Harrisburg City Planning Commission Meeting - 01/07/2026

Commission to order at approximately

6:35.

Uh commissioners receive the November

5th uh committee minutes minutes. Um are

there any changes, deletions, additions?

If not, could I get a motion for

approval?

>> I move to approve as submitted.

>> Is there a second?

>> Second.

>> Moved and second for approval. All those

in favor state by saying I

>> I

>> oppose. Abstensions. Motion carried.

Uh old business

appears the applica. Well, the old

business is a special application

application for 1100 North 17th Street.

If there's no one here for that, we'll

skip that. If they do come in, we'll go

back to it.

Under [clears throat] new business, this

is a special exception application for

100 North 13th Street. It's zone

residential medium density. It's filed

by Jared Neil with Hazington Horizon

Group LLC.

This is to consolidate the primary

parcel with vacant lots along North

Linda Street and convert the property

into a 12 unit multif family dwelling

with accessory street parking.

Uh yes. Um so uh the planning commission

may recall this uh project from a few

years ago. I think the zoning relief had

come through in 2021 and then the land

development [snorts] plan lot

consolidation land development plan came

through in March of 2022 I want to say.

Um and the applicant at that time chose

not to go forward with the project. The

property was uh sold. Um and so this

project is basically uh the same project

a little bit larger. uh they

consolidated more of the vacant lots

along um Lynen [clears throat] Street uh

for at a different parking configuration

uh and it also made the overall lot uh

larger which obiated the variance for um

relief from the density regulations. Um

so that's why it's kind of the same

project but um a bit of a different uh

zoning relief um requirement uh for it.

Uh so with that being said, uh the

applicant is proposing to consolidate

the primary parcel at 100 North 13th

Street with vacant lots along North

North London Street and convert the

property into a 12-unit multif family

dwelling with accessory all street

parking. Previous iteration of this

proposal was initially reviewed and

approved by the planning commission in

April 2021 and March 2022, but a final

plan set was never submitted to the

Dolphin County Recorder of Deeds. The

project site is comprised of 13 parcels

totaling42 acres. 12 of the lots are

vacant and the only property that

features any existing development is at

100 North 13th Street which is a 200

acre lot with a twotory 1100 and 11,580

ft brick structure which was constructed

1922. Project site is generally bounded

by Kalus Street and 114 North 13th

Street to the north, North 13th Street

to the east, Walnut Street to the south

and Lynen Street to the west. This

detached brick structure is an unusual

early example of the art deco

architectural style with Spanish mission

style and gothic revival motifs and was

known as the center printing press

building formerly the church of god

central publishing house which was

designed by Frank fonostoen constructed

by shoemaker and son. Building is

currently abandoned has been so for

several decades. Character defining

features include the original brick

facade, a symmetric front facade

featuring decorative motifs, decorative

brick designs within the facade, a

prominent front entrance, a loading dock

area on the Walnut Street elevation, and

a parapit wall topped with concrete

coping featuring geometrical design

elements which are typical of the art

deco style. The main arched entryway on

North 13th Street fe projects out from

the facade is emphasized by buttresses

and a semic-ircular coping design and

features simple wooden double doors

beneath a boarded up arch transom and a

sign identifying it as the central

publishing house. There is a secondary

pedestrian entrance and a vehicular

loading area accessed from Walnut

Street. Although many of the windows are

boarded up, fenistration primarily

consists of casement type windows that

originally had glass panes and metal

frames which were lost to rust. The

windows also feature decorative flat

arches and a belt course above the

second story windows. The structure is

topped with a flat rubber roof. The

project site also includes adjacent

vacant parcels to the north and west.

The industrial institutional structure

is unique in a neighborhood which

primarily features single family

attached row homes with scattered

commercial and industrial uses. Although

determined to be not eligible for

listing on the national register of

historic places, the building is an

important cultural resource for the

neighborhood and contributes to the

overall character of the streetscape and

neighborhood. The pro this project will

allow the building to be a contributing

resource. Once again, the planning

bureau staff recommends the request be

approved uh with the following

conditions. If granted approval for the

requested zoning relief, the applicant

will subsequently file a lot

consolidation and land development plan

and receive approval from the planning

commission and city council. The

applicant will submit a certificate of

appropriateness application and receive

approval from HARB for the proposed

parking area which is located in the

summit terrace architectural

conservation overlay district. The

applicant will coordinate with the

Department of Public Works and Capital

Regional Water to confirm the

appropriate

size and location of refuge collection

on site, update the building accounts to

reflect the new use, and ensure that the

proposed site disturbance is reviewed

against requisite storm water management

regulations.

Uh the planning bureau recommends the

applicant consider installing fencing

and closing the proposed parking area in

addition to the required vegetative

screening to provide more security and

access control to reduce the headlight

spillover from cars into the units

across Lynen Street and to enhance the

aesthetic impact of the project. Bureau

also notes that if the required trees

are not planted on site, they can be

planted in tree pits in the surrounding

rights of way. And finally, the planning

bureau recommends the applicant install

the requisite bike racks near the

proposed entrance from Walnut Street. If

possible, the bureau would recommend

that the applicant consider a secure

indoor bike storage area near the

entrance or access stairwell since the

building will not be equipped with

elevators. PL bureau staff recommends

the request be approved for the

following reasons. Subject property is a

unique industrial structure which has

been vacant for a few decades and has

experienced significant blight over that

time as well as small lots which have

been vacant for at least a decade. Any

project that can productively reuse the

property will provide a significant

aesthetic improvement for the

neighborhood. The applicant has

expressed an intention to provide 12

affordable apartment units. More quality

affordable housing options are a

pressing need not only in the

neighborhood but throughout the city in

general. And the provision of more

units, more housing units will help to

combat rising housing costs. And

finally, if the conditions of approval

are adopted, the project will result in

the property being brought into better

with the zoning code and providing a

more attractive development for

residents of the surrounding community.

>> Thank you, Jeff. Could you state your

names, address, and relationship to the

project? Yes, good evening everybody.

Uh, happy new year and thanks for having

us tonight. My name is Phil Patrina. I'm

an attorney at Mcnes Wallace and Nurk

100 Pine Street. Uh, we represent the

developer in this matter, Halden

Horizons Group LLC. Uh, and I'll let the

developer introduce himself.

