the one condition.

All those in favor state by saying I

>> I

>> oppose.

Motion carries.

All right. I guess stay right there, I

guess.

Item number seven, this is a variance

and special exception application for 19

23 State Street at zone RM. Again, it's

filed by Robert, how do you say your

last name?

>> Chster Jr. with Hburg Rants. This is LLC

and to request the resoning relief

necessary to convert the existing single

family dwelling into a three unit multif

family building and to request relief

for from the uh all street parking

requirements.

>> Uh yes. So, the applicant has converted

an existing um single family dwelling,

although that's uh there's a little bit

of ambiguity on that um regarding the

property history, into a three-unit

multif family dwelling, which requires

zoning hearing board approval, special

exceptions for the proposed use, and

relief from off- streetet parking

requirements per section 7-305.7 and

7-327.6

of the zoning code, respectively, and a

variance for relief from the density

regulations in section 7-307.3

of the zoning code. This is an after the

fact application. So this is a similar

uh situation to uh the last case. Um in

this case the uh property had formerly

operated uh as um two units with a

commercial unit in the front. Uh it's

Halia's place. I believe it was a um

salon possibly. Um and but that use had

vacated the property I think around like

2010. Uh so it was several years before

purchased by the applicant and uh the

conversion. Um so that's why the

variance for relief from the specific

criteria was not used. There was

actually um uh a not there was actually

two units and a kind of commercial unit

although the commercial unit had been

abandoned. Um so it went down to um just

the two units. Uh the property at 1923

State Street is a 03 acre lot featuring

a three-story 2760 foot structure which

was constructed circa 1900. Property is

bounded by State Street to the north,

Lind Street to the east, and the

property at 1922 Walnut Street to the

south and west. This detached structure

features elements of the Queen Anne

architectural style. Character defining

features include the varying wooden

facade uh treatments including wooden

shingles in both horizontal and vertical

wooden siding. the full width front

porch, the partially infilled picture

window on the front elevation, the side

and rear porches, the substantial

cornises featuring large brackets above

the first and second floors, and the

prominent a-frame dormers around the

third floor man roof on the front and

side elevations. The main entrance

features a paneled wooden door with a

half view pane featuring a divided light

buttons and a diamond pattern flanked by

fluted pillars that extend to a cornice

and fronted by a storm door. It is

accessed by an elevated concrete porch

featuring decorative metal railings.

There are two entrances on the side and

one in the rear featuring panled metal

doors accessible via concrete patios of

varying sizes. The side entrances are

sheltered by awnings and the rear

entrance is sheltered by the second

floor deck. Penistration features

windows in a variety of sizes and

settings, although most appear to be in

a one over one configuration. The

windows in the side dormers are arranged

in a palladian configuration. The front

elevation features a large plate glass

window. Several of the windows have

either been infilled partially or

completely. The front and side

elevations feature a mansered roof clad

and real slate shingles and the building

is otherwise topped with flat rubber

roofs. There are small strips of grass

along the front and side of the property

and a small yard in the rear. Although

it is a detached property which features

unsympathetic alterations such as

infilled windows and modern doors, the

structure mirrors architectural features

of other nearby buildings and generally

generally reflects the massing and

design of other properties in the

surrounding neighborhood. As such, the

building does contribute to the

architectural and historic character of

the streetscape and neighborhood. The

planning bureau staff

recommends the request be approved with

the following conditions. If granted

zoning approval to move forward with the

project as proposed, the applicant shall

allow the codes bureau to perform a

comprehensive inspection to identify any

outstanding code violations. The bureau

notes an eviction notice was posted on

February 23rd, 2026 and will receive

approval for all necessary city permits

prior to receiving a certificate of

occupancy. Plane Bureau staff recommends

the request be approved for the

following reasons. While the

circumstances surrounding the conversion

indicate a significant disconnect

between the existing conditions and

presumed reuse allowances, it appears

the property may have been functioning

as a two-unit multif family dwelling

with a former owner occupying one of the

units and thus proposal for expansion in

three units may have only required three

special exceptions as opposed to a

variance and two special exceptions.

