Harrisburg Zoning Hearing Meeting - 06/16/2025

601. Um

and um just going to give a couple

ground rules um this evening. Uh the we

have uh four scheduled hearings. One of

them is going to be continued. Um so we

have a stenographer. Um and when the

stenographer is here to take a record of

the proceedings this evening. So it's

important that um when um somebody is

speaking somebody doesn't speak over

them. We want to make sure that we have

a complete record in case there's an

appeal. Um the first case we're going to

call we're going to uh call one case out

of order. Uh case number 2603.

It's relative to the property located at

1951 Hurst Street.

Um

we'll open this uh hearing. um and just

put in the record that um that we

received uh what I'm going to mark as

exhibit B1, which is an email from the

representative of the applicant uh

requesting a continuence uh to the July

21st uh 2025 zoning hearing board

meeting. Um, so we just wanted to, uh,

announce that on the record so we don't

have to readvertise again, uh, for next

month. Um so um with that we could um

we'll close that hearing

and uh we'll move on to

uh the item that was number one on the

agenda uh item number 2602 which is the

variance application for 213

Market Street Harrisburg Pennsylvania.

We're going to identify and swear in

some witnesses and then I'm going to

mark some board exhibits. Um so um Mr.

Knight U who is the uh codes

administrator zoning officer, could you

please identify yourself for the record?

Uh Jeffrey Knight, planning director for

the city of Harrisburg. Okay. And do you

swear or affirm that the testimony

you're about to give to this board is

the truth and nothing but the truth? I

do. Okay.

And um

um Steve um do you want to um introduce

yourself and uh who you're going to have

as uh witnesses to testify this evening?

Absolutely. I'm Steve Albert from Mcnes

Wallace and Nurk. Uh we represent the

downtown improvement district for the

city of Harrisburg. Um, with me tonight

is Kevin Coots from Strickler Signs, uh,

who will be able to explain a little bit

more about the project itself, and then

Todd Vanderweed, who is, um, with the

Downtown Improvement District as well,

going to be my witnesses.

Um, Mr. uh, Kun, could you, um, spell

your last name for the record? C O T.

And Mr. Vanderweed. Yeah, it's Vander

Woody. It's T. last name is two words v

Mr. Vander Woody and um Mr. Kun, could

you please uh raise your right hand? Do

you swear or affirm that the testimony

you're about to give before this board

is truth and nothing but the truth? I

do. Okay. So, I'm going to mark uh a few

exhibits that we've uh received uh from

I'm going to mark these as board

exhibits. Uh uh exhibit B1, board

exhibit number one is proof of

publication. The time and place and

particular nature of this matter was

advertised in the Patriot News, which is

a newspaper of general circulation for

the city of Harrisburg.

uh and that appeared uh on June 1st and

June 8th, 2025.

Exhibit B2 is a letter dated June 12th,

2025 from the planning director, Jeffrey

Knight, to the applicant uh notifying

the applicant of the time and place of

the uh hearing. Uh board exhibit number

three is the hearing not notice which

was posted upon the property in question

that occurred on March 26, 2025.

Board exhibit number four is the

application's not applicants

notification letters and to the required

neighbors. Exhibit B5 is the application

packet including the narrative,

photographs and plans for the proposal.

Board exhibit number six is the deed to

the property to establish uh standing uh

as well as B7 which is an agreement

establishing applicant standing to

pursue zoning relief. Uh board exhibit

number eight is the bureau case report

and board exhibit number nine is the

city of Harrisburg planning commission

resolution. And I also want to add that

from the city solicitor's office, we

have this evening Jonathan Luff.

And with that being the case, uh Mr.

Knight, did did you want to give an

overview of this matter? And then we'll

have the applicant present their case.

Uh sure. Uh so the um application for

2602 uh for case number 2602 uh involves

the replacement of an existing uh

internally illuminated LED sign uh on

the western uh facade of the uh property

at 213 uh Market Street with a sign

that's uh larger than permitted by right

uh per the zoning code. Um the allowance

in the zoning code uh for the downtown

center district in which the property is

located is 75 square feet. Uh and the

applicant is proposing uh a sign of 175

square feet. Uh because there's already

electronically changing messaging um in

the existing sign, uh that

non-conforming aspect of the uh property

and of the proposed sign uh can be

continued uh moving forward. Um, in this

case, the um conditions that establish

uh the hardship uh that would grant the

variance uh involve uh the building's

location at a fairly highly trafficked

um intersection where uh e quick and

easy um uh observing and uh reading of

signage is critical for uh the safety of

all users, pedestrians, bicyclists,

transit uh and drivers. Um,

additionally, the um specific location

around the sign, especially if you're

coming uh eastbound on Market Street, uh

is pretty visually congested area. You

have uh both the traffic signals um and

uh other light poles and um street

furniture uh around the intersection.