>> Uh, Jared Neil with Holden Horizons

Group. Um, our address is 227 State

Street.

>> Okay.

Um

I have one question at the beginning. Um

did you um

um make contact with the neighborhood or

the neighboring group about your

project?

>> We've met with a few of the uh

neighboring um I guess people that own

some of the properties. We haven't met

with all of them. Uh but we have reached

out to a few of them. Uh specifically

the ones across the street. Uh we have

talked with we've had coordination with

them. Um I think there was some a few

other individuals uh we met with unoff

unofficially as uh they would stop by

and just ask what we were doing with the

building. Um so we did have some

interactions with them as well.

>> Okay. Because I know there is isn't

there a group called the Summit Street

group out there

>> uh I would say also try to get in

contact with them also.

>> Okay. Absolutely. I think they have a

group there

commissioners. Uh that's my one

question. I'll come back later, but if

you guys have any concerns and

questions, um I'll start with

Commissioner McKenzie.

>> Commissioner.

>> Yeah. Uh

quite often we approve a project and

then I drive by it three or four years

later and say, "God, nothing happened

there. What happened?" And this is one I

really liked it when it came here the

first time. I thought it's a neat

building. Glad to see somebody's going

to finally rehab it. Uh the Jeffrey, the

first proposal, it didn't involve

parking, did it?

>> Uh yes, it did. It had a 12 unit lot

that was uh only accessible from Lynen

Street. It was kind of like one way in

and one way out. Um this is going to use

uh the full length of the um vacant lots

along Lynen Street. So it's a it's um

birectional both off Lynon Street and

Calamus Street. Um, but it's just one

line of parking instead of kind of a

driveway into the site with parking off

either side.

>> All right. And does the redevelopment

authority currently own the property now

that that's going to be the parking?

>> Uh, I believe the applicant owns all the

parcels at the moment.

>> Okay, great. Yeah. No, I think it's a

great project. I I look forward to

seeing you do do well with it.

>> Commissioner Re,

>> I have no questions.

>> Commissioner,

>> no, I don't have any questions or

concerns.

Commissioner Jordan,

>> uh, just one question. Um, what rental

rate range did you have in mind for this

development?

>> Yeah. So, um, throughout the process as

we were looking, um, over, uh, the units

and the layout of this, we have reached

out to the Dolphin Dolphin County

Housing Authority. We we, um, wanted to

just kind of have a general idea of what

they would be looking for. Um although

we are not going to go forward with um

official um by definition affordable

housing um we are going to generally be

in um right around where the vouchers

will will be within within that range.

So we're we're going to continue

conversations with them. Um but we're

not seeking the the tax incentives that

come with the affordable housing.

Um rather than that, the only comment I

have is I'm I'm in favor of this

project. I think it's a substantially

sized building that's being renovated to

have multi-bedroom

units as opposed to typically have

especially in the downtown area one

bedrooms and I'm also happy that have

infrastructure around it

>> with that I'll go to the public

for against this project uh say raise

your hand and state your name and

address

in the center

that commissioners. This is pretty

straightforward and other commissioners

stated uh it's much needed to get

something that building been around a

little longer than this old tool and

that's been deserted

for centuries.

So I appreciate you're trying to build

that.

>> Thank you.

So with that, could I get a motion?

>> Is there a second?

>> I'll second.

>> It's been moved and second for approval

with the conditions. All those in favor

state by saying I

>> I opposed.

Car. Good luck.

>> Thank you everybody.

Um this is the item number two uh three

I'm sorry is a variance for 3300 North

Cameron Street the zone uh institutional

followed by Michael Dell of Florida with

pack to install an 8 foot high fence to

fully enclose a retention pond

associated with the fire training

facilities on site. Yeah.

>> Uh yep. So the applicant is proposing to

install an 8ft high fence with a short

4ft high section including a retention

pond associated with the fire training

facility on site which requires zoning

hearing board approval of a variance

application for a fence exceeding the

maximum six feet in in height in the INS

district. Uh the project site is located

on the Harrisburg area community college

campus. a 274.13 acre parcel featuring

an educational campus surrounded by

surface parking lots and forested lands

with several other occupational training

campuses located uh in the northwest of

the property including the General

Motors training facility, the shoemaker

public safety center and the fire

training academy and the fire academy

training grounds. The immediate vicinity

surrounding the project site features

the forested areas to the south and

east, including a stretch of Paxton

Creek and the GM training center to the

north and west. The site also

accommodates a stretch of the capital

area green belt as well as a small spur

into the training campuses. The overall

property is bounded by Interstate 83 to

the north, US Route 22 Cameron Street to

the east, Wildwood Park Drive to the

south, and industrial road to the west.

Uh the planning bureau staff recommends

the request be approved with the

following conditions. Uh the applicant

has not clarified in their submission

why there is a 4 foot high portion of

the fence and given the reasonable

safety and liability justifications

necessitating an 8 foot high fence. The

planning bureau recommends that the

applicant install 8ft high fencing

around the entire perimeter of the

retention pond. The planning bureau

staff recommends the request be approved

for the following reasons. There's

sufficient justification for the

installation of a fence taller than

permitted by right given that is it is

intended to ensure safety and reduce

liability by preventing unauthorized

access. retention pond associated with

the adjacent fire training facility.

Additionally, the size of the property

and accommodation of training facilities

create unique site conditions that

support the request. Uh there are

existing stretches of 8ft high fences

along the eastern and southern frontages

of the retention pond. Thus, the

proposed fence will match will match

non-conforming fences that have existed

for several decades. And finally, the

project location is min minimally

visible from the public rightway and

will thus have a negligible impact on

the surrounding built environment.

>> Thank you, Jeff. Could you both state

your name, address, and relationship to

the project?

>> My name is Mike. You see Michael?

>> My name is Mike Deoporta.

One hack drive Harrisburg.

I am the director of construction real

estate for Harrisburg Area Community

College.

>> Good evening everyone. My name is Kathy

Brickner and I'm the assistant vice

president of facilities and real estate

for Harrisburg Area Community College.

