Harrisburg City Zoning Hearing Board Meeting 4/20/2026

I was gonna say

I tell you what people say all the time,

I wish it was more like Scotland's

>> world.

You get a chance to wear wool.

>> A lot of

layers.

>> Oh gosh.

Oh man, I love it.

Good evening everyone.

This is the monthly meeting of the

Harrisburg zoning hearing board. Okay.

I will introduce all players. To my

right is Mr. Hobs. Okay.

Myself

to my left. Okay. Michael

and Michael.

There are solicitors

front of me. Go to your go to Jeff

first. Okay. Jeff Knight. He's director

of planning

Harrisburg

to his right. Okay.

See, I've got

Cameronish Cameron and

>> she's the assistant director deputy

director playing director.

>> Okay.

>> Okay. All right. So, uh right we're here

for the April 20 uh meeting. Um and uh

as this is a uh hearing,

all testimony will be taken under oath.

We have a court report here to my left.

Um and we'll go through actually we're

going to start off with uh two

continuances.

Um the first one is 2628

was already continued once

um from the March uh hearing that was uh

B1 and then it'll now we have B2 where

um it is uh applicants uh email

requesting that it be continued to the U

May um zoning hearing board meeting. So

we have B1 and B2 for exhibit 2628

and that will be then uh listed for the

uh May hearing.

Then we have 2638

that is part of new business um for

tonight

that applicant Arthur Jefferson uh

Jefferson um he has requested that the

matter be continued from tonight uh to

the May uh hearing. So that is uh B1 and

that'll be marked

Okay.

So, um we have those two uh two

requests. Um do we have a motion to

accept that? 2628 2638.

>> I make motion to move 2628 and 268.

>> Second.

>> Okay. We have a motion and a second. All

those in favor? I

>> I

>> Okay. So, those uh those uh continuences

are approved and those two uh 2628 2638

will be um then for the May uh zoning

hearing board meeting.

Um then we will start with uh the old

business 2626.

Um

that was uh filed uh by Family Tree

Holdings LLC. Is anybody here for that

applicant?

Okay. I don't uh see anybody for that.

Um so that was initially um listed for

the March uh meeting.

Um March meeting had to be cancelled due

to due to weather. Um so then it was uh

also then advertised um for the April 13

uh meeting and um nobody appeared for

that and it is also on the agenda for

tonight. So um still nobody has appeared

um for that. So I am at least going to

mark though the uh notices that we do

have because it was uh properly

advertised.

Um we do have B1 the proof of

publication in the Patriot news made uh

March 1, 2026 and March 8, 2026.

And then uh we do have the uh proof of

publication for uh the one from March 29

and April 5.

And those two now

the other exhibits um we do have or

Yeah.

So we do have

the B2 is the application packet with

the attached narrative and the photos uh

of the property and the plans for the

proposal. B3 is the building permit for

the property. B4 is the deed

establishing the applicant standing to

pursue the requested zoning relief. And

B5 is the planning bureau case report.

Um now

as I said it's applicant's burden to

though uh to be here and present her

case. Um she is not here.

So I think that u

>> uh we have not um and uh I would note

the applicant was not in appearance at

uh either the uh March or April uh

planning commission meetings.

Yeah. So, so to the board, um it's the

applicant's uh burden to move forward in

this case. So, our recommendation since

they're here, we can't continue it

because we don't have somebody here that

one of the owners to continue the

meeting. So um traditionally what our

action has been is a motion to deny the

request um with regards to this

application.

>> Certainly we have a motion motion that

page 26 26

den.

>> Okay. Do we have a second? So obtain.

We have a motion and a second to deny uh

application 2626. All in favor?

>> I

move to 2627.

So, application 262740

North 17th Street

applicant called Horizon's Group. And

I'll read in the exhibits. Then we'll

have the planning director sworn in and

u he can provide U testimony with regard

to that applicant and then we'll have

the applicant sworn in as well. Okay. Uh

the exhibits uh B1 is a continuence

request of applicant from the March

meeting to uh tonight's meeting. Uh B2

is the proof of publication and Patriot

News March 1, 2026, March 8, 2026. B3 is

the proof of publication Patriot News

March 29, 2026 and April 5, 2026. B4 a

letter uh sent from the planning

director uh to applicant notifying of

the hearing. B5 is the hearing notice

posting on the property. B6 application

packet with the attached narrative,

photos of the interior and exterior of

the property, site plan and floor plans.

B7, notification letters sent to

neighbors with certificate of mailing.

B8, the deed to the property

establishing applicant standing. B9,

planning bureau case report. and B10

city of Harrisburg Planning Commission

resolution.

Okay, with that, could we have the uh

planning director sworn in?

>> I do.

>> Okay. Why don't we have applicant

identify himself and then we'll have him

sworn in as well and counsel too.

>> Jared Neil with Holden Horizon's Group.

>> I do. and council just to introduce

yourself.

>> Ash Mccomi with Mcnes Wallace and Neric

100 Pine Street, Harrisburg,

Pennsylvania.

>> All right, with that then uh Mr. Knight,

can you provide some background on the

application?

>> Uh sure. Uh so the case for number 2627

uh involves uh the conversion of the

property at 40 North 17th Street uh from

an existing single family configuration

into a two-unit multif family dwelling

which requires zoning hearing board

approval of special exceptions for the

proposed use and relief from the off-

streetet parking requirements per

section 7-305.7

and 7327.6 and six 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. Uh this

case is uh similar to many of the others

that we get for um these conversions uh

of the of single family dwellings to

multif family dwellings here in the

city. Um, in this case, uh, the property

itself, uh, has been vacant, uh, for a

fairly extended period of time as

evidenced and as evidenced by the, uh,

photos that, uh, accompany the

application, both those taken by the

city and provided by the applicant, uh,

demonstrate the, um, interior and

exterior condition of the property. uh

with the interior being uh significantly

um uh deteriorated uh andor partially

demolished at this point where it lacks

a lot of interior walls um and uh the

exterior with windows boarded up uh and

the condition of the overall condition

of the building itself uh where there's

you know kind of holes and cornes and

things of that nature. Um so uh the

justification behind that behind the

request uh is really you know very

similar to those uh other cases ref

previously mentioned um in that uh the

extended periods of period of vacancy uh

does provide some justification as does

uh the significant amount of investment

that's going to need to be made uh into

the property by the applicant um and uh

will therefore need uh some return uh on

that investment uh if required to have

the property as a single family

dwelling. Um it's likely that the

investment would necessitate the either

sales price or the rent to be so high as

to be uh infeasible and the alternatives

uh if uh required to have uh one

property or one unit on site uh would be

maybe to have the structure continue to

deteriorate and uh to potentially impact

the adjacent property to the south at 38

North 17th Street. Um, so with all of

that being said, uh, the planning

commission, uh, is recommending the

zoning hearing board approve the request

for the following conditions. If granted

zoning appeal to move forward with the

project as proposed, the applicant shall

allow the codes bureau to perform a

comprehensive inspection to identify any

outstanding code violations and will

receive approval for all for all

necessary city permits prior to

receiving a certificate of occupancy. Uh

the planning bureau recommends the

applicant retain historic and

architectural features of the property

such as the oral windows, real slate

shingles and metal finineal at top the

front turret to ensure the property

enhances its contribution to the

aesthetics of the block. And finally,

because the rear yard cannot accommodate

legal parking spaces, uh the property

itself is only, I believe, 16 ft wide

and a and a legal parking space is 18 ft

long by 9 ft wide. Um, the planning

bureau recommends the applicant enclose

this space with a six- foot high fence

to enhance security for tenants and

prevent unauthorized access to the site.

The planning commission recommends the

zoning hearing board approved the

request for the following reasons. The

property has experienced extended

vacancy over the past decade, resulting

in significant deterioration and a

general lack of basic elements such as

walls and utilities that threatens the

long-term viability of the structure and

potentially the stability of the

attached row home. As such, there is

justification for the allowance of more

units than would be permitted by Wright.

The project will reconstruct a a blading

influence and attractive nuisance into

new units that will contribute to the

housing inventory in the city generally

in the neighborhood specifically and

rehabilitate an historically and

architecturally significant building and

represents a significant improvement

over expected future conditions should

the property continue to remain vacant.

And finally, the project advances the

purpose of the RM zoning district

provided in chapter 7-305.4C

4C of the zoning code as it provides

development at medium densities that

will not adversely impact the stability

of the area and advances chapter 7301.27

of the zoning code by protecting the

residential neighborhood and providing

diverse housing opportunities.