The in contrast to other such

conversions, the structure itself is

large enough for a byright conversion to

three units, thus reducing the amount of

and intensity of zoning relief and

providing some justification for the

current request. And finally, as a

current as a corner lot, the property

has enough frontage along both state and

Lind streets to reasonably accommodate

the four off streetet parking spaces

required for the use. There's also

significant on street parking located

along Reservoir Reservoir Park, a block

to the south. Again,

we can just introduce yourself again for

the minutes.

>> Yes. I'm Robert Ches Jr. I am the sole

member of HBG Rents LLC. HBG Rents LLC

is located at 1805 Sesuana Street in

Harrisburg for the last 10 years.

>> Okay. Um once again, are you acceptable

of the conditions?

>> Yes, sir.

>> Yeah. My initial concern was about

parking because again the state street

and the busy street, but you're saying

there's enough um space around the house

and so forth.

>> Yeah.

with that commission. That's my only

concern at the time. Uh, Commissioner

McKenzie, any concerns or questions?

>> Yeah.

Screw up.

Yeah.

I think

we are

obvious.

didn't

know

there

were horrible

So now

It's not a

Yeah, that's that's

I mean it's a city issue.

Yeah, it's not an issue.

Yeah, absolutely.

Yeah, that's the

Yeah, it was always kind It's one of

those

eventually

>> I have no questions.

Commissioner McMar.

>> No, I don't have any questions about

this application, but I um appreciate

Commissioner McKisick's questions about

the general process and um how we might

be able to,

you know, amend it or or just coordinate

how to not have lapses like this happen.

What

>> does that with Y2K?

>> So it is

an issue of

But it's

Everybody

knows

No for

something

Yeah, that's

You're relying.

And I'm only asking

Commissioner

Okay.

>> It's been moved and second to approve

the project with the conditions. All

those in favor state.

>> I

>> I

>> Okay, I think one more for you, sir.

>> Yeah. The next one was

>> continue.

I'll just read into the minutes. Okay.

Number eight is the variance and special

exception application for 923 North 18th

Street a zone uh MD by Mr.

and with Harrisburg Rents LLC and it's

to request any relief necessary to

convert the existing single family

dwelling to a six unit

multifamily dwelling and then to request

relief from the off street parking. The

applicant has requested a continu

continuence to the April 26 2026

meeting. Uh could I get a motion on that

commissioners?

So moved.

>> Is there a second?

>> Second.

>> It's been moved a second to continue

this project to the April meeting. All

those in favor sign.

>> I

opposed.

>> Thank you, Mr.

>> Thank you.

See where am I?

This is a variance of special exception

application for 1637 and 1637 and a half

North Third Street. It's zone RM. It's

filed by Carla Harrison with CAS Group

LLC and request the zoning relief

necessary to establish a three unit

multi family dwelling a top bakery

retail and craft or strateging studio

spaces on the first floor and to request

relief from the all street parking

department.

>> Okay. Uh so the applicant is proposing

to consolidate the existing properties

into a mixeduse building with three

apartments at top a retail bakery and

craft crafts or artisans studio spaces

which require zoning hearing board

approval of special exceptions for the

proposed multif family dwelling use and

relief from the off street parking

requirements per section 7-305.7 and

7-307.6 of the zoning code respectively

and variances for relief from the

density regulations and specific

criteria in sections 7-307.3

and 7-309.2V

of the zoning code respectively. Um so

there and I should note that they're

requesting one more uh residential unit

that would be permitted by right. The

properties at 1637 and 1637 and a half

North Thirdrd Street total 007 acres and

feature a three-story 2005 foot

structure and a two-story 876qt

structure which were both constructed

1920. Properties are bounded by the

property at 1639 North Thirdrd Street to

the north, property at 309 Hamilton

Street to the east, the property at 1635

North Thrd Street to the south, and

North Thirdrd Street to the west. These

detached structures feature elements of

the second empire architectural style.