Okay. Thank you. Um,

commissioners, I have no questions. This

looks like it's pretty straightforward.

And I'll start with Commissioner

McKenzie.

>> Yeah, it's more just curiosity. Why now?

That pawn's been there for a while.

>> Sure. Uh, Hack has taken a a an approach

to secure the specifically the facility

uh firefighting facility as a whole. uh

with the traffic on Industrial Road in

the green belt. Uh we've we fixed some

fences and we're looking to secure the

pond.

>> Okay. Just see I didn't see any new

construction or anything that was

expanding it, so I just wasn't sure.

>> Yeah, that's all.

>> Yeah. Yeah. Sometimes common sense

trumps the zoning code and this is one

of them. So yeah, it's a no-brainer.

>> Mr. Re,

>> no questions or comments.

>> M. Oh, well said, Commissioner Tulle.

>> That's what I'm here for.

>> Yeah, well well said. I I was actually

surprised that this hasn't had any

fencing around it. Um, you know, given

the safety factors and then when I

looked at the aerial, this is a pretty

big retention pond. Do you know roughly

like the size of it or the depth of it?

>> Uh, it's believe it's over 12 feet in

depth.

>> Oh wow. Yeah. I mean that alone and

that's something I would emphasize if if

you have questions for zoning you know

that alone is is a major safety concern.

So I have no issues. Thanks

>> Mr. Jordan.

>> Yes. If you could explain the desire for

the 4oot section versus being eight.

>> Yeah. The 4 foot section is a request

from the manager of the firefighting

academy in order to utilize that section

uh to drain their hoses down. So if if

the fence were built taller at that

section, it would splash back on them.

So they typically drain them down in

parallel. So multiple teams, you know,

five feet apart.

So they requested that that section be

lowered.

Yeah, this variance makes sense to me

both from a safety standpoint.

>> That's

wonder.

I'll go to the public on this again.

There's anyone in the middle or against

the project

to the right.

With that, commissioners, could I get a

mo? As I said before, it's

straightforward and pretty much Well,

anyways, can I get a motion?

>> A motion to approve with conditions.

>> Is there a second?

>> I guess it's a recommendation. Yeah,

install the 8oot.

I put the motion out there. Feel free.

>> Only only thing I'm saying it's not

required. So, we can keep it there, but

as far as I'm concerned,

>> what's the motion?

>> I just approved as

I'll motion.

But Jeff, you're saying even though this

is a condition, he's not required to do

it.

>> Yeah.

And again, it was based on

With that

motion, all those in favor state by

saying I

>> oppos.

Motion carried. Good luck.

>> Just to let you both know that

not really conflict of interest to me.

I'm on a hack foundation board and I

spent most of the day via Zoom also.

Uh I'm quite sure you're aware that Hack

is getting a new recruiting for a new

president

is leaving in June. So most of my day

was spent with them selecting. We have

some good candidates. So

>> great.

>> Thank you. And also just to note hacks

the public safety is one of the best

organizations

uh at hack you know with the nursing

program but uh like I said I will lead

whatever they say because they they

don't come in whenever they come in for

any project with the board

very few few that deny them because they

only come in with what they need. They

don't come in with anything they don't

need and they're pretty pretty sharp

with everything. So, I'm glad to see

that you know even maybe a little late

and I appreciate that. Thank you.

>> Thank you very much.

>> [clears throat]

>> Um item number four, this is a variance

and special exception application for

1512 State Street Zone res uh

residential medium density. It's filed

by Jared Neil and Hayden Horizon Group

LLC

is to convert the existing single family

dwelling into a three-unit multifamily

dwelling.

>> Uh yes. So the applicant is proposing to

convert the existing single family

dwelling into a three-unit multif family

dwelling which requires on hearing board

approval of special special exceptions

for the proposed use and relief from the

off street parking requirements per

section 7-305.7

and 7-327.6

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.

Property 1512 State Street is a 05 acre

lot featuring a 3 and 1 half story 2443

foot structure which was constructed

circa 1900. Property is bounded by

Miller Street to the north, the property

at 1514 State Street to the east, the

State Street to the south, and the

property at 1510 State Street to the

west. The semi detached structure

features elements of Italian Renaissance

architectural style. Character defining

features include the red brick facade,

the substantial front porch, the oral

windows on the first and second floors,

the decorative brick elements on the

third floor of the front elevation, and

the prominent dormers around the third

floor roof. The main entrance features a

panled wooden door set within a paneled

wooden surround and topped with a simple

wooden transom. It is accessed by an

elevated porch featuring tongue and

groove floorboards, ornate turn spindle

wooden railings, and circular wooden

columns. Although all ele all elements

are significantly deteriorated, there is

a rear entrance accessible via a small

concrete landing which features a wooden

door with horizontal panels and an

infield transom which is sheltered by a

deteriorating second floor deck.

Penetration features windows in a

variety of sizes, pane configurations

and settings. Most windows appear to be

one over one. The front facade features

a plate glass window topped with dentals

and an arch transm on the first floor.

An oral window topped with a substantial

pediment featuring dentals on the second

floor and a palladian window arrangement

on the third floor set at top a

decorative brick base with brownstone

sill. Third [snorts] floor dormer on the

front elevation features divided light

windows with panels of quartz a

prominent pediment with and a prominent

pediment with wide eaves and brackets.

The front of the structure is

the side elevation sorry features a

manored roof with simpler and shallower

dormers. The front of the structure is

topped with steep hipped roofs, clad

asphalt shingles and featuring wide

eaves with brackets. There is a manored

roof along the side elevation and other

sections of the building feature flat

rubber roofs. Although the property is

significantly deteriorated as a semi-

detached structure, the building mirrors

architectural features of it pair to the

east with some differentiations such as

the enclosed front porch and twotory

porch on the rear elevation and

generally and generally reflects the

massing and design of other properties

in the surrounding neighborhoods. As

such, the building contributes to the

architectural 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 and will receive

approval approval for all necessary city

permits prior to receiving a certificate

of occupancy. The applicant must provide

a detailed site plan developed by a

professional demonstrating how the rear

yard will be developed as off- streetet

parking and whether any such development

is in conformance with the applicable

zoning regulations. And finally, the

planning bureau recommends the applicant

recreate historic and architectural

features of the property such as the

oral windows and wooden front porch

elements to ensure the property retains

and enhances its contribution to the

aesthetics of the block. Planning BO

staff recommends the request be approved

for the following reasons. The property

has experienced extended vacancy over

the past 25 plus years, resulting in

significant deterioration that threatens

the physical stability of the attached

duplex and the overall character of

streetscape. As such, there is

justification for the allowance of more

units than would be permitted by Wright.