And then there's also a large clock

tower that's kind of right in front of

where the sign is as you're looking uh

directly at it. Um and so uh you know

all of these conditions obviously impact

the uh legibility and visibility of the

proposed sign. Um and so uh the

applicants are requesting a sign about

twice as large uh as the current one uh

that is there on site. um in order to um

mitigate these conditions around the

property. Uh the applicants have also

noted that uh for the most part uh the

messaging is going to be limited to um

that for public announcements and public

events as well as for the nonprofits. Um

there will be um uh advertising of the

uh bank uh building on which uh the uh

signage sits, but otherwise that's the

only um advertising for uh uh the

private sector uh that would occur um

via the signage messaging. Uh so uh for

all of those reasons, the planning

commission has recommended that the

zoning hearing board approved the

request for the following with the

following condition. Uh because the

applicant is predicating their request

on driver legibility and safety, the

planning bureau recommends the signage

limit message transitions to limit

message transitions to six transitions

per minute for pend guidance for

billboards and previous approvals for

similar proposals granted by the zoning

hearing board. Uh and um just to

clarify, those are largely for uh

billboards. Uh but of course um you know

we would imagine that the uh conditions

would be you know largely similar uh

more visibility on a highway but uh also

faster moving traffic. So kind of the

slower moving traffic but the more

visual obstructions kind of offset each

other there in that case. Uh the

planning commission is recommending uh

the zoning hearing board approve the

request for the following reasons.

proposed signage will better promote

publicly accessible activities and

events held by government agencies and

local nonprofits and will not be used to

advertise private businesses other than

that of the property owner and thus

there's a significant public benefit

component to the proposal. Uh given the

context of the signage location on a

large building facade at a major

intersection in a visually congested

area, the current sign is somewhat

unnoticeable or illeible and thus there

is justification for allowing larger

signage more conspicuous to drivers and

pedestrians.

Okay, thank you. Does uh anybody from

the board have any questions of Mr.

Knight at this point?

Okay. Um

Mr. Albrand, um we just heard the um Mr.

tonight um indicate that the planning

commission uh recommended uh a condition

of um

to limit the message transitions to six

transitions per minute. Is that

something that your client is agreeable

to? Yeah, correct. As it stands now, I

mean, it's every 20 to 30 seconds at

this point, so that won't be a problem.

Okay. We don't plan on changing it

anyway. Okay. Go ahead. You could

proceed with your case then. Thank you.

Well, Jeff did a great job of giving

some background. Uh, I kind of stole my

thunder with all all the facts he gave

and how thorough he is, so I appreciate

that. Um, but, um, a couple things. Um,

basically just reiterating what he said.

The downtown improvement district is a

place, um, where, you know, the

community thrives. People can get

involved. We want to encourage

participation. We want to encourage

people getting out and getting involved

in the community. Um, and we also want

them to be able to do that safely. Uh, I

don't know if you guys noticed the sign

when you drove in today to this meeting.

Um, but it I didn't notice it because,

you know, it's not that visible. It's

very hard to see. There's a lot of

obstructions. Um, it's very outdated.

And we're just looking to change that

and bring it up to speed with the with

the community and the everchanging urban

landscape. So, electronic electronically

changing wall signs are permitted by

Wright in the um in the DC district uh

pursuant to section 7325.11

um which regulate the illumination of

signs within the city. The proposed sign

um was designed to comply with section 7

325.11 of the zoning ordinance and will

be more aesthetically pleasing and safer

for passing vehicles kind of as Jeff

said um to read as they pass through the

second and market streets downtown. Um I

know when I'm sitting at that stoplight

it's hard to see that sign. And

basically what we're doing is we're

taking um the existing condition and

we're just bringing it up from window to

window. If you ever look at that

building there's windows on top, there's

a bit of a a gap in the middle and then

there's windows on the bottom. And we're

just trying to fill that gap to give as

much area as we can so people can

clearly see the sign and clearly see

what's advertised without having to, you

know, worry about bicyclists or people

walking in front of them while they're

trying to read the sign. It's very

apparent. It's very clear. Um the

proposed sign is approximately 175

square feet. The sign as it exists today

is 88 square feet, which is also

non-conforming pursuant to the ordinance

which has a limit of 75 square feet. Um

section 7325 attachment one uh

subsection 3 of the zoning ordinance

limits the sign area of a wall sign to

only only 75 ft. Uh the existing sign

has exceeded that square footage

requirement since at least about 2008.

That's where we have, you know, our last

record of of them ever changing that

sign. Um the downtown improvement

district is seeking a dimensional

variance um from section 3 3- or 7-325

of the zoning ordinance to permit its

approximately 175 square foot

electronically changing message wall

sign. Accordingly, we're here tonight to

request the zoning hearing board

consider the recommended approval from

the planning commission uh and grant the

approval of the downtown improvement

district's variance to um allow a 175

foot uh square foot electronically

changing message wall sign in the DC

district. Um, at this time I will have

Kevin CS from Strickler Science come up

and provide some comments on the sign,

its design and aesthetics, um, vehicle

and pedestrian safety, and the sign's

technical specifications and compliance

with the building.

All right. So, Kevin, um, who do you

work for? Strickler. And what is your

role with Strickler Signs?

How long have you been in that role?

2015 took ownership for seven

Have you done work with the downtown

improvement district before?

And in your opinion, how important is

sign visibility at this particular

location where the sign's located?

Uh, thank you. I forgot to mention I did

bring some easier to read exhibits. Do

you guys want those? Sure. just because

I'm going to reference them with Kevin

here. They're in the uh application

packet, but they're towards the back and

kind of

We get one more of those. Yeah.

Thank you. All right.

I have one. Yeah.

Oh, sorry about that. Sure. All right.

So, before you is exhibit A. What is it?

And can you please orient the the board

uh to the property as it's situated in

this picture? It's on the

west facade.

