Harrisburg City Zoning Hearing Board - 2/23/2026

in January because it was just too much

snow. Okay. And I was praying we was

going to have one this month, but it

didn't work that way. So, but yes, and

the cases we're going to hear tonight

are continuations

from the January time frame since we we

didn't have that meeting. So, I'm going

to introduce to my right, Mr. James

Hobs. Okay. Myself, Claude Fipps. And

I'm going to turn it over to our Well,

>> go ahead. That's fine.

and our director of planning is Miss

Knight

and Miss Cameron. She's in for the

solicitor's office. Okay. Paris

solicitor. Okay. So, I'm going to turn

it over to our solicitor and he'll go to

our normal preamble and again.

>> Okay. Um Michael O' Conor um the

solicitor uh for the zoning hearing

board. Um so we're here tonight. We have

uh four uh cases. They were nothing new

for this month. They were all

continuations from uh January. Um as

this is a uh tonight there are hearings.

So uh all testimony will be taken under

oath. Uh witnesses will be sworn in. Uh

applicants any other witnesses and

obviously uh Mr. Knight who we will do

now. Um if the stenographer can please

swear in Mr. Knight.

I do. Okay. And obviously we have a

stenographer here to my left. Um he is

taking everything down. So uh only one

person speak at a time to make his job

easier. Um and Mr. Knight, you will

obviously be considered sworn in for

each of the applications. Okay. All

right. Uh we are going to take these out

of order as cases 2621, 2623, and 2624.

um are being handled by the same

council. So, uh we figure we will handle

those in order. Uh but first, we will do

case 2622.

Um it is a variance for 3,300 North

Cameron Street if the applicant wants to

um come up for that. And I will start

off though at least reading in um the

exhibits and then u we'll turn it over

to obviously Mr. night to give a summary

of the case and then um have the

applicant sworn in and go from there. So

we have B1, the proof of publication,

Patriot news um and B2 uh letter uh that

was sent uh from the planning director

to applicant notifying uh of the

hearing. B3 hearing notice posted on the

property. B4 notification letters sent

to the required neighbors. Uh B5 is the

application packet with the attached

narrative, photos of the existing

condition on uh conditions on the

property, aerial photos of location of

the project, and a site plan for the

project. B6 is the deed to the property

establishing applicant standing to

pursue the requested zoning relief. B7

is the planning bureau case report and

B8 is the city of Harrisburg Planning

Commission resolution. Um also um adding

on to those those are typically uh uh

the board exhibits. Uh as I mentioned

the last me uh hearing was continued. So

B9 is the email dated January 26, 2026

from the applicant requesting the

continuence till until tonight's u

hearing February 23, 2026.

And then uh the proof of publication of

tonight's um uh hearing in Patriot News

February 8, 2026 and February 15, 2026.

Um also the when I did the B1 that was

for the January uh meeting. So with

that, uh why don't we turn it over to

Mr. Knight and he can give a uh summary

of the case um and then we'll have

applicants sworn in and go from there.

>> Uh sure. Uh so good evening. Um the uh

request for case number 2622

is uh a variance application

uh to for the property at 3300 North

Cameron Street uh which is the Hack

campus. Um, and the proposal is to

install an 8-ft high fence with a short

uh 4ft high section enclosing a

retention pond associated with the fire

training facility on site which requires

on hearing board approval of a variance

application for a fence exceeding the

maximum 6 ft in height in the INS

district. Um as uh shown in the photos

uh provided by both the planning bureau

and the um applicants and as noted in

the discussion uh the proposal involves

fully enclos enclosing a um not too

large uh uh retention pond on the east

side of the uh uh training academy uh

between the academy and Paxton Creek. Um

however the uh f the retention plan

itself is fairly deep. Um and so there

certainly is justification uh for uh

ensuring that um for liability reasons

and safety reasons that people can't

access um the uh retention pond. Uh as

noted in the case report, there is an

existing section of 8ft high fence along

the eastern and southern edge uh of this

retention pond. So the project uh just

proposes to finally enclose uh the

northern and eastern edges of the pond.