The project will reconstruct a blighting

influence and attractive nuisance into

new units that will contribute to the

housing inventory in the city generally

and the neighborhood specifically and

rehabilitate an historically and

architecturally significant building uh

and represents a significant improvement

over the potential alternatives of

demolition or collapse. And finally, the

project advances the purpose of the RM

zoning district provided in chapter

7-305.4

C of the code as it provides a

development at medium densities that

will not adversely affect the stability

of the area and advances chapter

7-301.27

of the zoning code by protecting the

residential neighborhood and providing

diverse housing opportunities.

>> Just for you guys,

>> yeah, sorry you're not uh rid of us yet.

[laughter] We had a a busy uh a busy end

of the year to get these applications in

and uh McNise actually had a third

application that we were going to be

here for tonight, but uh Jeff and I were

able to um discuss beforehand and remove

that one from your guys' docket. So,

appreciate everybody's time. I know that

this is a significant

>> just for this for the records. Just

reintroduced yourselves.

>> Yep. Um Phil Patrina Mcnes Wallace and

Nuric. We represent the developer uh

Holden Horizon's Group in this matter.

Uh they're the owner of 1512 State

Street and the developer is with me here

tonight.

>> Jared Neil with Holden Horizon's Group

and then 227 State Street.

>> Okay. Um commissioners, I have nothing

at this time and I'll start with

Commissioner McKenzie.

>> Yeah, I think the only question I'll

beat some other folks to it is just a

discussion on the waving of the parking

requirements. How do you propose to

handle and provide parking for these

three units?

>> Uh so the request in the application was

for a variance request uh to reduce or

sorry a special exception request to

reduce the parking um by two spaces. Um

we agree with with Jeff's analysis and

the planning bureau's report. Uh there

are two existing parking spaces to the

rear of the property uh in a driveway.

Um and

the you know we actually thought that

the calculation was for one additional

spot for the third unit, but it's

actually two for a guest uh spot. uh in

that section of State Street, there is a

lot of uh street parking and it's not

uncommon for the homes and and uh

dwelling units in that section of the

city to not have access to parking. Um

so our request was for a special

exception and and we believe that we

satisfied those special exception

criteria for the two space reduction

just given its location in the in the

city and the existing conditions of the

surrounding neighborhood.

Thank you,

>> Commissioner.

>> Yeah. Uh,

was it your lawyer's idea to to attach

the pictures because that was brilliant.

I mean,

>> um, that I'll take credit for that since

you like it, but if not, I was going to

>> seriously [laughter] you look at the

pictures and say whatever it takes to

get this property rehab

>> and I don't think three units is too

dense. So, yeah, I have no problem with

it.

Commissioner,

>> no. I have no questions. Commissioner

Mer.

>> Yeah, I think it goes without stating

this property is in dire need of some

sort of revitalization. Um,

you I mean

the cost to restore it to a single

family home is probably comparable to

what it would take to make it a multif

family at this point. So, I mean, was

there any indication for this house that

it may have been multiple occupancy in

the past. I don't know how long it's

been vacant for. It's pretty run down,

>> right? So, when we tooured it, um it did

feel that either it was under

construction to be converted or or

potentially was converted at one point.

So, I I don't know any of that, but

walking through it, it absolutely looked

like it was either at one point had been

split. Um

>> but when we bought it, it was uh you

know, there wasn't much left to really

tell.

>> Yeah. Yeah. Yeah, you got a nice

skylight potential up there on the roof,

it [laughter] looks like.

>> Yeah.

>> Yeah.

>> Nice big window on the side, too.

Window.

>> Yeah. Right. Right. Big bay window.

Yeah. So, yeah, I think it's somewhat

justified here, you know, the the um the

exceptions that that are needed. So, no

questions.

>> Thank you.

>> Uh Commissioner Jordan.

>> Yeah. Just just for fun, could could you

explain the picture a little bit? Like

where where did this hole come from? Did

you make it? Was it already there?

Now, this is the uh wonderful condition

that we bought it in. Um so, we walked

uh my partners and I walked into here

and we said, "You know what? I think we

can we can actually do something with

this um with some of their background

and and just um you know, our

familiarity with this and what we've

done over the years." So, um yeah. So,

unfortunately, I think what happened was

it started out with an issue with the

roof and then that led to deterioration

just from the elements getting in and

then that side wall. Um there was

there's the brick facade. There's also a

a window section that was wood that

started deteriorate collapsed and then

they just the previous owners put a tarp

over the roof and over the side and

that's when we came in and started you

know moving through the process.

>> That was Thank you. I was very curious

how that got to be.

>> Yep. Um the only other question I have

is um if you could kind of walk me

through the design as far as the

different different floor units. Um how

do you enter the second and third floor

units? Is it from the back?

>> Yep. Exactly. So uh the front the first

floor uh you'll entrance just through

the the entrance way just just as it was

in its initial condition. Um but in

order to make it work and for for um

just for for safety uh you'll enter the

second uh and third floor through the

through the rear of it. Then there will

be a fire exchange as well. Got it.

>> Thank you.

>> We'll go to the public. Anyone for

against this project? Start from the

middle center and one person on my

right.

Uh with that commissioners, again it's

straightforward and thanks for building

putting together another disaster with

that building. I guess you can make it

open air like Natural [laughter]

lighting

anything.

>> Uh, could I get a motion?

>> Is there a second?

>> Second.

>> Second for approval with the conditions.

All those in favor state by saying I.

>> I.

>> Opposed extensions. Motion carried. Good

luck.

>> Thank you everybody. Thank you very

much. out of your hair now for the

>> for the evening.