And is this property in a busy stretch

of the DC district?

Do a lot of vehicles and pedestrians see

the existing sign from its current

location? And now before you is exhibit

B. So you guys want to flip to the next

couple pages here?

What is this?

Dimensions of the currency

and please use it to describe the

existing sign. Well, existing sign is

4T4 by 204.

All right. And if you would turn to

exhibit C, which is the next page, um,

can you explain what this is?

That is an image of

the upper right corner.

It is 7 foot, which is 7 foot.

10 million.

Most of the dots already.

All right.

And uh will the proposed sign comply

with all of the requirements of section

7-325.11

regarding the illumination of signs

within the city? Yes. And why is it

important for that sign particularly to

be 175 square feet?

Um the current signage it serve purpose

certainly needs greater clarity.

And is the proposed sign safer for

motorists to read? Why is that? Um, you

can have uh gater images

and is the proposed sign safer for

pedestrians in the city? Okay. Is the

proposed sign designed to provide

adequate time and travel distance for

motorists to safely detect, read, and

understand the proposed sign and its

contents?

And will the proposed sign uh alter the

essential character of the neighborhood

or the DC district?

Can you explain why? It's it's the same

technology.

And does the proposed sign alter the

development of any adjacent property?

Is it detrimental to the public welfare?

And in your opinion, is the minimum

variance necessary to afford relief to

the applicant? Yes. All right, that's

all my questions I have for Kevin. Do

you guys have any questions for

anybody? I ask one question

in

cont.

That's going to be a question for Todd.

Is that okay? You want to ask it now?

Yeah. The the downtown improvement

district is responsible for putting the

messages up on the board up on the sign

board.

And

who maintain? I'm just looking at some

of the specs

of what you can replace, what's there,

what's being replaced. Who's going to

handle the maintenance of it? month

maintenance, annual maintenance,

snowstorm kicks in, causes some

problems. Who handles that? That'll be

with Strickler. Um, as as before, and

I'll get a little bit into the history

of the existing sign if you'd like. Um,

so the the existing sign was put up in

2008.

Um, had had a 10y year or so life. And

as we were talking, you know, as Kevin

mentioned, it it ran its course. So, it

worked for 17 years, so it no longer

works anymore. So, when we did have a

panel go out or something go wrong with

it, so to speak, um, we just called

Strickler and they came and and within

very reasonable amount of time to fix

that sign. So, we'll have that same type

of agreement again as we move forward

with the new board.

And since this is on the MT building,

you've got necessary

to post this building. Correct. Yeah,

they already have two stationary wall

signs near the top if you ever seen

those coming across the bridge. Um, but

this will also advertise their bank as

well for the ground level people on on a

rotating basis. So, that would be

intermixed with all the other

announcements.

Actually, good evening. Um, I do have

one question tonight. Uh so I know we've

had a number of other applications um

related to sign variances. Um I think

some from the school district and there

was I think one or two other ones that I

can remember. But um in terms of this

application, do you see any factors that

are you know vastly different from those

applications? Um, I would say the ex the

surrounding urban environment is um more

chaotic uh and active than in a lot of

the uh other schools uh signage

locations. Um and some of the other ones

I think have been like churches and

stuff. Those tend to be in uh more

residential areas um and uh thus have

like less street furniture around,

signage, light poles, stuff like that.

Um, so I would say that's the main

difference between those types of

environments.

Thank you.

Um, Mr. Loft, do you have any questions

of, uh, Mr. Kudz?

Okay.

Then I'll proceed with Todd. So, um,

Todd, I'm going to ask you a series of

questions. So, who do you work for? I am

the executive director for the

Harrisburg Downtown Improvement

District. And how long have you been in

that role? Uh, I started in that role in

2008, so 17 plus years. And you've kind

of already alluded to this, but I'll say

it anyway. Uh, can you please tell the

board a little bit about the existing

sign and why the downtown improvement

district is replacing it at this time?

Yes. Um, unfortunately, the the sign

broke down. It was no longer fixable.

Uh, the parts uh just couldn't work

anymore. Strickler put a ton of

band-aids on there for us, and I

appreciate that. Um, but it it ran its

life, so we we need to replace that

board. Um, So, the downtown improvement

district, we're the clean, safe, and

beautiful for downtown. That's our

mission. Uh we also want to attract and

inform people of events that go on

downtown. And that's really what and the

surrounding area. That's really what we

use this board for is to really attract

and inform people of events, city

events, county events. Um you know,

Artsfest, which was a couple weeks ago,

uh we would have put up there July 4th

food trucks. uh the parades that we do,

um Capona's coming up, all that kind of

stuff. We we feature those on there. Uh

we also look at the nonprofits, you

know, the art association, um Open

Stage, uh the events at the forum and

that kind of stuff. So, that's that's

really what we try to do is really

attract and inform people of what's

going on in the Harrisburg area. All

right. So, you just said, you know, what

happens with the with the existing sign?

Are you guys going to on using the new

sign in the same manner as the existing

sign? Yes. Yes. And will the proposed

sign be used to advertise, identify, or

direct to the public um any businesses

other than Mnt Bank in exchange for

compensation? No, we we're not going to

sell any advertising on that board. Yep.

