Harrisburg City Planning Commission - 07/10/24

you

you

you

you

you

you

you

at approximately 6.30 p.m.

Commissioners, you received the June 5th, 2024

meeting minutes.

Are there any changes, additions?

Is there a second?

Second.

Just to move the second for approval

of the menace as they are,

all those in favor state by saying aye.

Aye.

Opposed?

Abstentions?

Motion carried.

Under O business, there's none.

Under new business, the first item.

There's a special application,

this section application for 425 17th Street,

which is Zonor and spelled by Daniel Nolala

to establish a boardershop on site

and request relief from the Austin Parking Parking Parking.

That are there applicants here?

Yeah, you can ask.

I'm going to come now.

Okay, so the applicant for 425 17th Street

is proposing to establish a barbershop on site.

The proposal requires the HP approvals

of a special exceptions for the proposed

personal services use,

per section 7-305.7 of the zoning code

and for relief from the off-tree partner requirements

in section 7-327.6 of the zoning code.

The property of 425 South 17th Street

is a .03 acre lot,

featuring a three-story 1888 square-foot structure,

which was constructed circa 1900.

Property is by the way,

Hunter Street to the North,

Missed to Alley to the East,

property of 427 South 17th Street to the South,

a South 17th Street to the West.

The semi-detached structure features elements

of the Italian 8-Arctectual style,

character-depining features include the brick facade,

the full-width porch with decorative brackets,

the one-story porch and two-story porch

on the side and re-elevations respectively,

and the substantial corner speech

featuring brick bands decorative woodwork,

dentals, brackets and finials.

The main entrance features a paneled wooden door

sent a simple frame and topped with a simple trincum

is accessed by a small wooden porch and concrete steps.

Secondary entrance on the side porch features

a simple wooden door with a kick plate.

Administration also includes 20,

one over one wooden windows around the building,

those on the second and third floors

of the front elevation feature arched

and played brick headers and wood cells,

all of the other windows feature wooden headers and cells.

Structure appears to be topped with flat metal roofs.

Structure is somewhat deteriorated

and it has had a variety of unsympathetic

and disconnected alterations over the years.

Despite this, the building maintains

some of its original elements

and as the end unit of six connected row homes,

the structure reflects the architecture

of the other structures along the blocks specifically

and throughout the neighborhood in general.

And thus contributes to the architectural

and historic character of the streetscape.

The planning bureau staff recommends

the request to be approved with the following conditions.

The applicant will be limited to a single chair

and may not expand beyond one barber

to ensure impacts from the proposed use are minimized

and to ensure that the property retains

in overall residential character and use.

And the applicant must install physical obstructions

along the curb, along the frontage with Hunter Street

to prevent illegal sidewalk parking.

Planning bureau staff recommends

there are a request to be approved for the following reasons.

The property exists in a mixed use quarter

with nearby residential, commercial,

institutional and industrial uses.

And thus the proposed use should not have

an adverse impact on the neighborhood.

The proposal will enable the applicant

to run a home-based business

focused on serving a local clientele.

And finally, the planning commission's

only hearing board have heard and approved

similar proposals for home-based barbershops

in recent years, specifically a 2310 Green Street

and 1928 Zarker Street.

Okay. Thank you, Jeff.

Could you state your name and address

and your relationship to the project?

Yeah.

Yeah.

If you want to pull that down, sorry.

I said that his name is Danielle Villalona in the property

in that he's requesting the exception is for 25 South 17

Green Street.

And he said that he would like to be a sole owner

of his barbershop.

He right now is a licensed barber

and he provides services in place in another location.

And he feels like he can say that my name

provides service to this community right there

as he leaves next door.

Okay.

You heard this staff report and they had two

items for conditions.

If you understand those, are you acceptable on them?

Yeah.

He says that he agrees with the conditions.

I know you said there was enough parking on the property yet.

So that could be a problem.

They do have, I mean, as a corner property,

they do have frontage, a longbow 17th Street and Hunter Street

and despite the fact that the parking on the sidewalk

occurs, there is parking on the street there.

It's just everybody chooses the park on the sidewalk instead.

You know, it is a two way street, but it's a dead end street.

So a dead ends at the east really.

So there's not like a whole lot of traffic coming through.

So having people park on the street shouldn't be a major issue.

Because I know 17th Street is a very busy street fair.

Okay.

And I do like that you got a petition signed by the neighbors.

We always ask the community to be involved.

So that was a good thing.

Thank you.

Commissioners, that's all the concerns I have.

If you have any concerns or questions for them,

we'll start with commission old tool.

No, I have no questions or concerns.

I too impressed that you got the petition signed by the neighborhood.

But the neighbors.

And in the past, we've had barbershops coming in quite a bit.

And a single chair, they they tend not to cause a whole lot of problems with parking on a lot of foot traffic.

You're foot customers.

So yeah, no problem.

So I'll be putting in favor.

Our commission agree.

I just like to confirm whether the whether you will be living in the facility as well or you stay in your home next door.

So he says that he's depends on if he needs to move there, he can move there and then rent the other one.

Like if that is the condition, he will assume that but he people don't need a word.