Character defining features include the

varied facade treatments including

wooden siding on the front and port and

rear portion and portions of the rear

and real slate shingles on the rear

elevation. The entrance al cove with

three doors which is sheltered by a

small awning. The large picture windows

on the first floors of both buildings.

The twotory porch on the rear elevation

and the prominent dormer in the mansion

roof of 1637 North Thirdrd Street. The

main entryway is a recessed out coat

featuring three doors providing separate

access to the first floors and upper

floors. It is accessed by a small

concrete stoop and sheltered by short

awning clad asphalt shingles. Two of the

entrance doors are panled metal doors,

one of which appears to have been

installed upside down and the other is a

solid metal door. There are rear

entrances featuring similar doors

including a second floor porch with a

half view pane featuring simulated

divided light buttons. Penistration is

varied. The first floors of the front

elevations feature plexiglass picture

windows and otherwise there are there

are one over one windows and openings.

There were 101 windows and openings

although the windows on the second floor

of the front elevations were removed

sometime between August 2019 and October

2020.

The property at 1637 North Thirdrd

Street is topped with a flat rubber roof

and also features a manser roof on the

front elevation clad and real slate

shingles and a and featuring a simple

dormer with sidebyside windows and

topped with a gable roof. The property

at 1637 and a half North third street

features a gable roofclad and asphalt

shingles. Property is unique in that

each building shares features with the

other and shares separate distinct

architectural features with the attached

structures on either side. Although

there are some some differences, the

project site generally reflects the

massing and design of other properties

on the block and in the surrounding

neighborhood. As such, the buildings

contribute to the architectural and

historic character of the streetscape

and neighborhood. The planning bureau

staff recommends the request be approved

with the

following conditions.

If granted approval, the applicant must

consolidate the two parcels via submitt

and approval of a formal lock

consolidation application.

If granted zoning approval to move

forward with the project as proposed,

the applicant shall allow the codes

bureau to perform a comprehensive

inspection to identify any outstanding

code violations and will receive

approval for all necessary city permits

prior to receiving a certificate of

occupancy.

If any proposed signage will not be in

conformance with the applicable zoning

regulations, the applicant must submit

and secure approval of the requisite

zoning relief requests. The applicant

must submit a certificate of

appropriateness application and receive

approval from HARB for the proposed

exterior alterations indicated on the

floor plans, including the construction

of a new rear balcony and potential

changes to the front elevation. And

finally, the applicant should engage the

owners of the surface parking lot at

1601 North Thirdrd Street to ascertain

whether they're they are able to secure

annual leases on site for either the res

for either residential tenants or

commercial employees. Uh plan B staff

recommends the request be approved for

the following reasons. The properties

have experienced extended vacancy over

the past five and a half years with five

plus years uh with prior work originally

approved in November 2020 left

unfinished leading to openings in the

building envelope that have contributed

to interior deterioration. As such, the

properties require substantially more

investment and a comparable conversion

of an occupied structure. Uh the project

will reconstruct a blighting influence

and attractive nuisance into new units

that will contribute to the housing

inventory in the city and neighborhood.

will add community focused commercial

businesses and will rehabilitate

historically significant buildings. And

finally, the project advances the

purpose of the RM zoning district

provided in chapter 7-305.4C

of the code as it proposes a

medium-density residential development

along with compatible neighborhood

focused businesses and will implement

goals of the comprehensive plan related

to mixeduse development along Third

Street and the preservation of historic

resources.

>> Thank you, Jeff. Could you state your

name?

Uh, address and relationship to the

project.

>> Yes. Carla Harrison with Cass Group LLC.

I am the managing director. Uh, address

321 North Penn Street, York,

Pennsylvania.

>> Okay. Is the young lady behind you? Is

she with you?

>> Yes. Thank you.

>> She she can come up and state her name.