>> Yeah, that's right. Yeah, we'll we'll

certainly be back with hopefully more

exciting projects for clients. So,

appreciate your time.

>> Thanks for everybody's time.

>> Thank you.

>> Okay, item number five. This is a var

special acception application for 2140

North Second Street. It's done

residential

minium density.

by Steven Tul.

Is that also okay? I was going to say

conflict

[laughter]

>> to convert the existing single family

dwelling to a threeunit multifamily

dwelling.

>> Uh yes. So the applicant is proposing to

convert the existing single family

dwelling into a 3unit multif family

dwelling which requires zoning hearing

but approval of special exceptions for

the proposed use from the off street

parking requirements per section 7-305.7

and 7-327.6

of the zoning code respectively and the

variance for relief from the density

regulations in section 7-307.3

of the zoning code. Property at 2140

North Second Street is a 06 acre lot

featuring a 2 and 1/2 story 2532

structure which 1905. Property is

bounded by the property at 2142 North

Second Street to the north, 21 or North

Second Street to the east, the property

at 2138 North Second Street to the

south, and the property at 2141 North

Street to the west. The semi detached

structure features elements of prairie

architectural style. Character defining

features include the red brick facade,

the emphasis on horizontal lines, the

deep width front porch, the box windows

on the front and side elevations of the

second floor, a wide oral window on the

second floor of the rear elevation, the

twotory porch on the rear elevation and

the prominent dormers and chimneys

around the roof. The main entrance

features a panled wooden door set within

a simple brick surround topped with a

divided light transom and fronted by a

full view storm. It is accessed by a

concrete porch and steps featuring brick

walls and columns. Administration

features windows in a variety of sizes

and paint configurations. Most windows

appear to be one over one and sit at top

concrete sills. Although the dormers

feature divided light windows and they

are set in various groupings throughout

the building. The side elevation

features a two-story bay window with the

first floor clad and brick and the

second floor clad and panled wood. The

structure is topped with steep hip roofs

clad and real slate shingles and

featuring wide eaves with brackets. It

is it also features four large dormers

on the front side elevations each

featuring divided light windows, slate

shingle clad dormer cheeks and hipped

with brackets that match the overall

roof design. As of a duplex, the

building mirrors architectural features

of it pair to the south with some minor

differentiations differentiations such

as the porches railings over the front

porch on the front elevation and

generally reflects the massing and

design of other properties in the

surrounding neighborhood. As such, the

property contributes to the

architectural character of the

streetscape and neighborhood. The

planning bureau staff recommends the

request be denied for the following

reasons. The applicant has acknowledged

that the property can be utilized as a

single family dwelling and in fact has

been used as such by the past two owner

since at least 2001. The applicant has

not provided evidence or demonstrated

that there are unique conditions of the

building or the property or building

that justify the granting of a variance

and uh the proposed work such as the

addition removal of walls,

reconfiguration of floor layout,

expansion, addition of bathroom and

kitchen facilities and other

improvements necessary for the

establishment of multiple units likely

entails a significant amount of

investment which may exceed the

substantial improvement threshold and

thus require the property to be

floodproof. A logistically and

financially intensive process.

Could you state your name, address, and

relationship to the project?

>> Hi, uh, my name is Steven Tulle. I live

at 55 Pellingham Circle inola,

Pennsylvania, and I am the owner of the

property.

>> Okay. As you

as you're [clears throat] aware, the

staff has denied your proposal. Could

you state why we shouldn't deny it?

>> Yeah. So, this is a part of town that

has been part of my family since the

early 80s. Uh, I was in front of your

board in 2021 to get approval to convert

2134 North Second Street from a

commercial property to a 4unit um

building. Um, at the same point in time,

I bought 2138, which is the other side

of 2140.

2138

is a property that has three units, one

per floor. Um, this is a property that

allows for affordable housing.

So, like right now, I have the third

floor unit rented or listed for rent for

1175. That's one bed, one bath. Uh, I

have the second floor unit, which is a

two bed, one bath, uh, listed for rent

for$,650.

So, uh,

property on this block is a multifamily

property. Uh in addition,

it backs into a commercial parking lot

uh for the governor's plaza um of which

I actually have a letter from the uh

owner of the or the manager of the

governor's plaza who

was actually in support of my

development based on what I did with

2134.

I think that the changes that I've made

to that block have significantly

increased the value of the

surrounding properties um over this uh

let's say the last three four years. Um,

I think that there is significant

parking

in this part of town because again, this

is a property that abuts a commercial

parking lot in a commercial um, you

know, one of the largest uh,

[clears throat] commercial structures in

that part of town, like right across the

street from the governor's mansion. So,

uh, you know, the building's actually

2,915

square ft. So, this is a building. Um,

are we best served with having one

person live in this building because

that's what it had been doing for um the

prior owners uh tenure uh since I think

2018.

And also

with that large of a building, these are

older buildings. They need constant

money invested in them for all of the

exterior woodwork, the roofing. Um, the

properties do not they they need to have

some type of profit motive. Um, and you

know what I've done with 2134 and 2138

that provides the income to keep those

as class A properties at affordable

prices. Um, I think that, uh, you know,

I have one neighbor here who, uh, is

adjacent to it. I would love to hear

what she thinks of the project. Um, but

I think this is an addition and a an a

valuable addition to the city and I

think it provides housing when we need

housing. Um, so, uh, is it an abandoned

building? No. Um, could someone move in

in there? U

does that like serve the you know I know

the current administration's been having

a big focus on affordable housing. This

is one thing like 30% of it is going to

be like by definition affordable

housing. Um so these would be the use

cases that I would say of why I think

it's a good project.

>> Jeff any response?