I couldn't tell from the application and one part is said he was moving and the other part is said it wasn't so I just wasn't sure.

I noticed I had noted he was purchasing the property and I guess I had presumed that he was going to be moving in there and operating it.

So.

Commissioner Jordan.

No questions.

Just one question and maybe this is for Jeff.

When we recommend putting instructions in a sidewalk to stop the sort of illegal parking it was going on on the curb.

What sort of what sort of things do we ask an applicant to put on the sidewalk?

Sure. So sometimes it can be as simple as a small concrete block.

Like it basically just needs to be large enough that a vehicle can't drive over it and space closely enough together they can't drive between them.

That's usually what it is recently had a individual in Berryhill Street.

Install like small little ballards that are about like two p tall and you know six inches around or something like that and it looks like that's working as well.

It doesn't have to be something that advanced to can just be something that's a big heavy physical you know a heavy physical deterrent.

And you know while it might take up some of the sidewalk it will certainly take up less than what a vehicle would.

And does that sound okay to you? You'll be able to find something to put in that in that space.

Yeah. Thank you.

Is there anyone from the public for a guest is project.

I'll start with the center.

And to my right.

Motion to approve conditions.

There's a second. Second.

This will move the second will prove this project with the conditions.

All those in favor stay by saying aye.

Aye.

Opposed.

Special.

Thank you.

Item number two.

This is the variance application for 2151 Greenwood Street.

The son I and you.

This file by pastor hang Johnson with the Hasburg brother and Christ church is to establish a place of worship use on site.

So the applicant for 2151 Greenwood Street is proposing to establish a place of worship use on site per section seven dash three or five point seven of the zoning codes such uses are not permitted by right in the industrial district in which the property is located.

The property of 2131 Greenwood Street is a point six three acre lot with a one story 9,960 square foot structure which was constructed in 1936 property is bounded by Greenwood Street to the north south 22nd Street to the east,

rock street to the south and Davis Street to the west.

It's attached structure features elements of an industrial architectural style.

Character defining features include the brick masonry facade, the brick infield windows and all four elevations, the 80 ramps providing access via entrances on the side elevations.

The prominent adding onings clad in standing scene metal roofs over all three entrances on the front and side elevations and the decorative concrete features adorning the building corners.

The main entrance features a full view metal door flanked by play glass side lights and topped with a play glass transom featuring the property address is accessed by a low concrete stoop.

Secondary entrance on the eastern elevation features a similar configuration without the transom and the entrance on the western elevation features a solid metal door.

The smaller the door with a small pain on the rear elevation providing access to the rear parking lot garage door in the real of rear elevation has been filled with two plate glass windows and metal panel.

The administration also includes 14 windows in a variety of sizes and configurations all are either plate glass or double hung metal windows structures top of the flat rubber roof.

The rear half of the property features an accessory parking lot enclosed by a six foot high chain link fence top of the barbed wire.

There have been significant alterations in the past and the structure exhibits little architectural distinction property does reflect the industrial character of the neighborhood to the south and west.

As such, the building makes a minimal contribution to the architectural and historic character of the streetscape and neighborhood.

Plain bureau staff recommends the request be denied for the following reasons.

The applicant has not met their burden of proof and justify in the zoning relief request or establishing a hardship confirming that the issue is related to the circumstances or conditions.

Generally created by the provisions of the zoning ordinance and not any circumstances or conditions unique to the physical attributes of the property.

The proposed use is not necessary for the reasonable reuse of the property as its configuration and zoning designation can accommodate types of businesses that are frequently proposed or requested in the city such as auto body shop and or repair garage or auto RV vote or manufactured home sales uses.

And their alternative sites owned by the applicant, including the gravel parking lot at 2171 Derry Street and the improved parking lot at 2150 Greenwood Street, which the applicant can establish the proposed use as both are located in the commercial general zoning district, which permits the by right establishment of place of worship uses.

I did just take your names and relationship to the project.

I will join her the denial and why should we approve this?

I actually disagree with the applicant's interpretation of the bureau's determination on this.

I think that's not just simply because a church is looking to buy the property that we were making determination. It's based on the uses that the applicant is going to be doing on site and that they are accessory to the functions of the church as they note in their as they note in their supplemental documentation, they're going to have pastoral counseling, they're going to have Bible Bible study going on at this property.

I believe they indicated that they would have having like other educational services and meetings going on there associated with and conducted by church staff.

I think that's the reason why it's important to have a church and it's our interpretation that the totality of the uses and activities that are going to be going on at this building constitutes a place of worship use because it will, you know, again, they're going to be having things like Bible studies here, like I feel and based on the zoning code that such uses constitute a place of worship and not in office use.

If you were to have this in place of worship use, you would have to use this in place of worship use.

primarily

Yep

They are church and they are going to have an office staff

We are gonna have meetings just like a law firm

We as an law firm would have

face that sometimes

church

Alliance

I guess it was under so many things.

We did not just apply that.

We're not going to be having a church.

It's going to have a church there to be.

It's going to be a real great country.

The church services are going to be in the church.

Yes, you may open a meeting with a friend.

And yes, you might have a live-o study.

But that is a flat.

That's a flat.

It's just like that.