My name is Sandra Harrison. I work with

Cass Group um as the administrative

assistant and I am at also in York,

Pennsylvania.

>> Okay. Okay. Uh you both heard the staff

report with the conditions. Are you

acceptable of those conditions?

>> Yes. Again,

one of my concerns again with the

parking, uh Jeff, I know you explained

some of that in there, but the major

thing is if you could get someone a

parking space near you and get a lease

for your parking because Third Street is

very congested and uh you're adding more

cars to that area. So,

uh, if you could do that possibly. I

don't know if there's a lot nearby that,

uh, you might talk to the owners about

leasing those spaces or not.

They had

so

Yeah, definitely take that into

consideration especially for the park

commissioners. My only concern at this

time and I'll start with commissioner if

concerns or questions.

Yeah,

30.

Are you referring to apartment number

three or the third floor?

>> Yes.

We've calculated 575.

Apartment number two is a duplex that

was

154. So across the

that is a part of number two. So there's

a stairs from the second floor,

>> the three apartments. So there are

Yes.

>> So, there are two one-bedroom apartments

on the second level and then the uh also

on the second level in apartment two is

the living room and kitchen area and on

the third floor is the bedroom area for

apartment.

So, there are two bedroom. And then

apartment two

is the D apartment.

Department number three.

And finally,

I'm having

new architectural

exist.

So there are three there at the front of

the building. There are three exterior

doors

>> at the front of the building. Is that

where you're confused?

up the stairs.

>> Correct.

>> So, there's a common corridor as soon as

you walk up the steps. So, the door to

apartment one is to your left. The door

to Apartment two is

down the hallsome and then the door to

uh apartment three is around on the

other side of the stairwell.

It does. So it so as soon as you into

the entrance from the outside. It goes

up and then curves around and that's

where you have that common corridor.

It's inside of apartment two.

I have to.

>> So, these staircases should should line

up here. Um,

they do. I I don't have any interior

pictures of the building right now, but

the staircases, it's not pictured

correctly. Here you are. You are

correct. They do line up. So from the

inside of apartment,

this staircase should be lowered down

here. I see what you're saying now.

the stair going to

>> No, that is existing.

We are not making any changes to that

staircase.

Well, it only goes up to the

>> Yeah, it's so the existing second floor

plan. It's It's there

>> to this from the first floor to the

second floor. Yes.

>> So, that one

That one is not an existing staircase.

That one is where we'll we'll that's the

new staircase that we're constructing in

apartment 2

and it is towards the front of the

building. So,

That's why

I didn't

Who is you?

>> And that would be a studio. That

wouldn't be a onebedroom with

>> able

Um there will be stackable washer and

dryers. Yes.

In in in all these

Correct.

>> Oh, no, no, no. There's no access to

to that third floor besides.

>> Oh, absolutely.

Commission.

>> Yeah. Carla, do you plan on operating

the breaker on your own or is you going

to subleasase that out?

>> So, we do have prospective tenants um

already lined up.

>> All right. The other question I have,

I'm looking at the existing photo. It

looks like construction's already going

on at the at the building.

>> So, just to secure the building envelope

is what we have approval for. Um there's

nothing outside. We've completed a sewer

line replacement. We've installed some

exterior doors and we have windows that

we've ordered. Got it.

>> But besides that,

>> that makes sense. I have nothing

further.

>> Commissioner,

>> how did you decide on a bakery given

there are three bakeries within four

blocks?

>> Yeah. So, those uses were permitted by

Wright and also um have a relationship

with

a baker

decided that that would be the best

option since we already have an

established relationship with them.

Okay.

Commissioner Eric.

>> Okay. Um, could you go over just one

more time because I don't think I I

caught it the first time. What is the

square footage of each of the three

apartments, please?

>> Okay. So, apartment one, uh, 694 square

ft.

>> Okay. Apartment two, which is the

duplex,

154 square ft.

Apartment 3, 575.

>> Okay.

>> Um, apartment two, you're referring to

that as a duplex.