>> Okay.

This one doesn't bend, does it? I don't

think it really bends. I think you just

kind of

>> Yeah. Okay.

>> Good evening. Thanks for for having us

uh this evening. Uh as Jeff mentioned,

uh we represent Holden Horizons. This is

our third project before you. Um you

approved the last two which were similar

but slightly larger larger projects here

over the last couple of months. Uh as

Jeff pointed out, this this request is

pretty simple. It's conversion of a

single family into two multif family

units uh because the property is is

generally unsafe and and very

dilapidated at at this point. Uh and the

relief will allow the rehabilitation of

the property. Property is in the RM

district and we are uh seeking uh three

or four uh forms of relief. Uh the first

is the normal special exception to

permit the use uh in the district. Uh

the second one is a variance from

section 7-3073A

to permit two units on the property

which is less than 3,000 square feet in

area. To clarify that is the area of the

property, not the area of the building.

Um, if necessary, we're seeking a

variance from section 7-3072V1

to permit uh the proposed use in

existing building less than 2500 square

ft. Uh, by way of further explanation,

the above grade portion of the property

is around 264 square ft, but there's

also a basement that's 862 square ft.

Uh, it's good for storage. It's, you

know, like any other building here, you

can't finish it uh for use. Um, but when

you put those two numbers together,

you're well over 2500 square feet. And

so, it was just not clear to us whether

we could include the the basement or not

in that calculation.

And then finally, we're requesting a

special exception from section 7-327.8

to reduce the off streetet parking uh

down to zero parking spaces. As Mr.

Knight pointed out, there's no room on

the property. it's too narrow uh to put

them out back. Uh and so we're

requesting relief from that under the

special exception provision. Um we are

accepting of of all the conditions

suggested by Jeff. Uh the lone exception

being the fence. We'll look into it. Uh

as I mentioned that the property is

pretty narrow. A six foot high fence is

going to be pretty overwhelming uh in in

that area. The property has a set of

stairs coming down the back side of it

that that Gerald will will show to you.

Um, so we'll we'll certainly look into

it. Um, but we would appreciate that if

that was a a recommendation and not a

requirement uh on the fencing.

So, I I think Jeff gave a pretty good

overview. I'm happy to walk you through

our our packets like like we normally

do. Um, I also don't want to waste

anyone's time knowing there's quite a

long agenda. So, um, if you'd like us to

do a quick run through of of the packet,

I'm happy to do that.

>> Yeah,

>> sure.

>> Yeah.

>> Hand these out.

Mr. Knight, what's the uh city's

position on the calculation with the

basement that

>> um so I would say that uh as a general

rule, basements are not uh considered um

in the square footage because it's

generally not habitable space. uh it can

be uh made habitable uh if it's you know

built to the required building code

requirements like having a uh secondary

means of egress uh and whatever other

building code conditions there may be

they may require a certain height for

example. Um but we would view it as we

would somebody saying well I could just

build an addition onto the back of this

and make this you know be compliant with

the zoning code. Um unless that happens

and unless that other you know stuff

happens with the redevelopment of the

basement we look at just um above ground

uh square footage within the for as it

relates to these specific criteria.

>> Okay. So that that additional variance

that Mr. McComy talked about would be

necessary

>> I believe. Yes.

>> Okay. Thank you.

>> Please state your name and business

address for the record. Uh Jared Neil,

uh business Halton Horizons Group,

address 227 State Street, Harrisburg,

Pennsylvania.

>> And what's your role with Halden

Horizons?

>> Uh director of development and

acquisitions.

>> Do you currently have other projects in

the city?

>> I do currently have uh three or four

other ones.

>> And how many of them have come before

the zoning hearing board here?

>> I believe three.

>> When did Halden Horizons acquire this

property?

>> Uh I believe it was in October of last

year. October of 25.

>> All right. And before you right now is

exhibit A1. What is it?

>> Uh it's an aerial view of the uh of the

property. Uh the subject property is

outlined uh in the red box. Can

>> you or use it to orient the board,

please?

>> Sure. Um looking at the the graphic, the

top of the page will be north. Um North

17th Street running north and south. Uh

the alley that is just uh to the north

of our property is Helen Street, which

is where we have the the rear of the

property. And what's the if you could

describe the neighborhood? Is it single

family, multif family, commercial?

>> Yeah, a lot of row homes. So, a mix of

single family and multif family.

>> And if you go to the next exhibit,

exhibit A2.

How many pages is exhibit A2?

>> A2 is two pages.

>> Two pages.

>> Yes.

>> And what is exhibit A2?

>> Uh, so page one of exhibit A2 shows the

exterior of the building. Broken out

windows, boarded up windows. uh

dilapidated porch, broken broken

concrete stairs and so on and so forth.

>> And the next page,

>> uh if we look at the inside, uh this is

the inside of the the top picture on

page two is the inside of the building.

Um boarded up doors. Um it looks like

some form of construction had started

here with demo. I think they started to

move it forward and then that's where it

stopped and we had purchased it. Um the

the lower picture is from the rear of

the building. Again, kind of showing um

really the garbage that's out back

there. Um and this is when we when we

just when we purchased it. Uh rotting

upper deck. Again, more broken windows,

boarded up windows.

>> And are those the stairs that go down

then into the backyard?

>> They are. Um we did not construct those,

so I'm not sure if they're going to need

to be reconstructed. We we'll have to

have that inspected.

I

>> think they might.

>> I feel like there's some things that

maybe it was like a tack on.

So,

>> um, was the property in this condition

when you acquired it?

>> Yes. Yes, it was.

>> Is there any on-site parking?

>> There's not. No.

>> And to your knowledge, how long has the

property been vacant?

>> Um, approximately.

>> Yeah. A few years. I'm not sure of the

duration. Um, I know it's been longer

than two or Yeah.

>> Okay. Go to the next exhibit. Exhibit

A3.

>> Yes.

>> What is this? Uh exhibit A3 is a

existing conditions um exhibit just

showing um where the building falls in

existing conditions um the alleyway

Helen Street as well as North 17th

Street and then identifying the two

adjacent property owners.

>> All right. And on this exhibit is the is

the north arrow pointing to the right?

>> Uh yes it is.

>> And is the property approximately 1,632

square feet?

>> Uh yes. Uh going back to

uh parking uh why aren't you adding

parking on the property?

>> Yeah, so we had evaluated this and

looking at the legal parking space um I

believe it has to be 18 ft by 9 ft and

the subject lot is only 16 feet. So just

by virtue of the size it wouldn't fit.

>> Would it also potentially create storm

water issues?

>> I I believe it might. Yeah, we'd have to

>> buffer and screening.

>> Correct.

>> Yep.

>> Just not enough room for enough room.

No.

>> Uh, are there bus stops nearby to the

property?

>> There are. There's actually two of them.

One to the north and one to the south of

the property

>> on North 17.

>> On North 17th Street.

>> And is there on street public parking

available?

>> Yes. Yes, there is. Along along North

17th Street.

>> Great. And to the last exhibit A4.

What's this?

>> Yeah. So, this is uh the layout that

we're proposing. So, it's a three-story

existing structure. Um, we're looking to

break this up. Um so the whole first

floor will be the first unit. Half of

the second floor um will be part of that

first unit. Um so it be two-bedroom uh

two bedroom two full baths, kitchen,

living room. Um really actually a nice

kind of layout with a kitchen in the

back, a bedroom, two bedrooms in the

front on the first and second floor. Um

this when you look at the second floor

there, it kind of shows the grade out

area. That's the second unit. If you

flip over um to the next page, it'll

show the two two separate um the two

floors which which make up the second

unit. Uh second floor, second unit. Uh

there's there will be living room, a

half bath, dining, kitchen, and then to

go upstairs, a full bath and then two

bedrooms to the third floor.

>> Uh is the basement usable at all for

storage or anything? We

>> Well, it'll be storage. Yeah, we'll have

access to it to potentially um it'll be

all cleaned up and if maybe we'll have

uh tenant storage down there if they

want to use it.

>> And why are you proposing two units as

opposed to leaving the building as a

single family?

>> Yeah, much like we've talked before um

just because of the condition it's in.

Um it's a full full gut and rena. I

mean, this cost of that um really

exceeds what what we could then take

turn into and then still have rent be

somewhat affordable. Um so we're just

asking that to uh for to increase the

the units here to two. Um and then we

felt that that that makes the perform

better. We probably given the size could

have done three but to us it wasn't

necessary to to be able to complete the

project.