It's a medical treatment.

That is a complex treatment.

What?

Automatically.

You know, you might have a different treatment.

The definition of social work is, like you said,

is, you know, the huge prime narrowly.

You know, the huge prime narrowly.

And don't think that the prime narrowly.

You know, the huge prime narrowly.

You know, the huge prime narrowly.

Thank you.

I mean, I don't think that changes the planning bureau's perspective on this.

Again, it's our interpretation was based on looking through the zoning code, understanding

what they were going to do.

And we feel that, you know, these all fall under the umbrella of the church services they

provide.

You know, there are various things churches do.

They don't just always do worship.

That does not mean that those things do not contribute to the, you know, religious identity

of the congregation or the primary function of the church's mission.

And in fact, in their application, they said, you know, the services that are going to

be going on here go towards the church's mission.

So I would consider this to be a place of worship as opposed to an office use.

You know, their reference to that former office, I couldn't find anything in looking through

our code bureau records about past businesses on site, except for the two that were referenced

here.

And there was a landlord license too.

I do know the one runs ran to 2014.

So this predated that use that would have been under a separate zoning code.

So I don't know exactly.

We didn't have records of the business he's referring to or when exactly it operated.

But if it was under a former zoning code, there would have been different allowances.

So that would have been judged differently than, you know, what the property is currently.

I'm going to go to the commissioners and see what their concerns are.

Commissioner, Joel.

Yeah.

Yes, it's a tough one.

Did you make the did you talk to any of the neighbors down there in that area to get their

position on them?

Yeah.

Okay.

Did you tell them that there would be a meeting tonight?

Okay.

It's in the letter.

All right.

Yeah.

I mean, if you had something that I'd really, I mean, I think the bolstering your case quite

like that.

If you had a signed document that each of them had been made aware of this, I mean, I

could understand planning's position if this were a residential area.

But I have a hard time believing that any of the neighbors in an industrial development is

going to have a problem with the traffic and whatnot being generated by them.

And I realize that the position is not so much a house, a place of worship, which is

to be administrative offices.

I am concerned about the Bible study.

It tends to be a, to me, that's a quasi-place of worship.

Jeff, I'm going to put you on the spot.

I'm really what you enlighten me with.

What would it be the downside with having a full blown place of a worship in an industrial

neighborhood?

I mean, I don't think there's a particular issue with having a place of worship in any

zone district, any neighborhood.

I mean, there are ones in the middle of residential neighborhoods.

There are standalone ones.

There's ones on the industrial corridor along 17th Street.

I think the bigger issue is that the question is, is there a condition or circumstance specific

and unique to this property that justifies the deviation from the zoning code?

And I think that's really the question is that, is there something in this specific to

this property that it perhaps couldn't be least?

Like the board has heard that in the past.

We've been looking, yeah, we've been trying to lease this property and we can't.

And I agree to you.

They clearly do not reach that standard.

And I think these properties would easily be filled up with any number of other permitted

uses in the zoning code.

I mean, one of the most frequent inquiries we get is about auto repair shops and auto

sales.

This seems to be a property that would easily accommodate that with the parking lot in

the back.

So, you know, it's more an issue of, is there anything specific to this property?

And I don't think there is.

And if we went along with it, we'd be setting a precedent for the next two or three of

K-Nano.

K-Nano, K-Nano, front door.

I mean, I think the board knows they've got another place of worship requests.

In some cases, they've been special exceptions like recently, along Hale Avenue, when they converted

into, or they moved into the old Girl Scots or America building.

And that was a special exception.

So, that's the standards for that are different.

Right.

And I think that's kind of the crux of the issue here.

The other thing I'm going to start is that, basically, everything that you just said,

is out into the social worship.

Does for you guys that interpretation of this creates a hardship because I can't go

outside of the room and allow for it to work?

If I can buy this, if they provide a smaller building that has five offices in it, they're

going to use all of our platform office space over there.

That interpretation of, well, it's got religious purposes, purposes, and it's a place of

worship.

I can't move it because the building uses virtuality office or a plerid role in that.

I think my whole story is that one bothers me a little bit over the worship of the

office space.

Yeah.

My whole idea is that you should be able to have a big office over there.

Right.

You can have a big office over there, and you can have a big office over there.

The first thing you need to do is to have a big office over there.

And the first thing you need to do is to have a big office.

Yeah.

So even if you have a bench for a coffee, you can't use this because you have four

of you to find some work.

So you're not really going to find it.

You can't use this because you have four of you to find some work.

So even if you have a small office, you can't use it.

You look at this office, you have a platform that's really in the community, and then

allow you to set a new office.

And so the office is really, you know, you have nine staff.

You can work on that.

So absolutely yes, you have that part of the mission to do it.

But when people come to that, they can really not be able to set a new office.

They're not able to set the new office.

You don't have to have a new job or new office.

So yes, I think we're planning our mission to use the worship of this church.

Because if the mission is in the community, that's what you're going to do.

So you're going to have to set a new office.

And by the way, I'm not going to have to mount this.

I don't think it's great about that.

I mean, if you were here saying that we know what you're going to do, you have a problem with it.

How do you do it all?

I think you're honest.