>> Well, just it's upstairs and downstairs.

>> Split level. I Yeah. Do I have the

incorrect?

>> No, that's it's it's all good. Um Okay.

I All right. I understand. Um,

I think

I mean I just wanted to understand the

layout, but I think we have a condition

about codes having to review this

anyways, right? So, they'll pick

anything of of detail up.

>> Like I think apartment one, you'd want

to flip the main entrance door. Right

now, it's showing that it would open

left. You would want it to open right so

you can enter into the hallway of

apartment one.

Just like little details like that.

>> Okay.

>> Um

do you know approximately

so for the businesses on the first floor

>> um what hours of operation would be for

the bakery and art studio? Um, you know,

there is the going to the thought about

like parking relief too and having these

businesses operational in a residential

neighborhood. What does that look like?

So, there would be daytime hours. Um, so

something like 8:00 a.m. to 2 to 3 p.m.

would be the the what we were looking

at.

Nothing beyond that. No evening hours

are being

>> Okay, those are my questions. because I

think overall I mean I do appreciate

this type of um project and application

for this use of of space. So um thank

you for that.

>> Okay, I'll go to the public again

to my left

center.

No one to my right.

is could I get a motion on this?

>> Motion to approve conditions.

>> There a second.

>> Second.

>> Been moved and second to approve this

project with the conditions. All those

in favor state by saying I.

>> I.

>> I.

>> Oppos

and one one no and

extensions. No extensions. Motion

carries.

Good luck.

>> Thank you. Yeah.

>> Okay. Item number 10. This is a special

exception application for 1301 Barry

Hill Street which is zone RM

uh 12

whatever out to request zoning relief

necessary to construct a mixeduse

building on site featuring a three-unit

multi-family dwelling on top a coffee

shop cafe a personal services space and

to relief request relief from the off

street parking

This applicant has requested a

continuence to the April 26, 2026

meeting. Could I get a motion on that?

>> Second.

>> Is there a second?

>> Second.

>> Moved and second to continue

1301 burial street to the April meeting.

All those in favor state by saying I

>> opposed. Obstension.

Motion carried.

Jeff, do you have any under

>> said continue?

>> Table continue. Same thing.

>> Correct. Yeah.

>> In my motion, I said if they don't come

So, just so just to be clear, the um

earlier vote to move them to the end was

accompanied by a vote to continue if

they did not show up.

>> Okay.

Jeff, you have anything?

>> Uh, no. Just I'll do a better job next

one. There's just uh like I said, those

IT issues crapped up at a really bad

time uh week before and ran all week and

uh um yeah, I uh tried to get as many of

these done from Sunday night to

yesterday

uh before I had to deliver those. But um

yeah, I'll definitely make sure uh the

other uh applicants are in attendance at

next month's meetings, they can be

heard. Um and uh you know, hopefully uh

going forward um

if we find any more, you you might see

more of these uh uh after the fact

applications. And again, the reason we

do that is, and I've had discussions

about with the codes bureau about these,

is like, okay, well, when's the cut off?

Like, when do you just say that happened

so long ago that we don't need to bring

it up? And my general rule has been if

it happened after the adoption of the

current zoning code, it should be

reviewed under the current zoning code.

If it happened, you know, prior to my

tenure here, I can't even say what

happened. if it happened in the brief

period when I started and before we

adopted the code that's maybe a little

bit of a gray area but I think it's

important for um the integrity of the

process uh and again the fairness uh to

anybody else who will come after that

they don't I don't want people to say

well if I just keep it on you know the

down low and you know yeah try and hide

it for a little while and then come

after the fact and just say you know hey

I've been doing this um and again

That that's correct.

>> Yeah.

>> The the applicant uh moved forward in

good faith, I would say.