>> Great. You mentioned affordable. Are

these going to be affordable as defined

by the city?

>> Not as defined by the city. Um but I

would say affordable um as driven by the

neighborhood. So affordable in terms of

residents in the area would be able to

afford them.

>> That's correct. Yes.

>> In your opinion, is the request relief

the minimum required to permit the

reasonable use of the property?

>> Yes.

>> Uh if the relief is denied, what what

would end up happening to the property?

What would you have to do?

>> Yeah. I mean, just based on our market

analysis, we probably wouldn't be able

to finish it and rent it. So, we'd

probably board it up and then hopefully

get a a sale on it. So, it was a little

at risk to purchase it.

>> Got it. Uh, in your opinion, does the

proposed use create any traffic hazards

or other nuisances?

>> Uh, no.

>> Is the use compatible with the

neighborhood?

>> Uh, very much so. Yes.

>> Is that because it's generally a

residential neighborhood?

>> Yes.

>> Do you propose to demolish any

buildings?

>> Uh, we do not.

>> Have you reviewed the application and

the narrative included with it?

>> I certainly have.

>> And to the extent applicable, do you

adopt the comments made therein as your

own?

>> Absolutely.

>> Those are all the questions I have for

for Jared. happy to answer any that that

the board might have.

>> Good evening. Uh so with no parking, uh

what is the thought on where tenants

will usually park?

>> Yeah, I mean with with the available on

street parking, we believe that that's

how it'll be accommodated on 17th

Street. That's kind of the the way that

a lot of those um lots are today. um as

as we go down. Um so we figure that we

would we would utilize those the same.

>> Have you happened to um maybe go by the

property at different times of the day

to see

>> parking capacity is?

>> Yeah, it it feels like um you know

there's certainly people are doing it.

Um people are parking along there, but

we've seen we've been able to we've been

able to park and pull up and then go

walk the building. So we haven't had

issue with that.

>> Thank you.

stole a lot of my

with the ordinances that were passed a

year or so ago about parking on 17th

Street because I think the police

department now people were parking

partially on the sidewalks. Um that

street gets a little interesting going

down. Okay.

started last year citing people for

parking on the sidewalks since there's

no parking.

How you know how to handle that?

>> I'm sorry. You said there is no parking.

>> Well, there's parking allowed.

>> Okay.

>> But but in order to accommodate the

people parking, they use the sidewalk

somewhere.

Okay. Which means the persons who would

basically move into this place, there's

a good chance that they may get a

citation.

>> Yeah. Yeah, parking on the sidewalk.

>> I I would say if they're parking on the

sidewalk, they probably deserve the

citation. Um, so we would we would

notify our tenants of how this will be

what what what's available to them, what

they can and cannot do is how we would

handle that.

>> The reason for that is that because a

lot of cars were losing their

rear mirrors,

their cars sideway.

>> So people, you know, basically say,

"Hey, I don't want my car hit." So they

start using the sidewalk. You damn if

you do, you're damn if you don't in this

situation.

>> So, it's something that I think that

needs to be taken in consideration.

>> Certainly.

>> Yeah.

>> I think that the hope is that, you know,

people will will utilize public

transportation. Um, you know, we

certainly can't can't control where

people park, but we can can certainly

ask that they park where where they're

allowed. Jeff, do you know offhand what

the parking is for a single family?

>> As in

>> like if this were if this were a single

family home?

>> Yeah. they would have to have one uh

parking space. I mean, if it were

reconstructed as a single family, that

would have been its use. I don't think

we if somebody came in and said, "We're

going to rehab this a single family," we

wouldn't require them to get a zoning

relief because it had been a single

family. Um

>> talking about like a one space

difference,

>> correct? Yeah.

>> Let's go back to

question. Okay. You say affordable for

the neighborhood. What's your idea? Do

you understand the

med income

of that neighborhood

>> generally. Yes. Of the neighborhood.

Yeah, we have other projects similar

right around this area. So, yes.

>> You're saying

leave it as a single family

to restore this prohibitive Correct.

>> Yeah. The the the rent that we would

need uh to to charge would would be out

of what would be I think affordable for

this area.

>> When this is converted to

what's your target?

>> Um I think I think for these it's it's

really going to depend on how we finish

it. Um so that's a conversation I want

to have with with my partners. Um, but

we see between for some of these and

around like the $1,500 mark. Now, this

one may be maybe maybe down to 13. We we

will have to see what kind of finishes

we put in it though to determine, but

they are a little bigger than what you

typically see. Um, and then obviously

with the two-bedroom and an additional

living room on top of that.

>> You answer this question

on other properties.

thought there was a limit on height.

>> Uh yeah, it's 6 foot for rear and sidey

yards. Uh it's 4 foot for the front

yard. Um and to the applicant's uh

request that it be considered a

recommendation, you know, we would be

fine with that. Uh it was, you know,

trying to uh envision what might happen

with that. Like a we would want to

prevent parking in the rear yard if it's

open and exposed to that alley. Somebody

may just be driving in and they're

sticking out. Uh and two, it's just uh

kind of in keeping with other row homes

in the area. Many of them have their

rear yards enclosed by fences primarily

for concern uh security issues. I think

you know the presence of the boarded up

windows and especially the window on the

second floor which is reachable by that

staircase uh indicate that at least to a

previous owner um the property was a you

know target for unauthorized access and

so they did that to prevent people from

breaking in. Uh so I would have just

just was trying to imagine extending

that security concern to a finished

product.

>> Maybe added benefit

mitigate the six foot fence security.

>> Yeah, we have security.

>> We have no problem with looking at it,

seeing how it would fit in there. Like I

said, if I have to tear down those

stairs, how does that how does the the

fence and then the stairs kind of work

together? So no no no problems with with

looking into it. Take it into

consideration. Certainly certainly not.

>> What would be a fire escape for the

second?

>> Well, so right now they're they're from

the top the second floor down. It's one

straight shot.

>> I think we would probably when we tear

those down and reconstruct them. It'll

come down half the flight, turn 90

degrees, and then go down. And then that

might put you right into the fence out

to the sidewalk. So, but we'll that's

kind of what I just don't want to lock

myself in here and having someone turn

turn the other way to go towards the

Yeah. So, that's just kind of where

we're at.

>> When I looked at the the blueprint here

for the first floor and the second

when you

first will have housing

attached to the second floor, the Other

part of that is going to be for the sec

but for the second unit third floor. How

is there going to be a solidition here

to stop somebody from going up from the

first floor second floor floor and going

into area that's not there.

>> Oh abs absolutely. Yeah. you will not be

able to. So to access to the second

unit, it'll be from the the rear and

you'll come up and that'll be blocked

off right where those so you can kind

>> certainly not from the street have to go

up the

fire escape or whatever.

>> Yep. Yeah. And then we're required to do

that per the building code as well just

the separation for for for fire of of

two separate units.

>> Thank you. Sure.

>> Um just one for clarification. So the uh

potential rental rates that you

mentioned that's for the entire building

or that's per unit

>> per unit

>> the 13500

>> in uh curious you mentioned that um if

you were to keep it as a single family

property that the rent the rate that you

would have to charge right for it to be

feasible would be higher than I guess

what would for that area. Do you have

like a roundabout number of what that

looks like?

>> So, you're you'd essentially be looking

at, you know, 3,000 or or 20 2,800,

which which I think is probably on the

higher side of outside of the what the

what you would consider for this area.

>> Thank you.

>> Yep.

>> Okay. Any other questions for applicant?

Okay. Anybody uh from the public here

that wants to speak on this uh

application? 262740

North 17th Street.

Seeing no one

to step out

step out or do you want to

>> Okay. And and by the way, if you're

going to Right. Except what the planning

bureau and planning commission with

regard to that third condition. It was

then the recommendation I think for the

fence. Is that also what you'd be

looking at?

>> No, they could do a six foot high fence

in the rear.

>> That's fine for the rear.

>> Correct. Yep.

>> Yeah.

I guess the city was saying

>> motion

motion for case 2627

approval

based off recommendations made by

>> all right. So uh right a motion to

approve application 2627 the uh special

exceptions and the variance requests

with the conditions set by the planning

commission. Right. Okay. That's a

motion. Is there a second?

>> So moved.

>> Okay. We have a a motion and a second.

>> Mr. Connor, was that with the with the

revised condition

>> where it was a recommendation?

>> It was a recommendation and that was and

that was a recommendation of also the

planning commission.