Just because the office is doing the same thing.

If not people, you can do it at the same time.

And cigarettes and other fun things are off your face.

You can do the new office.

You can have a study in the office.

You can do the new business in our law.

The key problem is you can be offered by the church.

And again, the definition of more definition of the worship is you primarily.

The council's purpose is to be offered by the pastor or the church.

I would imagine a lot of the issues can be in the work.

The council.

I think we get one.

You can go back to the commission.

Yeah, I'll let you move on to others.

Commissioner.

Commissioner Jordan.

I actually have two questions.

First one is actually for Jeffrey.

With what a possible alternative be for them to seek a change in this property.

I mean, they could.

We've had that in the past.

I think those are always.

Context specific when it comes to those.

And I know even in the last one that happened that we had where we were converting from an RM to a CN district.

I think the city council did ultimately end up approving it.

I don't know that it was unanimous.

I think there was some hesitancy on the part of council to.

You know, authorize something like that because in their opinions, like.

There needs to be a kind of a compelling reason to do that.

And it needs to make sure it's a complimentary zoning change.

So you wouldn't want to go from an industrial to a presidential meeting density, for example.

So it's certainly a different path that the applicants could follow.

But.

You know, I think that's ultimately up to city council on whether they found the argument.

Understood.

And my second question was for the applicant.

I think you alluded to it earlier.

Would it be possible that some of the uses that are being quantified as place of worship.

If those were to remain in the main church building.

Yeah.

I mean, I think.

You know,

it's.

You know,

it's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

It's.

I don't.

I don't need.

It's.

That's.

I don't need.

I don't need.

I don't need.

I don't need.

And that's where.

It's.

Kind of definition of describing.

Everything you did.

Thank you.

True.

As usual commissioning ordinance exactly that was good because I thought I had remembered from a prior meeting.

other that that changed to the map basically. But so and so just to share my

thinking for the but it's worth which is very similar I think that what's been

shared by other commissioners. I don't I don't really see any sort of problem

with the types of administrative tasks that it sounds like this you know that

this would be going on just happens to be across the street in a different

zone. The thing is and of course this is a recommendation stage and

eventually someone will look at it under that hardship. People standard for

variants and it's a weird fit. You know usually a hardship is something you can

like and even when the the element of like and I think you might have pointed

it out and you know the element of is this the minimum possible. Usually

that's something you can measure in feet and not like different tasks that you

know you're going to have to do as a big organization in the church. So it's a

strange fit for it and that's why I think some of us are having trouble wrapping

our heads around exactly how to talk about a variance for this sort of thing.

But yeah I so I think we're just trying to to figure that out because I think

that it makes a lot of sense that you want to expand and use the church for

these purposes or use a new facility for the expanding existing mission.

And I guess there weren't questions. Those were my only comments.

I guess if they would say they're making it like a community center would they

change anything? I'm not sure if it's helping my head with our community centers

permitted in the industrial district.

Yeah I don't think a community center is permitted by right.

Yeah that's why I think I know that there's a lot of people that are not permitted by right.

Yeah you've been a young purpose. Yeah I know I've been a bit there.

Yeah I'll think about it.

The only reason I you know it's just more like I know the technicality here but it's

sort of like we've seen other groups come in and say they're doing a community center or something.

The next thing we know they're having dances and all kind of things that are legal.

And it just feels that this is something good.

And I'm just trying to figure out how you know maybe we could do it.

I mean it's certainly up to the commissioners on their perspective it's you know certainly you're right to be expected that there may be disagreements with the planning

of the council's interpretation of this.

So what the plus is gotta get in zoning and right.

But with that I'm gonna go to the public.

If there's anyone for against this project please stand out and state your name and address.

And I'll start with the middle section.

one four against this project.

Anyone else in the center?

Go to my right.

I'm going to say here that the project is like this.

If there was time, you know,

if you were a church,

you would be in the city for the country

to be really work.

You would be in the city.

You would be in the city for the homeless.

You would be in the city for the whole time.

If you want to sit at first and then pay,

you can do that.

That's really kind of.

So I really encourage you to step the very,

to visit you right here.

You can do that.

You can do that.

But if you ever did that,

you can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

You can do it.

Yeah, I think, Tom,

I think you already alluded to this.

But from the legal standard,

what I said is that

if we determine that this is not going to be used as a place of worship,

they don't have to satisfy the hardship requirement.

They don't have to satisfy the hardship requirement in the variance.

If we do see it as a place of worship,

the variance statue,

they would have to establish a hardship,

which I believe they can't do.

I've been in favor of allowing it.

If I knew that the offices would be used for nothing but administrative offices.

As I indicated earlier,

I Bible studies kind of concern me.

I think that's a long the lines of a place of worship.

Even counseling service.

I mean, they're coming to you for counseling because you are a place of worship.

I mean, I have a lot of, I have a lot of room too.

Nobody comes to me for that type of counseling.

You don't go just anybody for that.

So, I mean, if we could do that through a condition that it would be purely administrative offices,

I'd be willing to go along with that.

Because I think I see their position as not being a house of worship or a place of worship.

But, Jehovah, I tell you I'm sure you're coming from.

I know.