Okay. So, how will this sign improve the

DC district and the downtown area? Well,

I I think it it what it will do is it

will give us a a nice vehicle um to

really

do what I already mentioned. Now, we we

have social media and we have a

newsletter. We have that kind of stuff

to inform people of what what's

happening. But I think something this

visible uh in a visible part of the

city, Market Square, uh right there in

that building really does help uh with

with us and and really the city's

programs here. So, in your opinion, the

sign will provide a community benefit.

Yes. And did you review the application

that was submitted in support of this

variance request? Yes, I did. And to the

extent applicable, do you adopt the

comments made therein as um part of the

downtown improvement district zone? Yes.

All right. That is all I have for Todd.

If you guys have any questions

purpose. Okay. Does the board have any

questions of uh Mr. Vander? No. Um

Mr. Loft, do you have any questions of

Okay. Um, is there anybody uh any

citizen here that uh wants to make a

comment with regards to this application

hearing? None. Um,

you're completed with your Yeah, I just

would say for all the reasons that we

articulated this evening as well as

what's contained in the zoning hearing

board application, uh, we would request

that the zoning hearing board approve

this variance request to permit this

proposed sign as designed in the DC

district.

I'll make a motion to accept the approve

to approve the recommendation

for the

signific

indicated by the

planning director

and the planning hearing board.

Okay. So that that would be uh your

motion is to approve the variance uh

request conditioned upon um the uh

conditions set forth by the planning

commission. Um that let me get it here

that the applicant will limit uh message

transition to six transitions per minute

per pendot guidance for billboards and

previous approvals for similar proposals

granted by the zoning hearing board.

Second.

Moved and seconded. Any discussion?

All those in favor signify by saying I.

I. Okay. You'll receive a written

decision within 45 days of today's

hearing. Thank you. Appreciate it. Thank

you very much. Appreciate it.

No thanks.

Okay. Next on the agenda is um item

number 2604.

Uh this is a um

this is a special exception request

uh by Bella's Events.

Uh and uh it's with regards to the

property located at 1025 Market Street,

Harrisburg, Pennsylvania, which is

located in the downtown town center uh

district. Um Mr. Knight, you were uh

previously sworn in at the last hearing.

Do you agree that you uh you are still

sworn in and we'll tell the truth to the

board? I do. Okay. Um the applicant, do

you want to introduce yourselves, spell

your last names for the record, please?

Yeah. My name is Dale Hair H I R with

Katie Free Design Studio and I assisted

the owner and the petrol tenant.

Okay.

Okay. Um Mr. Mr. Harum, Miss Salace, uh,

could you please raise your right hand?

Do you swear or affirm that the

testimony you're about to give before

this board is the truth and nothing but

the truth? I do. Okay. And we'll know

for the record uh from the solicitor's

office, we have Jonathan Luff here

present.

Um, I'm going to mark uh some uh

exhibits that uh we've uh received, the

zoning hearing board has uh received

and has in their file.

Um, I'm going to mark as board exhibit

number one, proof of publication. Uh,

the time and place and particular nature

of this matter was advertised in the

Patriot News. Uh, the ad uh the ad

appeared on the June in a June 1st and

June 8th uh, publication of the Patriot

News. Board exhibit number two is a

letter dated June 12th, 2025

uh from the planning director, Jeffrey

Knight, to the applicant notifying the

applicant of the time and place of this

hearing. Board exhibit number three is

the hearing notice uh posting on the

property in question which occurred on

May 30th, 2025.

Board exhibit number four is the

applicant's notification letters to the

required neighbors. Board exhibit number

five is the application packet including

the narrative,

photos of existing conditions

and business plan uh as a part of uh

this proposal. Board exhibit number six

is the deed to the property. Board

exhibit number seven is a commercial

lease agreement establishing the

applicant standing to pursue zoning

relief in this matter. Board exhibit

number eight is the planning bureau's

case report and board exhibit number

nine is the city of Harrisburg planning

commission resolution. So we have board

exhibits 1 through nine and then with

that uh Mr. Knight could you uh please

give us a summary if you would. Sure. Uh

so uh case number 2604 uh involves uh

the uh establishment of an event space

use uh on the subject property at 1025

uh Market Street. Um and as the board um

uh recalls uh in the past when they've

reviewed these, these have been um filed

under a use not specifically prohibited

in the zoning code uh per section

7-303.11

uh B of the uh zoning code. Um and uh

for the most part, you know, these are

similar type uses to maybe a bar or um

even like a nightclub or dance hall, but

they uh definitely have kind of

different intensity uh of operations,

different activities on site. Um and um

when uh fielding inquiries about these

uh types of uh uses, uh we often refer

back to um a uh a an application that

was reviewed several years ago by the

zoning hearing board uh at 2307 Berry

Hill Street. Um and in that case uh the

applicant um agreed to both uh

prohibition on alcohol uh on site um and

um capping their hours at uh 108 10 p.m.

in that case. Uh and the reason these

types of uh conditions are necessary is

because uh in the plane beer's

experience uh many times uh applicants

may try and establish an event space

which ends up being a de facto Bob club

or again a nightclub or dance hall. Um

and when these um kind of fall uh when

these kind of try and use loopholes in

the zoning code um to establish

something like that uh we often end up

having um adverse impacts down the road.

Um and so for you know about the last 5

years or so the um event space use as

it's become more popular in the city has

been filed um and submitted to the

zoning hearing board for their review

under the use not specifically

prohibited. In this case, uh we note

that the uh property is um in a fairly

congested area. It's um while it's in

the downtown center, it's right on the

eastern edge of that zoning designation

um along a at a fairly highly trafficked

intersection of Cameron Street and

Market Street. Um the building itself uh

has a commercial or industrial history.