>> Thank you.

>> Yep.

>> So, uh, we have a motion and a second.

All in favor?

>> Okay.

>> Thank you very much.

>> Send out the decision within 45 days.

Okay.

>> Thank you.

Okay. 2631

923 North 18th Street.

Okay. And Mr. Knight, you were already

sworn in for that prior uh application.

Is that okay if that you're considered

sworn in for um application 2631 as

well?

>> Uh yes.

>> Okay. Um, and for the applicant for

2631,

um, if you could introduce yourself.

>> My name is Robert Shooks Jr. I am the

sole member of Harrisburg or HBG Rent

LLC.

>> Okay. Why don't we have them sworn in?

>> Yes, I do.

>> Okay. Mr.

You're also then listed for applications

uh under new business 2634, 2635, 2636,

and 2637. Correct.

>> That is correct.

>> Okay. And due to uh some advertising um

issues and we discussed uh before this

hearing, are you agreeable then to have

uh those applications continue to the uh

May uh zoning hearing board meeting?

>> Yes, sir. That'll be fine. Thank you.

Okay. So, um we have then a request uh

to continue applications 2634, 2635,

2636, and 2637

due to a late advertisement of the of

the new business. Um do I have a motion

to accept that uh continuous request for

those applications?

>> Okay, I have a motion. Do I have a

second?

>> Second.

>> Okay, all in favor? I

>> Okay. So, they will be continued to the

May uh zoning hearing board meeting.

Okay. So, with regard to 2631,

it's 923 North 18th Street. Um it is

special exceptions to establish a

multifamily multif family dwelling use

and for relief from the off- streetet

parking requirements and then

dimensional variances

for zoning relief from the specific

criteria for the multif family dwelling

conversions and from the density

requirements

and I will read in um

the board exhibits. So we have exhibit

B1, the continuence request of applicant

uh from March uh to tonight's meeting.

B2 is the proof of publication, Patriot

News, March 1, 2026 and March 8, 2026.

B3, proof of publication, Patriot news,

March 29, 2026 and April 5, 2026. B4 is

a letter sent from the planning director

to applicant notifying of the hearing.

B5 is the hearing notice posting on the

property. B6, the notification letter

sent to the neighbors and certificate of

mailing. B7,

application packet with photos of the

interior and exterior of the property

and the floor plans. B8 is the

Pennsylvania Department of State uh

certificate of organization for the

applicants LLC with attached uh

operating agreement.

B9 is the deed uh to the property

establishing applicant standing. B10

planning bureau case report. B11, the

city of Harrisburg planning commission

resolution. So we have exhibits B1

through B1.

Um and then with that I'll turn it over

to Mr. Knight for background on this

application.

>> Uh yes. So, uh, so the case for, uh, the

application for 26, uh, 31, uh, for 923

North 18 Street, um, is similar, uh, to

two of the other cases that were heard,

uh, by the board at last Monday's

special meeting, uh, for 514 and I

believe 19, uh, Emerald Street and 1923

State Street in that this is an after

the fact application. Um and again this

was uh brought to the planning bureau's

attention um through the revised uh

flood plane zoning certificate uh

application process. So the re the

revised process and document was doing

what was supposed to be doing and

apprising us to kind of a zoning um

nonconformity issue. Uh and in um

discussing with the applicant and with

uh the codes bureau and looking back

through the records, it appears uh that

about uh a decade ago uh applicant

purchased this property um and uh

operating

in conjunction with uh the codes bureau

and uh with the uh submitt of building

permits to the code bureau uh moved

forward uh with redevelopment of the

property um in good faith uh in

coordination with the city. this was not

done, you know, nights and weekends type

of project. Uh, and uh, you know, this

came up to our attention 10 years later.

Um, and in this particular instance, uh,

this is a bit more um, intensive uh,

than what, uh, the previous cases were.

Uh, but the building also differs

significantly. Um so uh the overall

proposal is a conversion of the building

into a six-unit multif family dwelling

which requires zoning hearing board

approval of special exceptions for the

proposed use and relief from the off-

streetet parking requirements per

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. Uh in

this particular case um the property was

in a significantly deteriorated pos uh

condition when uh the applicant uh

bought the property. Um as you can see

in uh the Google Streets View image I

believe from August 2014 that

accompanies uh the packet. Uh there most

of the windows were missing. Uh a lot of

the doors were missing. Uh there were

various other um you know issues that

are visible just from that uh

screenshot. But as the applicant

attested to uh both in their application

and in their planning commission

testimony uh the roof of the building

had actually fallen through all the way

to the basement of the building and

therefore uh the structure basically had

to be reconstructed from the ground up

uh into its current six-unit

configuration. Um looking at some of the

justification uh for uh the six units as

proposed by the applicant uh you know I

had actually come into the review

anticipating we'd be recommending maybe

a one or two units less or three units

less but the more we looked at the

project and the more we looked at the

property uh the more the applicants uh

approach to the redevelopment uh did

make sense. Um again there was a

significant amount of reconstruction

necessary all three floors uh we're

talking uh utilities um structural walls

uh dividing walls um etc. The building

itself is also um you know significantly

larger than what the threshold for

conversion for up to three units would

be which is 2500 ft. The building is

3639

uh square ft. Um, additionally, while

it's uh a bit difficult to tell from the

research we were able to do, uh we

couldn't tell how many units there used

to be in the property at one point, but

it looks like uh there used to be at

least multiple residential units uh if

not a complete mixeduse um use of the

property. Uh the infill the vinyl

infilled windows on the first floor kind

of attest to maybe what might have been

a commercial history on the first floor

of this building. Um again, our records

in the city's um in the city's system

only go back to like 2015 or so. So it's

very whatever was operating there had

been operating for a long time. There

was no like recent work done on it. It

was just a property that you know had

existed. Um and so given that history of

the property, the substantial amount of

investment that was required to, you

know, make the building structurally

sound, much less habitable. Um and then

the third issue uh was the central

location of the stairwell. Um if you

look at how the uh stairwell uh is laid

out, it basically divides each of the

floors into two spaces. And so when

you're looking at the uh building, you

can kind of say, well, we could either

make it so that each of the floor is one

whole unit or that this floor or that

the stairwell uh kind of naturally

divides each of the floor plates into

two different distinct spaces. And you

know, it really appears that's the case,

not just because the stairwell is there,

but as you see, uh within the floor

plans, there's still stairs that go up

from the landings. So like the floors

are on different levels. uh even um

relative to where the stairwell is. Uh

so uh it makes sense that uh the

property would either be you know three

units or six units uh given that

configuration and again given the

history of the property uh given the

amount of investment that was necessary

to go into it to make it a habitable

structure. We did feel that the

applicant's proposal for six units uh

was reasonable at the time. Um the only

issue really that uh we saw with uh the

overall development as completed uh was

the installation of the parking along

Boa Street. Uh there were head and

parking spaces uh established there and

it and it is a little unclear when you

look at the uh Google Streets view image

from August 2014. Uh whether there was

parking there occurring at the time.

There's no line spaces but uh it's

difficult to tell. Um but you know we

require that an ADA compliant uh path

and sidewalk basically be constructed um

along all building frontages. So there

the sidewalk cannot be replaced uh with

um with parking. uh and any parking that

encroaches into the public right ofway

is by definition a public parking space

and it is not a uh private off- streetet

space that can be reserved for use by uh

by tenants or their or their guests. Um

so in addition is the spaces you know

removing a sidewalk they also are not

could not really be counted as off-

streetet parking spaces meeting the

requirements. Um and so for that reason

uh that was our uh big recommendation uh

in the planning bureau's case report and

that was um really supported by the

planning commission and their resolution

uh which recommended the zoning hearing

board approved the request with the

following conditions. Uh the applicant

must remove the illegal parking

installed along the side of the building

which replaced a required sidewalk.

construct a new ADA compliant sidewalk

with tree pits and/or planning strip and

construct a new code compliant curb to

prevent a a sidewalk encroachment. Uh in

uh conversations with the applicant

subsequent to the April 1st planning

commission meeting, he did provide a

sketch site plan which I believe is was

provided with the packet uh whereby he'd

be using curb stops instead of an actual

curb uh to reestablish a curb along uh

the Bow Street front edge of the

property. And the reason this was done

is um as shown in that sketch and um as

provided by the applicant uh their

runoff from this property as well as two

of the properties directly to the east

at 1801 and 1803 Boa Street. Uh the

runoff kind of goes toward the front

corner of that building there, the

intersection. And if a curb was provided

there, there might be a backup of runoff

which could either infiltrate into the

building itself or create uh conditions

for pedestrians, especially when it's um

when it's cold and it like would freeze.