That's my position.

I see the absurdity.

I see the absurdity.

I mean, our church.

Right.

When you say administrative,

our administration,

you know, like that's the work that we're doing.

And, and if that's where you think that you have to be,

you don't have to church, right?

Or just say the problem.

That's what it means to happen.

And I think, you know, I think they make a good point too.

And I think that's like what gets tricky about cases like this when it's not quite so clear cut.

And there's.

There's gray area.

Yeah.

Black and white.

Yeah.

For what it's worth.

I mean, the word is worship and we heard the definition earlier.

I, you know, I'm even.

More.

I'm okay with even a less, you know, strict condition that, you know,

counseling, you know, taking calls and getting people help and resources they need.

And I think that's not.

On my ear, that didn't.

That sounded okay under that sort of thing.

So I would be open to that type of.

That type of motion as well.

We'll make them.

Yeah.

So.

I would move to approve.

With the condition.

Well,

they wouldn't have conditions.

So I would move to approve.

No, you give the condition.

And they can do with the condition that no worship be conducted at the.

At the new facility.

That would be my motion.

No, worship activities.

Words of activities is fine.

We're free willing to.

The language.

We're second.

I was second.

I was the second to call this with the condition.

All those in favor of state by saying.

Hi.

I'm.

Motion.

Abstention.

Motion.

Joe, you said you were abstaining or no?

No, no, no.

Okay.

I was just.

I'll say.

Okay.

Sorry.

I know.

Of course, you're realized that.

That's.

That's only half time.

You know what I see, Jeff, I just hate to see.

I know, technically, you're going by your, you know,

right, but just having a church doing something good.

And I like we have had other people come in

and do all those have dances and doings.

I guess in case you're for it.

I think that I make this the next one.

Thanks.

Okay, this is item number three.

This is a grant and special exception application for 3100 North

first street, a 7 RM,

followed by a Robert kill, kill me to convert the existing structure

into a two unit multi family going.

So the applicant for 31 North third street, 3100 North

third street is proposing the conversion of the existing structure

to a two unit multi family dwelling, which requires the HP approval

of special exceptions for the proposed use.

Per section 7 dash 305.7 the zoning code and a variance for relief

from the density regulations and specific criteria,

per section 7 dash 307.3 and 7 dash 309.2 V of the zoning code.

Property 3100 North third street is a 0.06 acre lot featuring a 2 1 1 half

story 1725 square foot structure, which was constructed circa 1900.

Property is bounded by the property at 3102 North

third street to the north North third street to the east, Edward street

to the south and Orleans street to the west.

The summit attached structure features elements of the vernacular

architectural style character defining features include the aluminum

siding the full width from porch with substantial posts and decorative

wooden wooden railings featuring sunburst patterns and the two story

porch with a substantial wooden fire escape on the rear elevation.

The main entrance features a three quarter view wooden door

fronted by a divided light storm door set with an decorative wooden

surrounding and topped with a transome featuring a stained glass

window decal is accessed by a wooden porch and concrete steps.

Secondary entrances accessible via the rear porch and fire escape feature

full view storm doors as well.

The administration also includes 16 1 over 1 windows and a variety of

size and configurations windows on the first and second floors of the

front elevation are flanked by louvered shutters.

There are three dormers on the building one on each of the elevations.

The structure is otherwise topped with a hip roof featuring asphalt

shingles as a semi detached structure.

The building mirrors architectural features of its pair to the north

although there are different variations in some aspects such as the porch

windows and pass on cladding and reflects the design and massing of other

properties in the surrounding neighborhood as such the the building does

contribute to the architectural and historic character of the streetscape and

neighborhood.

The planning bureau recommends the request be approved

with the following conditions.

If granted zoning approval to move forward the project is proposed the

applicant shall allow the codes bureau to perform a comprehensive inspection to

identify any outstanding code violations and receive approval for all

necessary city permits prior to receiving a certificate of occupancy

because they are not requesting relief from the off street parking

requirements and reference the detached garage and affirming the provision of

on street parking.

The applicant must construct a driveway to provide access to the three garage

bays in the rear of the property as no such access currently exists.

This works to ensure that maybe a compliant path is maintained along Edward

Street.

And finally the applicant will coordinate with the department of public works to

ensure that the account bill is updated to reflect the proposed changing use.

The planning bureau staff recommends the request be approved for the following

reasons.

Does any relief requests for the proposed use are warranted by the history of

the property which is operated in the past as two units.

The project will address the primary concern of the public regarding such

conversions specifically the impact on parking available to existing residents

through the provision of required parking that attach garage at the rear of the

property and due to the availability of ample on street parking on the

front of the property with Edward Street.

Okay. Thank you.

Could you state your names addressed and

release the check to the project?

My name is Adam.

I'll send you a few details.

Very.

I do have a full insight on

the project.

Thank you.

Thank you.

Thank you.

Thank you.

Is the young lady behind your part of it?

She is a sub-alonger.

I'm sorry.

I'm sorry.

I'm sorry.

Okay.

You all you heard the staff report with the conditions are acceptable as those conditions.

Yes.

We are acceptable.

We have to wait for two other questions.

Very good presentation on the property.