>> Um well you know I think

as noted in the case report um and as we

heard in the last uh case you know there

needs there does seem to be a

justification for a variance why the

property cannot be used in the case the

last one it's falling apart I'm

surprised they haven't been demoed by

the city and there was obviously going

to be a significant amount of investment

that was going to be made into that

property or it was going to fall down

there would be the loss of a house to

whether we should add more um and you

know the applicant referenced um that

there needs to be a profit motive to do

this but there doesn't need to be one

for a single family dwelling when I

bought my house I didn't think you know

well what's my profit going to be at the

end of this it's a roof you know it is a

place to live and I think this is a

single family dwelling it has been for

about 20 at least 25 years according to

what I was able to research in the

countyy's records um so it has been

operating this uh and so the question is

Why can it not continue to be if this

was in the same condition as the last

one? I would absolutely agree. I would

say this absolutely needs uh you know a

zoning relief to be a viable property

going forward. Um you know I think

another consideration is uh that you

know the last project and some of the

other ones we've seen recently like on

1932 Forester Street was one recently we

do have rear yards where they have they

can provide parking which I know is a

often

times resource

a matter of whether the applicant would

do a good job. I'm not debating that and

converting multiple units. It's does the

property itself um have the conditions

um that would justify the requested

Um, commissioners, um, I'll go to you

with your questions and concerns.

Commissioner,

>> I guess the I mean I understand being

two halves of the same building

theoretically and there's some things

happening there and I might be able to

attempt it but the parking aspect we

keep giving out free parking passes to

everybody and we're the three of us are

members of the parking authority so

we're always listening to people stop us

in the street about parking parking

parking. Uh you mentioned that the

adjacent uh property there, Governor

Square, was had a letter of support for

you. Uh could that be extended into a

lease for three spaces?

>> I would I could support it if that was

the case.

>> Yeah. So currently the majority of that

parking lot is being served for all of

the tradesmen who are doing a wonderful

job to uh renovate the governor's

mansion. Um, so they're not in a

position to talk about that until that

project is done. That being said, uh,

prior to, um, that unfortunate event,

that parking lot was probably utilized

between 25 and 30%. Um, so it's

underutilized as is. Um, so and we have

also have to remember that there's

roughly 400 ft of street frontage in

front of that parking lot. Uh, across

the street from it, there's also

commercial space with what used to be

mother subs as well as uh, you know, a

small medical office. So there

those two sides of the street that's

like roughly at least 600

lineal uh feet of parking that is not

being used on the regular. Um so uh I

have you know I spend a lot of time in

that part of town there almost every

day. I don't see that it's as dense as

let's say other properties that I own.

in Midtown like you know if this was a

1000 block 1100 block I could definitely

agree with that here you know is is

street parking um

the what people like the ideal parking

uh situation no but there is it's

plentiful as well as having that lot

that um being able to uh lease three

spots or four spots I guess in this

which would be the um being a threeunit

uh that is not unreasonable because

again that's a parking lot especially in

a work from home environment I believe

uh city school district has a lot of

that space it's underutilized uh and

there would be a profit motive for that

owner to entertain at least

>> I guess if there was an exhibit here

that was documenting uh de facto your

suggestions of how many spaces are there

or not there during a business day and

an evening um might be a little bit

different but

>> okay I have a security camera that

overlooks that lot I can download the

footage for the pasture

>> well if you can create a graphic or or

some something that you know I wouldn't

want to push you as far as a traffic

study although the folks they they

certainly can be done um but the fact

that the space across the street's been

made available to governor that project

will finish

>> yes

>> and uh so so So at least could be

negotiated perhaps in 12 months which

could be part of could be here now and

could be part of your application that

started in 2017 or 2027 rather. Uh that

would for myself I would feel better

about that aspect of it but that's my

only comment.

>> Thank you

Commissioner.

>> Yes. Uh Steve you said you came before

us a couple years ago and you converted

this single

>> family dwelling to a four unit.

>> Yes I did. 2134. So that's two doors

down.

>> Okay. And we granted that one for you?

>> Yes.

>> Okay. Uh

>> that was a commercial space. So that was

my my mother-in-law had run the movement

center and that was one where we took

that property I think had a waiver for

30 parking spots and we've reduced that

waiver down to like whatever a four unit

is.

>> Did you uh do any outreach to the

neighbors to the in the neighborhood,

you go door to door, talk to the

neighbors about what what your

intentions were.

>> Um, so I sent letters uh to the

notification list. Uh, you know, I have

one letter here that would be in in

favor of that. Uh, there is one uh

neighbor who lives directly next to the

property. Uh, we can hear from her if

you'd like.

>> All right. Yeah. And also I agree with

Mr. from McKissen that it'd be better if

you had like a written lease or or or

something in writing either from the

adjoining property owner or mother's sub

or whatever. But uh but I I

unfortunately I think Jeffrey you know

kind of nailed the issue with it. I mean

the the legal standard for a variant. I

I mean the property's always been

operated as a a single family dwelling.

Uh all you indicated there a number of

properties on the block that are multi-

but by the same token there, you know,

the whole most of second street are, you

know, the same size buildings. They're

single family dwellings. So I I don't

think you you've met the the legal

standard for a hardship here. So um

that's the problem I would have with

this application.

>> Commissioner Ree

I I think I need clarification on

something.

>> Sure.

>> Uh from staff.

>> Oh.

>> Um the report indicates that the the

building is large enough to be converted

to two two or three units by right and

thus a variance is not necessary

>> for the relief from the specific

criteria. It's still necessary density

regulations.

Okay.

>> Yeah, it's about and that's based on the

lot area the size of the structure.

>> Okay. All right. Thank you,

>> Commissioner.

>> Um I

uh would echo my fellow commissioners um

statement kind of just reiterating I

think for for me the difficulty is

around the variance and the legal

standard for meeting variance criteria.

Um, you know, out of the five criteria,

I do see that this wouldn't really

alter, you know, the character of the

neighborhood. Um, there are some

multifamily dwellings, but those

conversions were a completely different

scenario from what's being presented

here. you know, when we're converting

from uh no longer needed commercial

space, office space, providing more

housing units in the city, you know,

that's something different. Um when

we're revitalizing an otherwise, you

know, potentially demolished or lost

housing unit and providing new housing

for that reason, that's that's another,

you know, exception, right? It's a

justification. This one is tough for me

to to get on board with because just it

looks like just up until December of

2025, that was a month ago, this was

functioning as a perfectly good single

family house that was lived in and

operated as a single family dwelling.

So, I have a hard time with again just

meeting the the justification, the

variance that that it can no longer

function as such.

>> And I appreciate that.