Um and so the proposed curb stops would

allow um water to leave the property and

kind of go into the p uh the street. Uh

I did reach out to CRW uh and put uh CRW

in touch with the applicant in case

there are other uh solutions to doing

that um that uh would maybe improve the

streetscape of the property, perhaps

tree pits or something like that. Uh the

second condition of the planning

commission's resolution was that the

applicant should consider the provision

or subsidizing of SERTA passes to

residents given the size and

configuration of the units. It is likely

that not all residents would own

vehicles and ensuring their access to

the bus network will reduce the need for

personal vehicles and provide tenants

with affordable mobility options. Um and

this was added which is not um a

condition that we usually include in

these uh because we did realize that in

um making a condition that the parking

these six parking spaces be removed uh

which would create um three publicly

accessible on street spaces along the

bow street frontage of the property.

that that would be a significant step

down from the parking that's there now,

legal or not. Uh and be and given the um

proximity of a bus routes along her

street just a block to the north, uh we

felt that this may be a uh way to uh

offset um the again loss of that

parking.

The zoning the planning commission uh

recommends the zoning hearing board

approved the request for the following

reasons. The property experienced

extended vacancy over approximately 20

years from 1997 to 2016, resulting in

significant deterioration that made the

structure an uninhabitable and dangerous

nuisance and threatened the physical

stability of attached buildings along

North 18th Street and Boa Street and

necessitated significant investment to

address the structural and livability

concerns of the property. As such, there

is justification for the allowance of

more units than would be permitted by

Wright. Uh the project reconstructed a

blighting influence at a conspicuous

corner property and two new units that

contributed to the housing inventory in

the city and neighborhood and represents

a significant improvement over the

potential alternatives of demolition or

collapse.

>> Okay, Mr. Schol.

Um yes, I'd like to um maybe expand on

what Mr. Knight said there. um

during um during the time frame or at

least I can only speak from the time

frame in which I was doing this which

would be somewhere between 2011 to 201 I

think 18 was when they stopped actually

renovating new properties.

We did quite a few um I think at one

point in time we were up to 138 units

out of 100 buildings and we paired that

down to 90. Uh, in this particular case,

um,

let me let me step back just for a

second. In in the earliest days when I

first started this, we would simply

apply for a permit to either either keep

a single family residence, a single

family residence, or if it looked like

it was suitable or somebody had been

using it as a two two unit before, uh,

we would apply for that as well. Now,

sometimes that was approved and

sometimes it was not. I wasn't really

sure as to why it was or wasn't. So, at

some point in time, we had a

conversation. I had a conversation

with u

was now director and Montgomery. At the

time, she was not director. And uh she

showed me how that they typically went

to the the county's website to look at

specific data and what the class section

and that was her first mode of of

research at the time. Now, that that has

since changed, but that was pretty

common at the time. Uh, if you go on the

county's website, even today, moments

ago, I went and it's still classified as

R12 apartments, 5 to nine units. That's

what it says there. So, you can see

where it could be easily misleading to

anyone to look at that and think to

themselves, well, do I really need to go

bother planning commission with with

this when it clearly says right here

that that's what what it's been used for

in the past or or that kind of thing. So

in coordinating with U now director Ann

Montgomery um I just want to say that uh

we did full set of architectural plans.

These were engineered stamp plans. There

were structural engineered inspections

as well as the city inspections,

engineered electrical inspections,

plumbing inspections with uh still on

staff um the plumbing inspector Daryl

Wagno. A full fire suppression system

was designed and engineered and

inspected by Triangle Fire Engineering.

The primary inspector on the job was

Rick Janakovich who held a a training

session there on site. Asked me if I

could take some time to show everybody

how it is that we did, how why it is we

planned it the way we did in order to

make this function as a six-unit

apartment building and not just a house

that had been cut up and turned into a

multi-unit. The whole structure interior

was a redesigned and reframed for this

purpose. So it flows well, the water

flows well, the everything is stacked

and that kind of thing. Plumbing works

out really well. Uh at some point in

time we did also have um inspections

there by the assistant fire chief and

the fire chief. So, we went through a

lot of processes here and a lot of

people and when the fire chief and the

assistant fire chief and everyone else

were there for the uh certificate of

occupancy, I'm going to call it ribbon

cutting on this thing because it was

really an eyesore in the neighborhood

for a long long time. Uh we were

standing in the middle of this parking

lot this parking area as as we did the

final air test and and pressure checks

checks on the uh on the fire suppression

system. Um, so I I would just just say

that this is just an example of how

thing it just I don't know how this

process went arry, but this wasn't the

only one in in in the process of

divesting from rental properties here

and the city and in postcoid woes, I'm

going to call it. Um,

um, Mr. night noticed that we had some

issues at least in one. And so I said,

"Well, here's a list of all of them. Can

you when you get a chance, can you check

these and let us know what which of

these you think might run into problems

so that we don't keep doing this?" Well,

there were seven and so all seven of

those are now before us here. We had a

couple last week and now this one and

then I think four more that we've just

uh uh kicked down to the to the May

meeting.

So, um I think um in addressing the

concerns over the parking,

my thought was that well there was there

wasn't really a curb or there wasn't a

sidewalk there at at the street and and

what we would now want one. There's a

the sidewalk is still existing. It's

just right up next to the building and

so it's useless. you're you're

literally, you know, elbow shoulder to

the wall up against the building where

the sidewalk was originally put at. Uh

and and so that's that's not going to be

useful. So, um my suggestion was we

don't change the water. We don't change

the water flow because we might create

more problems than than we than we

solve. And that was in in conjunction

with a telephone call down to

engineering. Uh, and then the already

established

blacktop asphalt

driveway there can become the de facto

12 14t wide. I'm not sure exactly what

it is. I went out to 16 foot wide

sidewalk that goes across the front of

the building that anybody as a

pedestrian might might be able to use.

Um, and but of course we do need some

kind of curb because we don't want

people parking out there and we don't

want people saying, "Well, okay, but

it's a flat surface. I can park all the

motorcycles I want to over here or my RV

or whatever it is that may not be a car

but might slide up in there. So, I need

to leave a, you know, a foot in here for

people to be able to walk between these

things and for water to go through. And

I'll probably even drill some holes

through these these parking curbs um in

order to allow sufficient water to go

through there. But that seemed like the

the path of least resistance that got

everybody to where they needed to be uh

and and solved the problem. And there's

no doubt in my mind that in 6 months

nobody will even remember that there was

parking up there because initially the

tenants that are living there right now

are not going to be happy.

But it is what it is and then that'll

have to be what it is. And I have looked

in or I have spoken with uh my partner

about looking into I can't say that we

have any results yet uh into the bus

pass option here because that that seems

like something that

while let's be honest it would be

incorporated into the rent. would be

something that that makes sense for us

to go ahead and do. And that way we're

coordinating it with for someone on

their behalf and then that they you

know, you're just handing them a package

and said this is how it is and here's

your your your card or however it is.

They they they work that out and that

seems like a simple solution for at

least at least half the the folks that

would would be there uh as tenants in

the in the long run. I'm not sure that I

can offer anything else in in terms of

hindsight as to how it is we got

into this mess, you know, uh but but

there it is. Most the vast majority of

the properties that we renovated were

not were not converted to multi-units.