Um the reason that there is a short 4

foot high section is because that was

requested by um staff at the fire

training academy uh which I guess was

necessary for them to uh discharge their

hoses. So they put it over the fence. Um

so it's not like something where if you

had like a little gate or something in

the fence you could kind of like feed

the hose through. it seems like it's

kind of an operational necessity uh for

what they do at the training academy. Um

and so uh for that reason uh that was

the only um condition of approval that

was uh included in the city in the

planning bureau's case report. Uh and uh

the condition was adopted uh by the

planning commission. But uh I would say

that um the discussion at the meeting um

kind of

led to just the incorporation of that um

uh condition in the case in the

resolution. But I don't think there was

necessarily a strong feeling by the

planning commissioners that it was you

know necessary to retain that condition

to to keep the uh fence 8 foot high all

the way around the uh retention pond. Um

so although that is included as a

condition you know I think both the

planning bureau and the planning

commission understand uh that that's

might be uh create issues from an

operational perspective uh for the

training academy and so for that reason

uh would be okay if that were not

included in an eventual uh resolution or

decision of the zoning hearing board. Uh

with that all being said the planning

commission recommended the zoning

hearing board approved the request for

the following conditions. Uh the

applicant does not clarify in their

submission why there is a 4 foot high

portion of the fence and given the

reasonable safety and liability

justifications necessitating an 8 foot

high fence. The planning bureau

recommends the applicant install an 8

foot high install 8ft high fencing

around the entire perimeter of the

retention pond. And again uh due to

those reasons we discussed um we are

okay if the board chooses not to retain

that uh condition. Uh the planning

commission recommends the zoning hearing

board approve the request for the

following reasons. There is sufficient

justification for the installation of a

fence taller than permitted by right

given that it is intended to ensure

safety and reduce liability by

preventing unauthorized access to a

retention pond associated with the

adjacent fire training facility.

Additionally, the size of the property

and accommodation of training facilities

create unique site conditions that

support the request. Uh there are

existing stretches of 8ft high fences

along the eastern and southern frontages

of the retention pond and thus the

proposed fence will match non-conforming

fences that have existed for several

decades. And finally, the project

location is minimally is minimally

visible from the public right ofway and

will thus have a negligible impact on

the surrounding built environment. Uh

which it should also be noted um most of

the uh adjacent properties on the west

side of uh industrial road are

industrially zoned which does permit

fences up to 8 ft in height. So it would

not detract from the character of the

neighborhood.

>> Okay. Um All right. Um, and who is here

for the applicant?

>> My name is Mike Deeporta. I'm the

director of construction early for

Harrisburg Area Community College.

>> Okay. Um, could you swear them in?

>> I do.

>> Okay.

Um, so why don't you um tell the board

why uh they should grant your u

application,

the variance application. Go ahead. Uh

we part of the issue and the thinking

here is that we have the green trail

that runs through the front of the the

west side of the lot. So we have a lot

of bike riders and small families that

walk through the campus and we want to

avoid the potential liability of you

know anyone fishing in the pond but a

child coming through and getting

anywhere near the pond. So to match the

uh existing fence line that exists uh

for aesthetics, we'd like to install as

much 8ft fence as we can, but we do have

some operational needs in the front of

the pond fencing area where we will be

required to put a 4ft fence in if

possible

>> and that's necessary as Mr. Knight was

saying operationally for the hoses

easier to get over those fences. just

said,

>> "Yeah, it was a request by the director

of the firefighting academy uh for

draining and they do a few drills where

they line up in parallel. So there's a

concrete pad in front of the pond. So

they line teams up in parallel. So they

do some do some drills in that area. 8ft

fence would make it virtually impossible

to do any of those things.

>> Okay.

Board can ask questions.

I don't have to ask any questions, but I

for you. Um,

primarily this is for safety purposes to

basically keep people out of the pond

area. Correct. Correct. Okay. It's

basically reduce your liability cost.