I think the most recent um the most

recent informal use was a a motorcycle

membership club, I believe. Um and uh

prior to that, the last recognized use

was, I believe, a furniture store. Um

and uh there aren't really any um

housing units within probably, you know,

even a quarter mile of of this property

uh or several at least 1,000 ft. Um and

so any impacts uh to the surrounding

community would be limited, especially

in comparison to some of the other uses

in the neighborhood. Um like a

restaurant that's in the adjacent

property. There's a gas station um caddy

corner on the property, auto repair and

auto sales uses uh down the down the

street along Cameron Street. Um and so

again, we anticipated there will be very

minimal impacts. Uh the one thing that

we did want to make sure of um was that

parking uh would be accounted for um in

this use the properties in the downtown

center, which does not require parking.

Um but obviously if you're going to be

having events, especially with upwards

of 90 people, which is the limit that

the applicants have um indicated in

their business plan and in their

testimony at the planning commission

meeting, um you know, there's going to

be some people driving. While there is

parking um along Market Street, uh

although there is none on Cameron

Street, uh there are fairly few spaces

there, maybe four or five. Um and it's

anticipated that you know you'd have

more vehicles than that for you know

most of your events. Uh so uh we did

encourage the applicant to um secure

off- streetet parking um whether at one

of the nearby surface parking lots or or

a parking lot that accompanies another

use like across the street at 1028 uh uh

Market Street. Uh that property has a

accessory surface parking lot at the

rear of it. Um, it should be noted and

again this parking is not required and

it should be noted that there is on

street parking on North and South 10th

Street which is just a block away uh

where you can do on street parking um

along the curb there. Uh but we did want

to make sure that that uh consideration

was taken into account um in the

applicant's operation of their business

um just to ensure again that uh you know

there's safe accommodations for all

people who will be attending. Uh, with

that being said, the planning commission

recommended that the zoning hearing

board approved the request for the

following conditions. Given the location

within the AE uh flood plane and the

floodway, the applicant and property

owner must ensure that any investments

in the property are submitted to the

planning bureau for consideration and

review against the flood plane

regulations and best practices before

work can commence. and further testimony

at the planning commission meeting. Uh

the applicants indicated that there will

be only uh minimal or cosmetic

investments being made, paint, things of

that nature. Um the planning bureau

recommends the applicant consider

coordination with the owners of nearby

surface parking lots such as 1001 or

1028 Market Street to secure leases for

all street parking spaces so that

patrons do not end up parking on the

sidewalks near the property. Um, and

again, you know, that's some not

something that's required, but something

that would be recommended for the safety

of all attendees. And with respect to

the sidewalk parking, um, that's

something that the planning bureau staff

has noticed just informally while

driving by the property and not

attributable to this business, which has

not been set up yet, but other

businesses kind of on that block at that

intersection, people just feel more

comfortable driving up onto the sidewalk

so that their cars aren't going to get

like sideswiped or anything. So that's

why we recommended, you know, finding

surface parking or finding parking in a

surface lot. Uh and finally, the

applicant must ensure they conform to

the operations as outlined in the

submitted business plan, including a

prohibition on alcohol consumption and

having operations end no later than

midnight. And that is something that the

um uh Miss Salis has uh agreed to in

their testimony at the planning

commission meeting. Uh the planning

commission recommends the zoning hearing

board approve the request for the

following reasons. property is located

in a mixeduse corridor with nearby

commercial, industrial, and

institutional uses, but no nearby

residential units, and thus, the

proposed use should not have an adverse

impact on the neighborhood. The

applicant has provided a detailed

business plan confirming that no alcohol

will be consumed on site and that events

will not run past midnight. As such, the

proposal is similar to a previously

approved event space use at 2307 Berry

Hill Street, located in a residential

neighborhood which has not had adverse

impact on the community. And finally,

the proposed development will activate

an existing vacant building with a use

that will accommodate the special

occasion needs of local residents,

hoping to activate the area on nights

and weekends.

Thank you, Mr. Knight. U Miss uh Salace,

um you heard the three conditions that

uh Mr. Knight um just indicated that

were conditions from the planning

commission. Are you agreeable to those

three conditions?

Okay. Um,

Mr. Hair or Mr. or Miss Salace, if you'd

like to present your case. I mean, the

only thing is on on the parking, the

owner of the property has been in

contact with the adjacent people there.

He doesn't have any written agreement

with them. Now, he has some verbal

agreement that they are and they're

still working on that. It is tough to

get some of the other ones because the

other properties are for sale there. And

like the one parking lot behind there is

29th they want $750,000

question but they are working on on the

parking again parking she's looking at

Friday and Saturday nights I think is

the main times which is not going to be

as much parking so there should be

adequate parking you know long street

you want to maybe describe your business

a little bit better

um I've had this I've had this event

this um for about 10 years now. Um and

I've worked on it. It's one of my

passions and um I have been looking into

a more secure parking because like you

said there is street parking but a lot

of the people that would want to rent um

our my place would want secure parking.

They wouldn't want to pay for parking.