Okay.

Thank you.

Thank you.

That's it.

The next day is at the flicker.

The final question is whether or not the left has two wronging units.

One is a fox of 600 feet on the lower level.

The second unit is a fox of 1,000 feet on the upper level.

Both units share access to the face.

One hand, bend both knees.

One hand, bend but, bend your knees back.

The third is a opposite of a Meuagan knee.

The fourth is a right knee.

Me less feet on the forehead.

The third is a right knee when you are driving Jazboos.

It could be in his legacy.

to the gas bill.

I'm going to ask the bill tonight.

Please.

All right.

All the English.

The next thing's finishing is the board.

There is a five to seven gas bill.

You're first to the board and a gas bill.

You're first to the board and a gas bill.

You're the gas.

You're the second to the gas bill.

You're the last to the board.

The next phase is a drop in kind of tax assessment.

When the tax assessment was also the top-reabend,

from R11 to order.

I like for as the physical aspect of the bill.

The first picture of about three to the eighth pitch,

this is a photo of O.A.

Put it on the right side of the board.

So second photo, the key side from the first photo unit in the entry board is on the left

to see if it's getting forward.

So that's the first one.

Third photo is taken from the photo unit.

This is an image of second photo unit and the photo unit is taken from the staircase

to the first photo unit.

Next is a second photo unit.

Next is a second photo unit.

The image is taken from the first photo unit.

What can we spend the photo unit?

Next page.

Finally, the line.

All of you believe that the use has been going to end in the 70s.

The use is not necessary.

The problem is located in the RM district.

The volume is going to be a special section of the part where the user is.

The moment the image will be taken on the other side of the photo unit.

This is a second photo unit.

The red line is taken from the photo unit.

The other is a bit right here.

The reception is at the beginning.

Yes, I already mentioned that part of the other

Okay.

Okay.

Okay.

Thank you.

Um,

commissioners on.

I have no questions right now.

Especially since they are certain conditions.

I'm not sure if you have any questions.

Yeah.

I had.

I mean, I did a drive by a shot that Jeffrey you approved.

You approved this.

And then after the thing that what's going on here that you did a good job of proving that this has been a operator has two units for such a long time.

You're clerk must have put all that together for you.

I know it's way beyond ashes.

And the fact that you just recently purchased it.

You purchased a good faith thinking you're buying two units.

Yeah, I'm willing to go on.

And I do want to clarify a couple of things.

The first off, whatever conditions led to the plane drift determination were not due to the applicant.

These all occur prior to him.

And the reason we made that despite the testimony from the applicants and Mr. Clark's letter is that.

We've noted in looking through the county's records that.

The property has been owner occupied as far back as they go to 2001.

So this is in the case of somebody owned it.

And so clearly.

They had other people living in it, you know, whatever.

And there have been no rental inspections done for the last like 24 years.

So if they've had multiple people in there, they have not been filing and continuing.

And that's what led to our determination that the prior use had been abandoned.

At some point, you would have figured that we would have gone in or they would have asked for.

A, an inspection of their use when they had new tenants coming in or whatever.

And we've just got nothing in in the city's records.

And so, you know, as I look at everything and there was one electrical meter on the outside of the building.

You know, and so as I look at the totality of the information we have to us.

You know, it's either this previous owners.

I don't know.

The file necessary paperwork, pay fees, whatever to like.

To affirm that they've been operating as a two unit the whole time or that the use has been abandoned.

And so.

It sounds like the one owner who for the majority of this period is no longer with us.

So that would not be possible to do.

Yeah.

No, yeah.

You've come for us saying we just have to convert it to that.

You had slim dunk denial.

Yeah.

I have no questions.

No questions.

No questions.

No questions.

I'm going to go to the public.

Anyone for this project in the center.

You can run right.

For this project.

Okay.

So,

I'm going to go to the public.

Anyone for this project in the center.

You can run right.

For this project.

Okay.

So,

besides still this is what is straightforward.

Can I get a motion?

Motion approved with the conditions.

Second.

Second.

Move the second for approval.

For with the conditions for approval.

The.

Additions.

All those in favor.

Stay by saying.

Hi.

I post.

Not any extent.

Motion carrying.

Good luck.

Good luck.

Yeah.

Okay.

This is a item number four.

This is a sketch plan application for eating.

Village at 11.30 South.

Front street.

Is on our.

It's well by.

Josh.

We.

We'll.

We'll.

By.

Sorry.

With the.

Companies to construct a tiny home development for homeless individuals.

Yes.

So,

this application is actually somewhat unique.

I think this is the first sketch plan review I've done during my 12 11.

Half years here in the city.

I tried to go back into our records and find a template to use.

So,

could not really find one.

So I.

Kind of based this.

Kind of loosely on, I guess, our.

Land development reviews.

But that becomes to ask for, you know, zoning and land development.

And so, you know,

we've got a lot of, you know,

kind of recommendations or, you know,

considerations from both the planning bureau and the planning commission.

And so that's how the case report is written.

To kind of just not really analyze this as much as kind of give the applicants a kind of a heads up on.

Issues and topics that may arise in the eventual.

It's only really from the development.