I would ask you to consider though

to the extent that the governor's plaza

was allowed to be constructed

many years ago that really

set the tone of what was going to happen

to the surrounding area for better or

for worse. And that like was those were

decisions that were made by other people

in another time.

You know, when I look around uh you know

We're talking about a property that's

almost 3,000 square feet and it is like

backed up against commercial space. Um

the

when I look at that, you know, I I take

a look and I'm here like, all right,

single family home. All right, are we

going to get are we going to increase

the tax base? Are we going to like serve

the best interest of the community by

having like, you know, two people living

there. Um, you're the the odds that

you're going to have like people

relocating from the area, which you

know, oftentimes when we have

multi-units that have been upgraded,

we're bringing people in from the area.

We're increasing the tax base. Uh, we're

putting investment in the city. We are

increasing the valuation of the

neighborhood. Um, I understand that.

Could it be a single family? I'm not

going to deny that it could be. I'm

saying that I think it would have a

better use and a greater good to be

converted just like the you know it's

attached to a three unit and that like

it's a quiet beautiful block you know

that I think would match and mirror

what's already there and every other

residential building on that block is a

multifamily.

So, if you are moving to the area and

you're looking to buy a single family

home, do you buy one next to that's in a

dense multif family area that's backed

up by commercial like parking lot or do

you look at other parts of town? Um,

that's a good question. I I know that,

you know, where I live, there's uh a

residential zone lot that's right across

from like a uh a gas station. And once

that gas station went in that that

education lot across, eventually that's

going to go commercial because people

don't want to live next to a gas

station. And to the same extent, like if

you if you're going to have the

financial capacity to buy a 30,000 foot

house, you're not going to buy one

that's next to a huge parking lot.

Um so whether uh you know it has a use

today um I'm saying you know I believe

we were talking or I heard earlier it's

like okay does common sense trump what

you know is written down and here it's

like uh maybe it does maybe it doesn't I

don't know but I would propose that uh

the

change over to multifamily is going to

gater value and it's going to serve more

people and it's going to serve the

neighborhood better. Um, so that's why I

would ask for you to open your minds to

it.

>> I don't think I have any questions.

Thank you.

>> I'll go to the public before against

this project. Please stand. State your

name.

address.

>> Oh, sorry. We'll have to use this.

>> Good evening. My name is Annette McCro.

I live at 2144 North Second Street and

I'm the property owner at 2142,

which is next to the property that he

just purchased. Um, my only gripe with

this is the tree that sits out in front

of it right now. Well, for the last 30

years, I'm the only one that cleans up

after it. Okay. His property is just

like it it may be as wide as this t this

table where where his leaves drop. I

have the only driveway on the property.

So, my property is like 3,100 square ft.

Um, my concern is the concrete that I

have to replace every two two three

years. Um, the mold. I have uh vinyl

windows and everything. And when you um

uh power wash, two, three months later,

it's dirty again.

I have I just uh rented to a 80 year old

tenant who drives a Mercedes and she

doesn't even park up under she rarely

parks under there, you know, in front of

her her prop her apartment. She parks by

the fire hydrant on the corner. You know

where the fire hydrant is, Mr. Tulle?

Yeah. She parks back there because she

there's been big uh twigs and you know,

branches that have fallen. Um,

my basement the the floors is, you know,

all cracked from the the concrete is

cracked and it's from the trees.

Uh,

every couple months or so, you're

calling the plumber and when they come,

they're pulling the twigs, you know,

twigs and stuff from the tree.

Um,

now

as far as the parking, I did have a

concern about that, but I thought the

parking in the back of the property was

for those apartments. I mean, for the

apartments ne the one on the corner and

then the other one,

>> right? You do cars back there all the

time. So that's not their parking.

>> That's the governor.

>> Oh.

Oh, okay. Yeah. So, I I just assumed

that um when he turned this over uh to a

three unit that they would have parking

back there, so that would be a concern

for me. Um like I said, my tenant, she's

80 years old. Uh she lives there by

herself, so she would be the only one

parking. But like I said, she she rarely

parks there. She drives the Mercedes and

don't want the, you know, the the twigs

and things falling on her car. Not

twigs, branches I should say, and big

ones.

Um, let me see.

That was That was basically it. Oh, um,

10:29. I don't know when you took over

the property.

>> No, 10:29 of 25 last year.

My sister, she fell right out right in

front of the property. Your

>> Yeah. Yeah. and dislocated her elbow.

>> You set my sister.

>> No.

>> Oh, you sett on the property. I'm sorry.

When? 10:20?

>> December 18th.

>> December 18th. Okay. Yeah. So, she then

we just lost three people back to back.

I lost a brother, a nephew, and then a

brother-in-law. So, and then her husband

was being operated on a serious

operation, so she just didn't bother

with it. But she fell, you know, right

there out in front of the property

>> behind the branches.

>> Stay on your gang. I mean,

>> okay. Well, I'm just telling you, and

this was as a result of the um roots,

and I recently had roots removed uh by

our by the trash can of my rental

property, you know, because this lady

being 80 years old, don't want her to

fall, taking her trash out. So, that

that's my my main gripe. And I did

express that with Mr. Tulle, you know,

that and that's been my gripe for the

last 30 years cuz the previous two

owners didn't want to deal with it and

they didn't want to clean up the the

leaves.

>> Okay.

>> And like I said, this year I had 21 bags

of leaves.

>> Okay. Thank you.

>> Thank you.

>> Is there anyone else in the center for

against the project?

There's no one on that side. Okay.

Commissioners,

can I get a motion?

We always, Mr. Commissioner always,

including myself, had problems with prop

um parking in the city, especially like

Second Street and so forth. So if you

don't have a place to park them likely

stated they have a lease from like a

parking lot to park that's a problem.

But anyways commissioners

a motion one way or the other.

>> I make a motion to deny based on the

case report.

Is there a second?

>> It's been moved and second for the

denial. All those in favor state by

saying I.

>> I

opposed.

So I would, you know, keep in contact

with Jeff in case you do get the parking

spaces or and talk to them about that.

Just understand. So

he

folks

might not

turn.