>> So, we

>> Yeah. And and uh you know, and I would I

would imagine that not all of these are

going to be a recommendation of

approval. even if you move forward in

good faith if something is so uh

excessive with respect to the zoning

relief necessary I think um you know and

that's something we might have to work

through with an applicant to say hey you

put eight units in here and two would

have been permitted by right you know

the boards may be willing to grant you

approval of four units you know so like

what do you do

>> after that right u but that'll be you

know that'll be something Right.

>> And it's and it's

>> and I think it's you know and I think

maybe it's possible that a applicant

appeals the zoning maybe the zoning

hearing board agrees with you and the

applicant appeals their decision and

that's left to a court to decide what

and I would imagine scenarios like this

are the situations where those kinds of

legal precedents get made. Um so uh you

know I think um we'll work through them

one at a time and uh you know hopefully

get them all sorted out and again

starting from I think I would say

probably last April I don't think

anybody can make this will be able to

make a claim like this going forward.

Before

we adjourn, does our solicitor have any

words for advice?

>> Um, no. We did talk about a little bit

about

um

maybe adding some teeth at some point to

Jeff's ability to site things. Of

course, that would be moving forward.

Um, but I think that the best he can do

now is to try to bring things into

compiance. I agree.

that, you know, getting people evicted

or asking people to go back and do

things. I just don't think they're going

to do it. And I don't think we have the

personnel to keep up with making sure

it's done. I think to the extent that we

can um at least capture some of them um

and you know moving forward I don't you

know I hate to throw codes under the bus

but I mean it just has to be a better

job of triggering things um that have to

go in front of planning and maybe the

idea you had of general just a general

land use that applies for anything

you know and then there's different

boxes of what they need

>> and then it just goes wherever it needs

to go you know it is it has been a big

migration from

a lot of times you know even still we'll

see Jeff will see things at the county

that are still not right you know so

people are relying on several different

things sometimes none of which are right

so

>> um I do the best that we can and

Hopefully

people I I have to believe that people

do work in good faith most of the time

>> and and I don't want to throw codes

under the bus either. I mean they have a

very difficult job. They've, you know,

we're here in the office most of the

time doing things from inside of the

building out and the codes bureau is out

there looking at all 21,000 properties.

You know, doing inspections, uh,

reviewing permits and, you know, they're

just as the city, just as the planning

bureau has been, codes bureau has been

under staffed at various points during

this time, too. And I know there's been

we've been down to, you know, we're up

at like 12 or something codes officers

now. We've been down to five or six. And

so, you know, when you have those uh

vacancies, you're the things are going

to fall through the cracks and you know,

you hope to catch as much of it as you

can.

>> Okay.

Yeah.

I'm saying even

>> again

>> that goes out that gets out of control,

>> right?

>> And and you know

>> a third party.

>> Yeah. And and I I do think and and I do

think you know the uh when you have a

third party because we've looked at that

maybe in the past when uh for our start

preservation uh reviews for example and

it's just like that can get expensive

fast because you're getting do you

direct every question or just every

building permit and you know the

coordination that requires for something

outside of the building is that's time

of staff that's in the building to just

handle the coordination. So

Yeah. Right.

Right.

>> I know most recently scaled back to

>> And again I

>> I mean for the endus

There got to be a lot of oversight

issues or nonoversight issues of the

third parties

>> and again the digital improvements and

the modernization we're going to do like

it's I I would say it's not even just

nibbling at the edges of you know making

things more efficient. It's taking real

substantive steps to um ensure kind of

multiple layers of um you know checking

to make sure that again a physical

permit doesn't just end up somewhere and

forgotten. It's there for everybody to

see so that you have that vin diagram of

various people overseeing um a

submission. And um as we start using the

systems more um and they get more

integrated with the different

departments I think we'll uh you know

catch a lot of these and make sure that

these aren't going forward. Very

good. Jeff, who's the gentleman? He

>> I don't know.

>> You're you're a student.

>> Okay.

>> Came came to the right place.

Okay. with that. We just not used to

anybody standing through our movies. I'm

like, he's still here.

>> You know, this young lady too back

>> with that. Can I get a