And so, again, as requesting a sketch plan review,

a proposed transitional housing project for homeless individuals involving the construction of 31 tiny homes,

and accompanying 2400 square foot community center for residents,

associated site and access improvements, including a community garden,

and a proposed 39 space parking lot.

The project site is currently a 15 acre lot,

although it will eventually be approximately six and a half acres once the site of the town,

so towers transitional housing project to the north is subdivided from the current lot,

and it's largely vacant, although it's still retained some of the building foundations and site infrastructure

from when the property accommodate a steel mill.

Currently, it accommodates portions of the capillary or green bill,

including the approach to the bridge over the railroad,

accommodating a critical connection to the trail.

The property is bounded by the property to 1101 north,

our south front street to the north.

Railroad tracks to the east,

the property to 1105 south front street to the south,

and the Susquehanna River to the west.

So, throughout the case report here,

I kind of tried to lay out a little bit of background to the project.

The primary zoning considerations with respect to the use development standards,

flood plains and parking,

and then land development considerations that were taken through the different sections

in our land development, playing case reports.

The project's a bit unique in that it kind of is similar to the vocal facility to the south,

but also the Tunisal Towers project to the north,

in that the tiny homes they have will actually be full dwelling units

with their own bathrooms and kitchenettes,

which is much closer to the comfort homes than it is to the tiny homes of the vocal facility,

which did not have full bathrooms and did not have full kitchen facilities.

So, it kind of leans a little bit more into that.

Is it a multi-femalty dwelling and not just as a supportive housing facility?

Additionally, complicating that is the fact that the former zoning hearing board,

which didn't have any of the current members considered the proposal

with the south to be supportive housing while the current zoning hearing board reviewed

the proposal to the north as a use specifically,

not specifically prohibited in the zoning code.

So, I tried to kind of parse out those similarities and differences within the case report.

You know, as an initial sketch plan review,

it doesn't have all of the things like the lighting and landscaping and such,

but I think it's clear from the layout and the documentation provided by the applicants

that for the most part, the project will be in conformance with the various zoning considerations

of the project outside of the relief necessary for not meeting the minimum height requirement,

prebuildings in the RF district, and then the proposed use.

And whether it's a supportive housing facility,

use not specifically prohibited or multi-family housing,

they would all require a special exception regardless.

And then from the land development considerations,

you know, one of the big things I think are two of the big things,

I guess, from our perspective, were just that probably the parking lot could be shrunk a little bit.

Obviously, none of the tenants will probably know the tenants will have their own vehicles.

So the only vehicles will be from staff of the facility,

and then volunteers for maybe weekly or larger, more frequent occasions.

And so in looking at that particular aspect,

we looked at the Bope facility in the south, which had a 15 space parking lot.

It has a much bigger community center or community facility aspect of it.

So it's likely that that generated more trips or more, you know,

there's more workers on site at any one time.

That being said, we felt it was a pretty good analog for what the applicants were doing, too,

which is why we recommended a similar number of parking spaces.

And then the only other thing is the provision of the green belt across the property.

So the board all heard the proposal for the tenants to towers a couple of months ago.

And so you're very familiar with the discussions surrounding that during that discussion.

It was brought up that a piece of the critical connection between their property and the bridge was going to be on the applicants property.

And so, you know, the discussions would have to occur between them and the capillary of green belt association.

And so similar to what we recommended with that proposal, we are recommending that the applicants, you know, coordinate with the with Kaga on this to ensure the preservation of this.

However, that looks.

I know the association has recently engaged with the 9-11 National Memorial Trail Association

and gotten a letter of support for the proposed alignment along the south side of the tunnel, so towers.

And then up the west side of that of that project along the emergency access route that was built as part of the vocal facility along the western side of this lot.

And so, you know, I don't know that that's necessarily entirely germane to their project because, however, that configuration looks it will pretty much look the exact same on their property, whatever the end result is.

And so we just want to encourage the applicants to coordinate with the green belt association to, you know, make sure that we have this fully realized connection into the future.

So with that being said, I guess our only recommendations are that the applicant considers site layout, which allows the growth of development to include more tiny homes.

If the applicant envisioned such expansion in the future, the current design appears to preclude that expansion, just the way the loop is designed and the.

And so, if the applicant is planning to complete the surrounding that loop, we don't know if it would be able to expand and obviously homelessness is a significant growing issue here in the city.

So if indeed the applicant wants to grow their facility, we be wholly supportive of that. We just want to make sure the design enables that in the future.

So we should reduce the size of the parking lot to approximately 15 parking spaces as discussed in the views of the both of T2T projects.

Residents are unlikely of vehicles and given the small size of the post community center is likely that a smaller lot will still be able to accommodate the vehicles of staff and volunteers.

The applicant should coordinate with the Cavalier Green Belt Association regarding a relocated Cavalier Green Belt footprint and ensure the around the approach to the bridge of the railroad tracks in the northeastern corner of the site.

We also want to ensure that the general public maintains access to this critical stretch of the existing multi use trail.

And so that residents in the facility have a walking and biking route to connect to the surrounding community in the city overall.

The applicant should coordinate with the owner of the property in the north of the site to secure easement agreements for access through their site and provide such documentation of the planning bureau.