So I'm actively working um I've looked

into to actually getting in touch with

the owners for that parking right on the

back. Um, it's been pretty difficult

because they're only interested in

talking to you if you want to buy the

per property. But I'm still working it

um to secure, you know, um, and parking

would really be on Friday nights um,

depending on when

um, the event the events would happen.

Friday nights or Saturday afternoons

nights.

And could you tell the board a little

bit about the type of events that you're

envisioning to that you're going to have

at this facility? So, what I want to

provide is a space for people to hold um

special events like birthday parties,

um if a business wants to have um a

conference or any anything like that. I

I am I'm an event planner. So I want to

provide packages. People can come and

have an event place where they can find

decorations. I can help them organize

everything that they need and have them

basically

for birthday parties, weddings,

wedding receptions.

What other things?

Correct.

Oh, the the uh the

so the sweet 16 in our in my community

Hispanic which is a vast large of my

clients we celebrate the 15 year of age

and a lot of people um at that same

street market street at that church St.

Francis of Aisi they hold every Saturday

there's a King era there. So I'm a part

of St. Francis. We've been part of that

church for um many years since I've been

here. So they're always looking for a

safe place close to the church to have

their receptions and celebrate

those.

Okay.

Um, and I think you you originally

testified that uh this is something that

you've been working on for a number of

years. Do you I've been working as an

event planner decorator for 10 years.

Um, my event had used to have another

name after I had my daughter. Her name

is Vala. So, I just after her, I'm a

single mom that's just wanting to um you

know, have her and have this business

for me and my daughter. Okay.

Does the board have any questions of

either of the two witnesses?

Good evening. Um so, in terms of I guess

the the occupancy of the building, what

would you expect in terms of the maximum

number of you know, attendees at one of

the set events that you have. As I

planning

90 people,

part of that is also building

that.

Okay. Thank you.

A couple questions.

I look at your hours of operations. Is

this uh only weekends?

Um as of now, most of the events would

happen Friday. People would normally

don't do events like this. Obviously, I

am open into businesses wanting to small

conferences or things like that which

I've helped with at you know I have a 9

to5. So those girls can also

but I'm obviously open to think outside

the box for the weekdays but mainly the

main would be over the weekend rarely.

Some do, don't get me wrong, some do do

events on Mondays or Tuesdays, but it's

most

days a week

to 10 to midnight.

Second question,

this is inside the the

CRW foot plane. Okay.

Do you have any talks with CRW to make

sure that you know you put a business

there and pray? We have a humongous

storm

that could basically affect your

business insurance.

We have flood insurance.

No alcohol.

I'm just going to go around. Mr. L, do

you have any questions of the

applicants?

Okay. Yeah, Mr. Hops. Yes. I just have

an additional question. Um, I do see the

hours right are 2 p.m. to 12 a.m. Um,

have you do you have any consideration

for anything like u security or any

service like that uh for any events that

you um I have because the the front door

right

area I have thought about putting not

security but putting somebody in charge

of the doors

to and parent is not because a lot of

parents

sometimes are not you know the kid can

choose to open the door and just go out

and park

I I've thought about having a person

responsible of the door to make sure

that no kids um go out outside without

an adult just to be safe just to be on

the safe side. Gotcha. But no specific

requirements for like anyone that is

renting I mean that is using I would

provide that service when renting the

person. So I would that would be um when

I charge for said event the hours I

would include that um for the safety of

Okay. Thank you.

Any other questions?

you're not

sure

when you have events that people reach

out to police department

make sure that everything is safe even

though it's on street that's pretty

that's probably one of the easiest

I Would

you not have these events

here

and

let them know that it's going to be

something if it would be a

Okay. Um, I think I know the answer to

this, but is there anybody here uh from

the community that has any uh comments?

Just let the record show that there are

not. Um, is there anything else you have

to present or is that everything? Okay.

Does the board wish to uh do you have

any other questions or like to make a

motion?

Yeah.

will return.

Okay.

So

back into order.

All right. I am going to make a motion

to approve uh the application 26 or 2604

at 1025 Market Street. Um keeping in

mind the conditions set forth by the

planning commission.

I'll second.

Moved and seconded. All those in favor

signify by saying I. I. Okay. Motion

passes. Uh you'll receive a written

decision within 45 days of today's

hearing.

Okay. Thank you.

Okay. So, is the applicant here for the

uh 1415 Sycamore Street? You could come

up to the applicant's desk there.

Okay, we'll call the next matter which

is uh number 2605.

This is a variance and special exception

application for the property located at

1415

Sycamore Street in the city of

Harrisburg.

Um

Jeffrey Knight uh is the U

codes and zoning officer. Um you were

sworn in in previous uh hearings this

evening. Uh do you agree that you're

you'll continue be sworn in and testify

truthfully before this board? I do.

Okay. And then um the applicants, could

you please identify yourselves and spell

your last names for the record so the

court reporter

has them accurately? My name is Ali.

It's S A.

Okay. My name is Hassam Ali.

Okay. Will you both uh raise your right

hands? Uh do you swear or affirm that

the testimony you're about to give

before this board is the truth and

nothing but the truth?

Okay.