Um and I would say probably within the

first because we were buying primarily

from

um the tax sales initially. I mean, I'd

buy 10 or 12 at a time. Um and then

others that were if you may recall with

the depression and after the uh bank

collapse in 2008 that there was a lot of

REO bankowned properties there. So we

that was our primary sources there. Um

and so we went after the worst of the

worst fired properties, properties that

were were falling down and and blighted

and of course we got them for $500 at

that time. You could do that. Um I my

just my personal background so you know

is I have degrees in structural

engineering, physics, meteorology,

former science officer for United States

Air Force during first Gulf War. Um I

don't I didn't go into this without

planning it out or understanding what it

is I was doing or what my mission

statement was and and I mean that in

every sense of the word. Uh so we

we did what we did purposefully and with

planning and with direct coordination

with the folks at the at the uh at the

permanent office and had they simply

just said well we can we don't have the

authority to do this you got to go to

this see this guy down here then that's

what we would have done it's too easy uh

but you know we we did what we did

because that's what we thought we were

doing that was proper at the time

>> right I'll just Mr. tonight. Anything go

I mean going back to that time

>> you know that he was mentioned you know

2014 15 16 around that time any

>> comment with regard to you know to that

or relying on the county records or or

anything like that any comment with

>> yeah I mean uh it precedes that a little

so my tenure with the city started in

December of 2012 um and from what I

heard uh for about eight months before I

got there there was nobody in the

planning bureau there was somebody who

was kind of working between two bureaus

to basically hold down the fort and have

these monthly meetings, but there wasn't

somebody there who was, I think, uh, had

like a degree in planning or was

answering things on a daily basis. And

so, I think other departments learned

how to work around that. And I think

probably one of those instead of, you

know, being like, well, we don't know

what a zoning code is or how to read

this or whatever. Let's rely on what the

county's records are. I think the other

departments began to utilize that. And

it wasn't until you know I had been

there a little while and uh been you

know able to establish myself as like

hey I am the authority on this like

these types of things need to come

before my department till I think it

wasn't until then that uh other

departments you know really realized

like oh there are other considerations

you know when we're looking at something

like this. So, I don't think, you know,

I I think it was just people learned to

work around what the situation was and

it just took a little while for that to

change and that just happened to be at

around the time um the applicant was

purchasing and rehabilitating these

properties.

>> And Mr. Schopes, just going back to that

time when it was I mean, we're talking

about he had to basically just renovate

the whole inside. How did he come up

with the six units?

>> That's a really good question. And I

don't know that I have a good answer for

you. Um, in truth, the building there,

the first time I went to that building,

I was working as a consultant for

another wholesaler here in town by the

name of PA Deals. Maybe you remember

them. Used to the yellow trucks and with

the black lettering say we buy houses

1800 cash or whatever that whatever the

number was. Um, I went into that

building and and climbed my way through

what was the debris that was had fallen

and walked back out and said, "No, you

don't want to have anything to do with

this. This is not structurally sound.

This is going to be a lot more money

than you want to take on and then try to

wholesale that off to somebody else.

You're going to have to ballface lie to

somebody across the country to get them

to to buy into this. So, don't do it."

um we wound up having um differing

opinions as to what constituted good

business and so I moved on to uh to do

things on my own. Um and that and that's

how I got into it really. They they

introduced me to the uh to the

Harrisburg area. I first got in here and

decided that we were going to start

hiring from every everybody that's that

that has ever worked for me or with me

around me lives in Harrisburg. I've

trained I don't know how many people in

electrical, plumbing, and and various

trade craft. Um, some of them now

licensed, not all. Some of them are out

there doing whatever it is that they can

do to make a living. Um, and um, so I

don't I don't know that anything other

than once we made the commitment that

this was the the building that

represented that whole area up there on

the hill. You couldn't go anywhere

without passing by this eyes sore that

and so all of the other work that we

were trying to do up there was affected

by this building. So I decided that we

were going to do our best to try to do

something. And somewhere in the process

we managed to shore up the outsides. And

I just looked at it and went, "Okay,

well it's this. It's it's a rectangle.

An apartment building would just have a

stairwell going up the middle." And so

what what do we have left when we put an

adequate stairwell up the middle? what

do we have left and whatever that is

that's what we did three three floors

worth

members any questions that you may have

>> Michelle

thanks thanks for coming back

I'm looking at the map

case

and

property too. There's going to be a

certain amount of development going on

in that area. I know it is it

>> 18th and her there's a large building

directly north of this property. Y

storm water

capital water.

>> No.

>> You plan

that question and the reason for it is

that this more storm water mitigation

coming down the hill that decentiz

it absolutely it absolutely could.

However, I would say that nothing that

we're proposing doing changes that from

the from the existing. We're still going

to have the same amount of water, which

is why I don't really want to do

anything to to mess with that cuz it's

it's working now is about as good as

it's going to. As you say, sometimes

it's pretty it's pretty stiff there. Uh

wouldn't want to do anything that then

made that worse. Um because at at some

point in time when you start redirecting

water and affecting other people's

properties, they get upset about it

because now I've made our problem their

problem.

Um, and as of right now, it goes out

into the street, which I think it has

for quite some time because if if I

recall

in front of the building where we

currently have the parking, there was

some people were just parking off off

the off the street right there in order

to go inside and use this business.

There was uh there was leftover deli

equipment, things like that that we drug

out of there and and stuff from

upstairs. It was then now down in the

basement. So, it was kind of hard to

tell what was where in that building. I

have no idea how many units were

actually functioning in there. Um, but I

I think if if we do what we're talking

about here, we haven't changed anything

other than discouraging people from

parking on it and leaving that space

available for folks to be able to walk

past there. It does create a burden for

the ownership to clear the snow

across that whole area. So, it's much

more snow, you know, removal than you

might otherwise have, but that's that's

just um it's one of the things we're

going to have to tolerate.

>> Since it's you said asphalt covering,

>> yes,

>> maybe some type of

surface so the water running into the

ground, per

>> some of it could run into ground if it

was more pvious. Yes. And and just to

note, that's one of one of the reasons I

um introduced uh the applicant to CRW is

because I know sometimes they do uh work

with property owners on um you know,

introducing new storm water management,

green storm water infrastructure. I I

know they've like they used to at least

have like pilot program funding for

stuff like this. Um and maybe they would

have something similar

>> and we would certainly I would certainly

welcome coordinating with them and if

they have any great ideas you know why

not

answer you question

right now based off the square footage

you can have three apartments there

correct

>> uh yeah up to three apartment well I

mean that would

So that would be uh per the specific

criteria. Um and that's for a conversion

of a single family. And the reason I

have that in there is just because when

a um non-conforming aspect of a property

uh when a property is uh uh vacant or

abandoned, uh that non-conforming um

aspect goes away and reverts to the

allowances of the underlying zoning

district. So that's kind of why I

treated it like that. And I again I

wasn't able to really tell what the

history was, but I wanted to kind of

look at it as similarly across these

seven different projects as possible.

You have to keep it as three units.

Okay. Is this still is this project

viable to you?

>> No.

>> You need the six units to cover the cost

of

>> Well, there there are six onebedroom,

one bath with kitchenet kind of units.

These are studio apartment type things

with a separate bedroom. Um, and they

are separated by hallway and floor.

There's three on each side. There's one

A, one B, two A2 B. There's no way to

combine them without eliminating the

stairwell.

You don't you don't go to three. You

simply cut the building in half and then

say, "Okay, now I have two three-unit

buildings standing next to each other."

with the same address.

>> Well, yeah, it wouldn't have the same

address obviously, but

>> in fact, in fact, I I think there's some

indication that there used to be three

lots or three there was three paral

numbers that was that was associated

with this building.

>> Um,

you also one recommendation from the PL

is that they do something about

insurance side

walking

lot

or

>> Well, that is that is my proposal to the

solution of that is to eliminate that

parking lot and use that area as the

sidewalk as exists. I'll simply

eliminate any signs that says don't that

says you can't park here, whatever. And

and

remove all that. Remove any evidence

that there was ever any lined parking

there. Put the curb stops out so no one

can park on it. And then it becomes just

a big walkway. It's a wide walkway at

that point. I even talked to uh Mr.

Knight about putting a sign up there

that simply says there's no off-

streetet parking just so people say

understand we really mean it here. It's

it's a posted sign.

that you're constructed will be comp.

>> Oh yes, it's 18 ft wide

open water.

>> Well, that's all I have. Thank you.

>> Thank you.

>> Yes. My only thing was with the park. I

want to make sure I'm understanding. So

the spaces that are there now will no

longer be spaces and the sidewalk will

be built. Um and now so now there's just

going to be the three spaces on her

street but they're

>> uh Boas

>> I'm sorry Bo Street. Um but they're not

necessarily private spaces and those

would just be public street

>> correct spaces.

>> I mean they essentially be three new

spaces. They don't exist now. Um, and

the presumption would be that the

applicant's tenants would uh be the ones

that park there. I'm guessing the rest

of the neighbors have gotten used to the

current condition and park where they

do, you know, to serve their own needs.

They're not relying on those park on

that on street parking

currently.

>> Okay.

>> All right. Thank you.

One of my concerns is construction

building that goes up. There was extreme

parking constraints there

with the people who were going to occupy

that apartment complex starting over to

this because again

>> well I would say in that case so in that

case that was a 48 unit um senior living

affordable housing project. So they

actually have 48 spaces on site which is

twice as much as that what they were

required for affordable houses,

affordable units. It's half half a space

per unit. So one space every two and

they have 48. So they have one per unit.