I'm not quite sure whether this is required or whether this is part of the negotiations of the applicant with the property owners.

I know I believe there are some easement agreements signed when the vote for facility was went through the process.

And so I don't know if those are still applicable to this project and the one to the north but just wanted to make sure that that information was provided to the city in case it comes up again in the future for whatever reason.

The planning bureau recommends the applicant install required bike parking near the main entrance of the community center and be sheltered possible.

They should also consider designing the comfort homes to either a comedy interior storage of bicycles or provide infrastructure which allows them to be secured outside of the units.

I wasn't really sure based on like looking at the footprint of the building, whether they'd be able to fit a bike inside.

And so if they had to have them outside, maybe have like a little metal anchor in the ground or something like that that they can lock it to so that they don't can stolen just something of that nature.

And finally, the plan bureau recommends the applicant coordinate with the city arborist regarding required landscaping and trees on site and consider installing native plants and pollinator plants and landscape areas throughout the site generally.

And more specifically around the proposed stormwater detention faces.

Thank you.

You gentlemen, state your name, address and the question trip to the project.

Why do you want to add anything to you heard to be court by the staff.

And the recommendations.

Yeah, really.

Like that.

I think.

I think.

The first thing I want to point out is.

Difference between us and Vopa and tunnel set hours. I mean, we're all fighting homelessness, which is a big problem of course.

But one of the biggest problem is once we get people off the streets, then what happens.

The affordable housing permanent housing is sort of the biggest challenge.

So these are single family occupancy homes that they'll be able to stay at as long as they want.

So listen rules that we need to follow. They're going to pay a minimum rent to stay there as long as they want.

So the transitional part, the permanency is sort of a real big key.

And I just wanted to make sure that.

Point out the differences.

So.

The site.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

The.

Any questions?

How do you select your residence? Do you work with other organizations?

I'm not sure.

Okay, and what kind of services will you provide?

Sorry.

I had another question and I just lost it.

Come back to make a correct and get it together.

I'm sorry.

Would there be an opportunity for any of the units to have ADA access like a ramp or anything?

Your question, Clarex, is there any other things that you need to do?

I guess the second thing isn't so much a question, it's more of a comment.

How you were talking about you being amenable to reducing the parking and can't necessarily tell from this dry.

Would there be any opportunity for the circular portion where the community garden is?

Would you be able to, maybe, a different type of configuration like expand that and put units in the center or are you thinking if you were doing it to expand it to like just reduce that parking lot and put some there on the floor?

I guess the elevation coming from that.

Okay.

Okay.

Okay.

Thank you.

Do you provide job training services or you work with other organizations to do that?

Okay.

Thank you.

Do you provide job training services or you work with other organizations to do that?

Okay.

Okay. And as since it's permanent housing and theory they can be there for everybody and assuming they get.

They have opportunities for greater income where they're where they're where they're.

Rent increase accordingly.

What's they say?

Okay.

Okay.

It looks great.

I don't think I have any specific questions except to thank you for, you know, taking the planning part of this, you know, at its word and coming in beforehand and talking it over.

I think it's really beneficial, especially since this is as we on a sort of the third piece of a puzzle that's been, you know, going on.

So thank you for coming.

Okay.

When I'm spreading on nothing.

When I'm spreading on nothing.

I wouldn't imagine.

I wasn't expecting this would be a revolution because it's not going anywhere after this.

We'll take the feedback to get to that.

We'll certainly create these minutes.

We'll be able to get to that.

Let me go to the public.

Did we get about that?

Thank you.

Okay.

The other reason.

The last piece of puzzle is.

Thank you. Is there anyone else?

It's John and that.

Okay.

Just do something else.

Oh, thank you.

John, I'm sure it's pretty exciting that our commissioners were happy to have this like this project very much.

I guess we'll see you here some other news.

Thank you.

Jeff, anything new?

Nothing.

Just a little bit of a heads up that I'm going to hide some articles in town will be.

You guys.

The population.

It's about to be pretty big, but.

I guess, geographically more so than conceptually you guys have reviewed each of the projects that's under the lead aspects of that last year.

So this is the next step for them.

And while there are some minor changes with respect to access points to some of the parking lots.

The number of units, the type of development stuff like that.

The point is larger than change.

So it'll be pretty similar to what you guys have been before.

This would just be kind of the next step.

So I just wanted to give you a heads up about that.

We only have one other case.

So that's one reason I moved things back.

I just kind of helped everything.

I think slow a little bit easier and it would give me more time to do a comprehensive review of that.

We benefit the applicants.

Commissioner.

Well, is there going to be a lot of material?

Not really.

So there are some mission largely is the plan set and the application itself.

We will have reviews from CRW and try and doff and county planning commission.

Maybe have the zoning relief decisions.

The ZHB decision of those just for your reference point.

The plan sets themselves are fairly significant.

So I think the one's 48, the other ones like 60.

So I mean, they really break it down into looking at things on a site by site basis.

That's why there's so many.

Sheets in there.

But as far as the number of documents, it's not that.

Commissioner's anything for the good of the water.

Not going to get a motion for adjournment.

Is there a second?