I didn't read it as so much based on the

parking as that you don't you need to

meet the legal justification of what a

variance means whether a parking is part

of that maybe maybe not but you need to

meet the standard required

that justifies the board giving you the

that's what I heard mostly I mean I did

hear them ask questions about parking

but I think the underlying premise is

that they're struggling whether or not

there's justifications to transfer this

into another use.

>> I appreciate that.

>> I'm just asking is it worth my time to

resubmit?

>> I can't answer that.

>> We do not.

>> Okay.

>> Well, and and I I would say that it

probably makes sense to go to the zoning

board. They will give you information

about they will say we're denying this

based on the variance criteria or they

might say we we're denying this because

we don't think the parking is

sufficient. So they will give you a

better understanding of maybe how to

approach this in the future. Yeah.

>> Stephen when you do it I mean at least

twice during your presentation you said

could an individual buy this home and

use it as as a family res and you said

yes.

>> You lost your argument.

>> Don't say that.

value.

So there's other issues govern

You shot up there.

>> Okay. Thank you,

Jeff. Any Any for other business?

>> Um, not [clears throat] yet. Um, I I

know I was going to get together a um

report, annual report for you guys. And

uh I am that is in the works. I just

didn't get it done by tonight's uh

meeting. So, I'm still working on that

and I'll hopefully have something to

share with you. I think it's just going

to be kind of um both a look back about

what kind of cases were heard in 2025 um

as well as maybe um some um more general

statistics about what the planning

bureau's um been managing because you

know you guys get stuff that's gone

through a process before and sometimes

we have people come in and we say hey

you're going to have to do x y and

zoning relief and they don't get you

know it doesn't get heard but sometimes

people make it here um and so I think

that information too uh is important

because we've adopted some new uh

processes and documentation over the

past year new flip plonian certificate

uh that hopefully hopefully helps give

people more information at the front end

of the process. Um, and so, uh, you

know, giving you guys all an idea of

kind of, I don't know, maybe how the

sausage is made on those, uh, what we're

doing in the department, I think, um,

you know, is, uh, is is useful. So,

it'll have a little bit of, uh, like I

said, retrospective on last year, what

how many things got approved, especially

by city council or the zoning hearing

board after you guys here. Um, and then

a little bit of the statistics from the

bureau itself.

>> Yeah, I I think that's helpful. Well, I

think it came to the forefront when we

were having our seminar with the council

back in early fall that one of the

requirements we hadn't really been

meeting.

>> Yeah.

>> Was providing that type of report to

council.

>> So, um, not only valuable to us, but I

think letting them know what's

>> situation is. So, I appreciate you

getting that done.

>> If I may, I would also say to Mr.

um because the other agendas and minutes

are

you may want to avail yourself of other

projects similar and what justifications

they've used and maybe that can help

direct you in a way that you know a way

that you can meet the criteria. I think

it goes back two or three years upon the

website at least goes back to 24

>> uh we've just got 2025 up now because we

have to we have to rec yeah the way we

[clears throat] the website that we

switched in the middle of last year we

we have to reconstruct

>> if you look at the other multi

units and how they've gotten their

variances. It may spark some ideas of

how you can meet the legal standard.

>> Okay.

>> Okay. Before we are gentlemen

there

are you here just visiting or

>> Oh.

Okay.

>> My first government meeting ever.

>> It was a slow night on TV in Harrisburg.

[laughter]

>> Okay.

>> Cuz we never have people stay.

[laughter]

>> Thank you.

>> Basically, I mean

Yeah, I mean I have my own thoughts on

what they're doing to the uh

>> to the property, but yeah, the the state

is exempt from uh local regulations.

And not to say the state doesn't

coordinate with us on things that they

do. And I think oftent times they try to

be a good partner, but you know

certainly the incident that precipitated

the work they're doing there now is you

know was serious and enough to have them

you know move forward pretty quickly

with the design they've got.

>> Yeah. I think the main problem is is

when do you define historic and 1960 is

historic at this point. you know, that's

now 65 years ago.

>> And you have the state has this small

group called the Pennsylvania Historic

and Museum Commission,

>> right?

>> And this thing called a Shipo and all

kind of other things that the rest of

the world lives by.

>> Yeah.

>> Um and has to comply with. That's where

I'm I'm starting to have a little bit of

a a difficulty with what I think I'm

seeing behind the fencing there.

>> Not to mention the wide open budget, you

know.

I that that uh that site in the property

to the south is actually not in the his

the national historic uh district and it

may not be in the municipal historic

district,

>> but it could theoretically it could have

been put on.

>> Sure.

>> It would easily meet a determination of

eligibility given the

>> Yeah, my guess is it was carved out

sometime around when the governor's

mansion was built because they did not

want to

>> Yeah. adhere to those things. They

wanted to make it a lot, you know, do

what they wanted to do kind of thing.

So, I think they did something similar

across from the state museum where

there's two blocks along Third Street

that are not in the National Historic

District where they were going to put

the federal courthouse at one point, I

believe. Um, and I think that was carved

out for probably a similar reason.

>> Um, so, uh, uh, but yeah, I mean,

certainly, um, you know, there is an

impact on the project on the surrounding

streetscape.

Yeah,

>> I figured the state would do that, claim

that theelves,

locals can't do anything.

>> Yeah. Well, I know even on state

projects we do, whether they're the game

commission expansion or renovating and

converting a a uh armory we're doing

right now into a music center for the

division orchestra.

We are being directed by DGS to submit

and comply and go through the process

that they have exempted the governor's

mansion from. It just is a bit amazing

because it's also DGS handling the

project for the governor's mansion. But

[clears throat]

>> I had no doubt there, but

that was repaired. I guess the more

question my mind is is just it was a

failure of the fencing or the failure of

not hanging a 20 foot gate or people who

failed their jobs

>> who were on staff. That doesn't

constitute a permanent damage to the

city streetscape on the river. It just

seems like it went the wrong direction

quickly without any input.

>> Nothing we can do about it. I completely

agree.

Wait till the fence comes down to have

the unveiling.

>> Is there anything else for the good of

the water and

>> happy new year?

>> Well,

well, I'm sorry. There's a motion for

>> Give it a good whack there.

>> So moved.

>> Second.

>> Go for it.