So they have enough there. Uh there's

also um parking along the North 18th

Street frontage and the Hurst Street

frontage of that property. So I'd say

between the two of those sides, you're

probably looking at an additional 12

spaces in addition to the 48 spaces

they'll have on the site.

Okay, no more for applicant.

Okay, anybody here from the uh public to

speak on 2631 923 North 18th Street?

Okay.

Okay. Want to deliberate?

>> Yes.

>> And uh and Mr. Knight, right? the two

conditions. Did you add anything to

those two or is that just No, right.

Those are Okay.

>> All right.

>> Okay. So, is there a motion then to uh

um approve application 2631 special

exceptions and the variances with the

conditions

um provided by the planning commission?

>> Yes.

>> Motion.

>> Okay. A motion. Is there a second?

>> Okay. All in favor? I

>> Okay, approved. And uh so Mr. Sh, we'll

get a decision out to you and thank you

for the continuences and we'll see you

next month.

>> Thank you, sir.

>> Yeah.

Okay.

So, now we have application 20 uh 26331

Berry Hill Street. The applicant

is one of you Juan Tolantino.

Okay.

Um and Mr. Knight, uh you've been sworn

in already. Um and you'll be sworn

you'll consider yourself sworn in also

for application 2633.

>> Yep.

>> Okay.

um an applicant Mr. Tolantino and who

was here with Mr. Tolantino

just translate.

>> Yeah, I remember we had this in

planning. He doesn't really speak good

English.

>> Uh yeah, I think uh u Mr. Torres is here

uh to help um uh translate the questions

uh to Mr. Tolantino and to translate Mr.

Tolantino's answers.

>> Uh Christopher Torres.

>> Yes. Okay. Um,

why don't we have him sworn in first,

Mr. Torres, that what he will be

translating will be accurate.

>> Yes.

>> And then we'll swear in Mr. Tolantino.

Yes. Yes.

>> Okay. Um I'm going to read in the uh um

exhibits and then I'll turn it over to

Mr. Knight. Okay. Uh B1 is the

continuence request of the applicant

um from the March meeting to tonight's

meeting. B2 is the proof of publication

Patriot News March 1 and March 8, 2026.

B3 is proof of publication. News March

29, 2026 and April 5, 2026. B4, letter

sent from the planning director to

applicant notifying of the hearing. B5,

the hearing notice posting on the

property. B6, the notification letter

sent to neighbors and certificate of

mailing. B7, the application packet with

attached narrative and plans for the

proposal including floor plans. B8 deed

to the property establishing applicant

standing. B9 planning bureau case

report. B10 city of Harrisburg planning

commission resolution. So we have B1

through uh B10.

And with that I'll turn it over to Mr.

Knight and whenever you need it

go slower to make sure that obviously

can be translated for Mr. Tolantino.

>> Sure. Uh so uh the application for case

number 2633

uh is a proposal to construct a new

two-story mixeduse building on site uh

featuring a three-unit multif family

dwelling uh a top coffee shop cafe and

personal services spaces and to request

relief from the off- streetet parking

requirements which requires zoning

hearing board approval of special

exceptions per sections 7-305.7

and 7-323.

3 327.6 of the zoning code respectively

and a variance for relief from the

prohibition regarding parking and

setbacks per section 7-327.9

A4 of the zoning code. Um so with

respect to the uh project site uh as

noted um it's a.16

acre vacant lot. So, it's a sixth of an

acre. Um, as uh evidenced by the

existing development that's there,

including the low retaining walls and

the stairs from both uh South 13th

Street and Berry Hill Street. Uh, the

property did once feature a development.

Um I believe it was a large uh building

that probably was at one time uh three

uh one time um a single family dwelling

but uh prior to its demolition due to um

disrepair and dilapidation it had been

uh three units. Um and in the

intervening t periods since it was

demolished in 2007 uh the property has

remained vacant. Um, you know, at

various times there's different levels

of upkeep. Uh, although currently under

the applicant's ownership, uh, it's

been, uh, fairly wellmaintained. I don't

think there's been any, uh, violations

or placards of the property. Um, and,

uh, the proposal, uh, the location sits

at a, um, you know, kind of gateway into

the South Allison Hill community, uh,

both from South 13th Street, um, and

Interstate 83, uh, to the south. Uh and

then uh Cameron Street to the west. Um

and so as a you know gateway property,

it has a uh I think like different

prominence to it than uh what the center

of a block may have, for example. Um and

given that it's a vacant property, it's

kind of a bit of a blank slate for what

it could become. Um and uh the proposed

mixeduse development we feel fits pretty

well here at this location. again

because it is um almost a standalone uh

property. It's bound on three sides by

streets uh and one of these gateway

properties uh into the um Allison Hill

neighborhood. And so uh something that

you know can both accommodate uh passers

by as well as residents of the

neighborhood uh makes sense as a um

development plan. Um and so the uh

coffee shop cafe and personal services

uses whether that's um you know barber

shop or um a salon or uh even something

like maybe tax preparation uh makes

sense. Uh it does have like a customer

base in the surrounding neighborhood and

then having the three units uh a top

that uh those that commercial space um

makes sense as well. uh the 7,000 square

foot uh nature of the property would

actually you know allow up to uh I

believe uh four um uh residential units.

So the three is less than they would be

able to have per by right. Um and the

development footprint as shown in the

site plan uh provided by the applicant

uh does um conform to the various

setbacks uh impervious surface coverage

etc. Uh it's also um kind of a sensible

layout with the building oriented uh

towards the intersection there of South

13th and Berry Hill Street uh with uh

that patio area which is exempt from the

setback regulations uh providing outdoor

seating for um uh customers of the

coffee shop or cafe uh area. Uh with

regard to the um with I'll get to the

I'll do the variance first. With regard

to the variance, um,

parking for anything more than a single

family dwelling cannot be located in a

yard setback. And, uh, this proposal has

the parking the four parking spaces for

the project uh, being located directly

adjacent to Albert Alley uh, at the back

of the property. And, uh, you know, that

makes more sense than having a 10-ft

deep driveway that just pushes the

parking further into the site. you're

not going to get any more parking um

just given the layout of the site um and

the uh driveway aisle widths to access

parking. Um so the applicants have

basically provided as much parking as

they can uh on the property. And again,

having that be uh in the uh right

adjacent to the alley um reduces the

overall impervious surface coverage and

allows for uh more use of the property

for both landscaping and the building.

uh and the uh drivers can back out into

uh Albert Alley because it is an alley.

Um and then with regards to the uh

special exception for relief from the

off- streetet parking requirements, uh

there's um kind of several uh different

criteria uh from that section of the

zoning code that come into play here. Uh

the first being um of the 15 off

streetet parking spaces that would be

required, again, the applicant is

proposing four. Um but it should be

noted that because it's a mixeduse

building, they're allowed to double

count uh complimentary uses uh per the

zoning code. So uh you know when you

have uh residential units above like a

daytime commercial use like a salon or a

coffee shop, um the parking can be

shared because the people get up in the

morning, go to their job, leave the

parking, employees can come in, use the

parking spaces uh and then when they

leave uh the residents are coming back.

uh residents themselves may also be

employees or um customers of these

businesses whom uh that the off-

streetet parking requirements are meant

to accommodate. Um so they'd be there

anyway. Uh in addition uh to that uh the

frontage along Berry Hill Street uh

allows uh two or three spaces. Um you

know we usually look at vacant lots as

though they're not generating parking

for the you know adjacent uh on street

spaces. So, the fact that there's

nothing there currently um means you can

kind of assign some of uh the uh

frontage to um the to accommodate the

demand created by the new development.