Um

and also for the record, I just want to

indicate that uh attorney Jonathan Luff

here is uh present for the solicitor's

office. Um with that, Mr. Knight, uh

would you be able to give us a summary

of this matter? Uh sure. So um the uh

application for case number 2605

uh involves the um establishment of con

of a convenience store on site uh at

1415 Sycamore Street uh which requires a

variance for the proposed use. Uh the

applicants also require a special

exception for relief from the off-

streetet parking requirements for such a

use uh because the um building occupies

the entirety of the site and therefore

no uh parking can be provided uh on

site. Um in this case we're you know as

a general rule the uh um planning bureau

and really the zoning code would kind of

discourage the establishment of a use

like a convenience store in the RM

zoning district. Um, however, uh, in

looking at the, uh, history of this, uh,

property, um, you can see that it's kind

of designed for at least commercial use.

Uh, although the property itself has

been, uh, vacant for probably 20 years

or so now. Uh, it's a little a little

tough to tell exactly how far back, but,

you know, looking at Google Streets

View, uh, there really hasn't been any

activity on site since about since at

least 2011. Um, however, when you uh

look back in the county's tax parcel

records, uh the photo that they have for

this property shows a sign uh over the

main entrance uh that appears to say uh

that appears to indicate that there was

a um store there. I think it's like

Manor Grocery and Deli um or grill um on

site. So, it does appear that there was

a similar use several decades ago

operating on site. Um, and the long-term

vacancy of the property also uh hints

and the um deteriorating condition that

has resulted from that vacancy also

hints at the difficulty um in

establishing a byite use for the

property and frankly not just under the

current zoning code but under the pri

prior zoning code as well. Um so uh that

long-term vacancy and the condition of

the property uh the planning bureau does

feel creates the conditions that

establish a hardship uh which do justify

uh the variance for the proposed use. In

addition uh to the variance there is a

special exception for relief from the

off street parking requirements. I

believe that based on the uh square

footage of the uh property the use would

require nine off- street parking spaces.

Um again as previously noted there are

no uh there is no space on the property

uh for um to provide off- streetet

parking. Uh the building occupies the

entirety of the site. Um

so uh the question becomes whether the

uh property can meet the criteria uh for

relief from off streetet parking. Um it

should be noted that uh there is a

significant amount of curb uh frontage

along um this block of Sycamore Street

and the blocks to the east and the west.

uh the blocks directly to the west um

has a uh elementary school uh the Fouse

elementary school um and uh during you

know informal visits to the and by the

and through the property um it's

generally observed that there is

sufficient parking uh on the site uh

along the curb um to accommodate any

demand uh from the proposed use. Uh when

I went and posted the uh property and

took pictures uh even though the school

was letting out uh which is right around

3:00 3:30, I was able to find a spot um

on the right in front of the property

just directly to the east. Uh and during

that time it's the most if anybody's

been there, it's the most uh you know

busiest time there along that corridor

as schools letting out and uh parents

are there to pick up children. Uh but

for pretty much any other time there's

um a significant availability of uh

parking along the street there. Uh

additionally um for uh uses of this type

uh most of the customer base and the

clientele come from the surrounding

neighborhoods and are likely to walk

here. Uh it's not the type of use that

would necessarily uh generate long

distance trips or have a customer base

from a large catchment area. Um and

between this availability of on street

parking and the expectation that the

customer base will largely uh walk or

maybe bike uh to the property, uh the

planning bureau feels that the property

does meet um the uh conditions that

justify uh both the variance and special

exception.

The planning commission uh is has

recommended that the zoning hearing

board approved the request with the

following conditions. Uh the applicant

must ensure the business conforms to all

specific criteria outlined in section

7-309.2Q

of the zoning code uh which largely

relates to um the storage of materials

outside uh having uh security uh both

inside and outside the building and then

having trash receptacles outside of the

building uh and the signage regulations

outlined in chapter 7-325 of the zoning

code. Uh the applicant may not keep

products, displays, freestanding signage

or any other materials in the uh yard

sidewalk in front of the building. And

finally, uh the applicant must allow the

codes bureau to perform a comprehensive

inspection of the entire property and

building to ensure aspects such as

utilities and access points are up to

modern codes and to ensure the

structural stability of the building.

And again, this goes back to the long uh

vacancy um of the uh property. it's

likely, you know, maybe uh stuff has

been taken from the building in terms of

like wiring. Um, and we want to make

sure that uh if uh the uh space is if

the use is approved that the space is

going to be safe for uh not only the

employees but also the general public.

Uh the planning commission uh is

recommending uh that the zoning hearing

board approve the request for the

following reasons. Proposed project will

address a long-standing vacant property

that has created a blighting influence

on the neighborhood. Uh the proposal

will reestablish a convenience store use

on site that appears to have existed

several decades ago and reactivate a

vacant storefront. And there appears to

be sufficient justification for the

proposed variance of special exception

requests including the availability of

on street parking along the 1300 and

1400 blocks of Sycamore Street.

Okay. Thank you.

Um before the applicant uh testifies,

I'm just going to read into the uh

record exhibits

uh that the zoning hearing board has uh

has received. Um I've marked as exhibit

B1, the proof of publication, the time

and place and particular nature of this

matter was advertised in the Patriot

News. It appeared in June in the June

1st and June 8th um uh Patriot News. Uh

B2 is the letter dated June 12th, 2025

uh from the planning director, Jeffrey

Knight, to the applicant notifying the

applicant of the time and place of the

hearing. Board exhibit number three is a

hearing notice which is posted upon the

property in question that occurred on

May 30th, 2025.