You do have standing water there. So, in

the summer when it gets warmer in the

summer, how are you going to handle pest

control? Because the standing water

mosquito

mosquito mosquito being place because

again some of the creeks some of the

ponds in this area they have to go out

and spray every so often to cut down on

the flying pest.

>> Well the so the pond water is in motion

almost daily through the firefighting

operation. Uh when we designed the fence

line we designed it in a manner with

fences and set back from the the front

edge of the pond where uh

where our internal teams could get in

and clear any overgrowth and rush out

fairly easily.

>> That was, you know, question was

standing water.

>> That's the only questions I have. Thank

you.

>> Okay.

>> Okay. Is there anybody here from the

public that wants to make any comment um

on this application?

Okay. Seeing none. And um applicant,

anything else to add?

>> No.

>> Okay.

>> So, I'll make a motion that um we grant

the variance for the 8 foot high fence

for this property.

>> Okay. Is there a second?

>> Second.

>> Okay. All in favor?

>> I

>> Okay. And that's approved. So, there'll

be a written decision that will then be

uh sent to you. um within 45 days. It'll

be probably sooner than that. Okay.

>> Thanks.

>> Excellent.

>> Thank you.

Okay.

Okay. So,

the next application

is 2621

100 North 13th Street.

Okay.

And I will read in the exhibits then uh

turn it over to Mr. Knight um for a

summary and then we'll go to uh

applicant and council for applicant. So

we have exhibit B1 proof of publication

in Patriot News January 11 January 18

2026. B2 is a letter sent from the

planning director to applicant notifying

of the hearing. B3 hearing notice posted

on a property. B4 notification letter

sent to u uh required neighbors. B5 is

the application packet with attached

narrative photos of existing conditions

on the property site plan and floor

plans for the proposal. Uh B6 is the

deed to the property establishing

applicant standing to pursue the

requested zoning relief. B7 is the

planning bureau case report. B8 city of

Harrisburg planning commission

resolution. B9 is the email dated uh

January 26, 2026 from applicant

requesting continuence to tonight's u

hearing. B10 is the proof of publication

of tonight's hearing. It's published in

the Patriot News February 8 and February

15, 2026.

So with that, then I will turn it over

to Mr. Knight.

>> Uh yes, thank you. Uh so for case number

2621, uh involves uh the proposal of an

adaptive reuse for 100 North 13th

Street. Um

the proposal uh is to convert the

property into a 12-unit multif family

dwelling uh in the primary parcel at 100

North 13th Street uh with the uh

construction of an accessory parking lot

uh in vacant parcels immediately to the

west of that lot at uh along the 100

block of uh Lynen Street. Uh the

planning uh zoning hearing board members

may recall uh this project. It came

through in a previous iteration. Um the

zoning relief came through in uh April

of 2021 uh with the land development

plan um coming thereafter in March of

2022 for a very similar project. Uh it

was 12 units uh in the principal

building uh but they only had a um

believe a 12 space uh parking lot that

was only um accessible from Lynen

Street. Um and so that project required

um the zoning the special exception for

the use uh variance for the density and

then a special exception for relief from

the off- streetet parking. Uh in the

current iteration of the project uh the

applicant has secured um ownership of

all of the vacant lots along uh Lynen

Street and so what that means is it both

results in an overall large enough

parcel once consolidated uh to

accommodate the 12 units by right. Um so

a variance is not required for the

density and it also allows them to build

a 15 space parking lot which is large

enough to accommodate uh the required

off- streetet parking um for the 12

units and therefore that obviates the

special exception request for uh relief

from the off- streetet parking. Um and

so uh the current proposal is

essentially the same as the last one,

but due to the those um changes uh

recommended or those changes uh from

that previous iteration, uh the project

has two less zoning relief requests and

therefore uh we believe that this

project is uh more in conformance with

the zoning code and therefore um has

more justification for uh the request

that it is asking. Um the building

itself has been vacant. I believe we

looked for over 20 years. Uh it was

formerly a printing press company and I

believe it has some spent some of its

life as just incidental storage in it.

Um and so finding um an applicant who

can has a viable adaptive reuse for the

property uh will not only um address a

blighting influence on the neighborhood

and particularly at a fairly uh

prominent corner uh but will add

additional um housing units to the

inventory for the neighborhood

specifically and the uh city generally.