Uh when I did a site visit to the

property, I was able to pull up right in

front of it. Uh there was nobody uh

parking there. Uh the nearest parker was

right in front of the building to the

east. Um, it should also be noted that a

lot of the buildings along the south

side of Berry Hill Street there do have

rear yard parking accessible from Albert

Alley. So, um, while there is parking

being utilized in front of them, that's

not the only, uh, parking that those

residents and the guests would have. Um,

additionally, while we did not really

include it in our analysis of the

project, uh, there is on street parking

on the west side of South 13th Street

across from the property and the north

side of Berry Hill Street, but because

there are existing residences there, we

didn't want to count that and presume

that the residents of those buildings

would not be using that. Um but in a

similar manner to the uh on street or

off- streetet parking uh when those

residents leave for uh their jobs or

whatever uh to go about their day uh

there may be on street spaces along

those frontages for uh customers or

employees of the businesses. And then

finally, the um uh property is located

along uh three bus routes uh that run

along South 13th Street and then you

know directly connect to Paxton Street

or Interstate 83 to the south um which

those routes go both to the um eastern

Dolphin County and the West Shore. So it

gives them uh access to a lot of

different amenities, shopping options,

and employment uh centers. Uh so uh with

all that being said, you know, we think

the uh proposal again represents a good

model of development for a vacant lot at

a gateway here. And uh you know,

considering the uh type of project and

the fact that it is in the RM zoning

district, the uh project has been

designed to kind of minimize the amount

of zoning relief that's necessary. Um

and so the planning commission has

recommended that the zoning hearing

board approved the request with the

following conditions.

If granted a zoning approval to move

forward with the project as proposed,

the applicant shall submit a land

development plan and receive approval

from the planning commission and city

council. The applicant will be limited

to the proposed non-residential uses

outlined in the application and cannot

establish or propose other per

unpermitted uses without receiving

zoning hearing board approval of the

requisite zoning relief related to both

the use and potentially from the off-

streetet parking requirements. Uh, and

the reason we put that in there is just

so they can't, you know, create this

commercial space and then say, I'm going

to be a nightclub or we're going to be a

restaurant or something that may have

more intensive uh impacts than um what

the space is being designed for. Uh, the

applicant must provide landscape

screening around the proposed parking

area and there is sufficient space uh on

the site uh to do so. Uh, the applicant

should retain the large tree in the

northeastern corner of the property

unless the city arborist deems it a

danger to existing or future development

or otherwise otherwise authorizes its

removal.

And the planning commission has

recommended the zoning hearing board

approve the request for the following

reasons. The property has been vacant

for 19 years since the demolition of the

former residential building on site in

2007 through various economic cycles,

demonstrating the need for financially

viable proposal that may require relief

from the current zoning regulations. The

proposed development minimizes the

amount of zoning relief by proposing

uses that only require special exception

approvals and a reason and a reasonable

variance request that provides off-

streetet parking while allowing

development of the site for more

beneficial uses. Uh, the property is a

conspicuous gateway into the Allison

Hill neighborhood, but has remained

vacant for almost two decades, severely

underutilizing a prominent location. The

proposed development will add new

housing to the neighborhood in one, two,

and threebedroom configurations while

creating spaces for small businesses

that will cater to the needs of existing

local residents. And finally, the

project will improve the pedestrian

experience for neighborhood residents by

replacing a vacant, unmaintained lot

with a mixeduse building that will be

activated 24 hours a day and customers

of the businesses who will populate the

building frontages along Barry Hill

Street and South 13th Street.

>> And Mr. Knight, so with regard to the

off street parking requirements, the

commercial uses on the first floor seems

to be calculated as requiring 11 spaces.

>> Correct. Is that about right? And then

because then the three units on a second

floor would require four.

>> Correct.

>> Okay. And this uh proposal would provide

four off streetet parking spaces.

>> Correct. Uh one of which would be um a

required ADA space.

>> Okay.

>> Okay. So with that then we'll have

applicant

provide

testimony.

I don't know about

about situation.

>> Mr. Torres, uh, can you press the button

on that?

So I explained to him a little bit about

the parking situation that they allowing

him because um the commercial spots are

being used uh as personal use for like

the tax preparation or coffee shop and

being that the apartments going to use

those parking after you know um they

close down you know like the commercial

spot or even the the people who lives on

top could even be workers or could use

these parkings. So I was explaining to

him a little bit about that and he said

he's he agreed with all you know what

what they have come through. So whatever

they require he he will follow.

>> Okay. Um could they ask he did provide

an application right that was um

completed and it has his name on it. Is

that

>> correct? Confirm that.

Yes.

>> And it also says here the project

architect and engineer A1

Silva is that person that also assisted

him with preparing that application.

>> Yeah, he was the one.

>> And did Mr. Silva also prepare the uh

different plans that were submitted with

the application including the floor

plans

and he was the one

>> and and I can confirm Mr. Silva

represented the applicant at the

planning commission meeting.

>> All right, board members questions for

uh Mr. Tolantino.

>> Hello.

>> I I had a few questions. Your hours of

operations for the coffee shop or your

personal services or

He would say he estimated time like 9 to

8 or 9 at at night. It depends.

>> What time do you start?

>> 9 9:00 a.m. to like 8 or 900 p.m.

>> Monday through Saturday.

Mhm.

And you have

the land usage plan. Is that

one requirements?

>> Yeah, they have not submitted the

application. I'm presuming they're

awaiting uh zoning hearing board

approval.

Hill

typical storm water questions for you.

Okay.

>> That's really all I have actually.

>> Thank you.

>> Good evening. Um just wanted to ask what

is the plan for like the three

residential units in terms of would

these be like affordable housing uh

market rate rentals? How is that going

to work? Okay.

He's um planning on renting it from what

the rent is going around the area. So to

wherever it fits, you know,

>> yeah, fair market value. Mhm.

>> for that area.

like 1,200 1300

apartments, right?

>> There's one two bedrooms.

>> There's two two bedrooms.

I'm sorry. He says two three bedrooms

and one two bedroomedroom.

But if if he he he doesn't understand

much because of the the developer

basically who designed it basically sit

down with him and explain a little bit.

So, he was the one that created like the

the layout and stuff. He don't

understand much, but he's a little bit

confused if it's two or three bedrooms.

>> Yeah. Based on the uh site plan, there's

a one onebedroom, one twobedroom, and

one threebedroom. There's one of each.

>> Oh, so

>> that's why Silva has helped him

throughout the whole process.

Sorry.

Take the price for the free bedroom.

Yeah, more or less.

So, yeah, he lives in the area. So, more

or less about the same.

with the size of that property and that

corner

be like a family dwelling family.

Will they be

>> Yeah. for family and because the size of

the area will be a play area for the

kids.

He said there's space it could be done.

There's nothing in the plan, but it

could be done.

>> But again, because the size of the area

and the elevation with there's going to

be families there, would there be some

type of

area in the back?

>> Yeah.

>> And I was they the site plan the site

plan does show there being a play area

on it. I don't know what the specifics

are, whether that's like a swing set or

what. Um but um there is u space

reserved on the side of the building for

some sort of play area

Albert alley.

Okay.

>> Yeah. in the back side.

>> Mhm.

>> I think I'm good. I saw the layout and

everything here.

>> So, Mr. Knight, the only um vehicular

access though is from the rear. Correct.

>> That's correct. Um there's really no way

to provide vehicular access otherwise

because of those like affformentioned

retaining walls the topographical

difference there between the roadway and

the site and then on the east side

there's a building.

>> All right. And I and I see here I mean

what applicant provided and then what it

says the planning bureau concurs with

this is the limited lot depth existing

alley width and required corner site

clearance restrict the available area

for on-site parking.

>> Yeah. Yeah, as as I noted, I mean, if

you look at the way the parking's laid

out, the only place you could maybe do

it, I don't really think you could, is

to have it go up the side uh of the

building where the play area is on the

site plan and then maybe like angled

parking, but then you just be backing

out. You you're asking for reliefs in

some way, whether it's to allow valet

parking arrangement or uh a different a

narrower drive aisle or something like

that. So there's really not a way to

provide more parking on there without

necessitating other zoning relief.

>> Right. Right. Okay.

>> It goes up.

>> Yeah. Yeah.

>> If you want to provide parking,

>> right? And if you provided like a new

driveway, you'd be removing on-site

street parking uh to do so. Right.

>> Right.

>> Okay. No. Any any more questions about

Okay. Anybody from the public here that

wants to speak on this application?

26331

Berry Hill Street.

Okay.

I just want to

deliberate or

>> All right. So, is there a uh motion to

approve

2633 the uh for special exceptions and

the dimensional variance with the

conditions uh provided by the planning

commission.

Motion.

>> Okay, there's a motion. Is there a

second?

>> Second.

>> Okay, there's a motion and a second. All

in favor? I

>> Okay, so a decision will be provided

within 45 days to the applicant. Okay.

Okay, congratulations.

>> Thank you.

>> Thank you. Thank you so much.

I was just wondering in that he didn't

have an interpreter would be required as

a board to have

>> something They showed up and we knew

they

was making sure

that he was saying what he was saying.

>> I just

Make a motion to adjourn.

I know.