Board exhibit number four is the

applicant's notification letters to

required neighbors. Board exhibit number

five is the application packet including

photographs of existing conditions,

floor plans, and a business plan. Uh

board exhibit number six is the deed to

the property. Board exhibit number seven

is the planning bureau case report.

Board exhibit number eight is the city

Harrisburg planning commission

resolution.

Um and then just very quickly um to the

applicant, Mr. Ali and Mr. Ali, um you

heard of the uh Mr. Knight go over the

three uh conditions that are recommended

by the planning commission. Um are you

agreeable to those three conditions?

Okay. All right. Well, then if you want

to tell us about, you know, move forward

with your case and tell us about your uh

proposed store. Um Well, Mr. Knight

covered everything, but

like like you said, it was pretty much

designed to

Okay.

Do either of the board members have any

questions?

A couple of questions

issues

and if my memory serves me well that

that area can be

exciting.

Okay.

So how are you going to go about

addressing that? So we have security

here.

onsite security they worked out

agreements with HBD

well there's always like

I think like a year

couple years back it was exciting as you

said but I think it's gotten a lot

better

security cameras

information.

So they're 24 hours, but now

I see your application.

It wasn't specific enough for me. What's

your hours?

The last meeting we said

it just depends on the

winter times maybe

Have you made any neighbors to basically

also talked to a lot of people were just

sweeping outside.

So from the neighbors we've got pretty

positive feedback

in that area.

They're

there on the other side.

Brother

looked at that. Yeah, we did. But we

serve as

trying to bring in like products.

I also seen your revenue strategy

accepting cards, credit cards, something

with the

compic

we're just going to have

That's all I have. Thank you.

Mr. Hops, you have any questions? Um, I

had some of the same ones that Mr. Fips

have, but I just just one additional

question. So in terms of you being a

convenience store, is it just directly

just for the sale of food and beverage

and some other items or is it going to

be things like I know you mentioned

Delhi. So is it going to be you know

where you're uh preparing ready to serve

food and different things of that

nature?

Okay.

All right. Thank you. I have one more

question.

Convenience stores are a generator of

certain amount of refuge on our streets.

How will you handle basically keeping

your place clean and keeping the

surrounding areas clean? Sorry, but

I got a lot of cleanups and I call and I

can tell you go you buy it, walk outside

the store and it gets discarded and that

basically contributes to the

I want to have it occur

because it's a pretty heavy traffic

area.

Yeah. Yeah.

City convenience store

say okay they keep the place clean

because I we see that so you are going

to basically pay close attention to that

because neighborhood doesn't need

anything else negative about it and

trash refuge is something that affects

that neighborhood.

I I just had one question just just for

the full scope. Um other than food

products, are you going to be selling

anything else at your store like tobacco

products or vaping or anything like

that? Maybe some

Okay.

I was just wondering not and then Okay.

And then um I had a quick question for

Mr. Knight. Um you had indicated before

um that you didn't believe that it was

really possible for this site to be

developed uh as a permitted use in this

zone. Um it's been vacant, you said

probably for around 20 years or so.

at at least I mean we have no record

even in our in DSIT which is where we

keep uh our merkantile records and

building permits and stuff. We have no

record of anything there and I think

looking back into Google Streets view as

far back as it goes which is like 2011

it doesn't seem to be any um real formal

activity on site and you don't know like

looking at that structure I mean a lot

of the permitted uses in the RM zone are

dwellings attached to attached,

detached, manufactured homes,

um multi-family homes, um supportive

housing, adult daycare,

um and you don't you don't foresee um

this property being converted into any

of those uses? Uh I don't think so.

Again, the first floor, I mean, the

building does look like it was uh

constructed for commercial use. Um, and

I think with like the layout of the

first floor, um, there's there's not a

whole lot of space there. So, something

like an adult uh, daycare, it tends to

be larger. You have concrete spaces, um,

you know, things like kitchens and

larger stuff like that. Uh, that I don't

think a property like this would

accommodate a use like that. Okay. And

it looks like from the photographs that

it had some um two or three of those

steel rollup doors in the front. Was

that for um deliveries, do you think, in

the past, or was that opened up in the

past for I think those are for security

reasons. Um it'd be something that like

you'd see in a city or something when

they close at night so that somebody

doesn't break in through the window or

something. If you look far enough back

in the county's records, there were like

a it was like a three side by side

windows on the left and I think the side

on the right would have been a door. So

there were like two doors in the front.

Um so I think it was purely a matter of

security there, not like delivery or

something. Okay. And Mr. Ali, either one

of you, if have you raised those doors,

are there windows underneath? Okay. And

that would be the the front of the

building when somebody would come in.

And then you'd be able to secure them

with those steel doors

secur.

Is there a way to lock them? Yeah.

Okay.

Are there any other questions from the

board?

Mr. L, do you have any questions?

We'll go off the record. Take a quick

recess.

Okay. So, just to just to make sure

because there was a special exception.

So you're you're um making a motion to

approve the uh variance and special

exception request

um condition upon the the uh three

recommended conditions of the planning

commission as uh delineated uh by uh in

the planning commission's um resolution

and by um Mr. Knight here this evening.

All right. Second. moved and seconded.

Um, all those in favor signify by saying

I. I. Okay. Um, so congratulations. Uh,

you'll receive an actual written

decision within 45 days of today's uh

hearing. Okay. Thank you.

Second,

you're going to get used to these. I

will