Uh therefore for that reason uh the

planning commission is recommending that

the zoning hearing board approve the

request with the following conditions.

Uh if granted approval for the requested

zoning relief, the applicant will

subsequently file a law consolidation of

land development plan and receive

approval from the planning commission

and city council. Uh and just to clarify

also the reason uh why uh the previous

land development plan is not still

active is because that plan was never

the final plan set was never recorded

with the North County Report of Deeds.

So that's why they couldn't just do it

by right. Um the applicant will submit a

certificate of appropriateness

application and receive approval from

HARB for the proposed parking area which

is located in the summit architectural

conservation overlay district. Uh the

properties along Lyndon Street are in

the AOD. Um but although the subject uh

the principal uh lot is not um and the

previous application uh similarly went

through HARB for approval for the

parking area. Uh the applicant will

coordinate with the Department of Public

Works and Capital Region Water to

confirm the appropriate size and

location of refuge collection on site,

update the building counts to reflect

the new use, and ensure that the

proposed site disturbance is reviewed

against requisite storm water management

regulations. Uh the planning bureau

recommends the applicant consider

installing fencing and closing the

proposed parking area in addition to the

required vegetative screening to provide

more security and access control to

reduce the headlight spillover from cars

into the lots across Lynen Street and

and to enhance the aesthetic impact of

the project. Bureau also notes that if

the required trees are not planted on

site, they can be planted in tree pits

in the surrounding rights way. And

finally, the planning bureau recommends

the applicant install the requisite bike

racks near the proposed entrance from

Walnut Street if possible. The bureau

would recommend the applicant consider a

secure indoor bike storage area that

near that entrance and access stairwell

since the building will not be equipped

with elevators. The planning commission

recommends the Harrisburg zoning hearing

board approved the request for the

following reasons. Subject property is a

unique industrial structure which has

been vacant for a few decades and has

experienced significant blight over that

time as well as small lots which have

been vacant for at least a decade. Any

project that can productively reuse the

property will provide a significant

aesthetic improvement for the

neighborhood. The applicant has

expressed an intention to provide 12

affordable apartment units. More quality

affordable housing units are pressing

need not only in the neighborhood but

throughout the city in general. And the

provision of more housing units will

help to combat rising housing costs. And

finally, if the conditions of approval

are adopted, the project will result in

the property being brought into better

conformance with the zoning code and

providing a more attractive development

for residents of the surrounding

community.

Okay. Uh then for applicant, if council

and applicant can introduce themselves.

>> Good evening. My name is Ash Mccomi. I'm

an attorney with Mcnes Wallace and Nurk,

100 Pine Street, Harrisburg,

Pennsylvania.

>> Jared Neil with Halton Horizons Group.

Uh 227 State Street, Harrisburg, P.

>> Okay. If you could swear an applicant.

Okay,

>> great. Thank you. Uh, I think Jeff did a

great job summarizing everything for us

this evening. I think the the

application's pretty thorough and gives

you a good idea. So, we're going to be

real real quick. Uh, Jared, what's your

role with Halden Horizons?

>> Uh, owner owner of Halden Horizons as

well as I oversee uh the development and

entitlement division. Does Halden own

the properties that are the subject of

the application?

>> Yes. Have you reviewed the application

and the narrative included with it?

>> I have.

>> And to the extent applicable, do you

adopt the comments made there and as

your own?

>> I do.

>> We're happy to answer any questions that

the that the board might have.

>> Okay.

>> Either one.

>> I can.

Okay. Hello. Uh, good evening,

gentlemen. Um, I had a couple of

questions. Um, because I remembered a

place 20 years ago was a print shop.

Have you gone through remediating that

ground in any which way? I know print

shops have

used chemicals that are carogenic. Um

has de looked at the ground to make sure

that nothing is leached through and it's

the ground is not you'd say poisonous.

>> Yeah. So as as part of our uh due

diligence, we did um hire a consultant.

uh they have completed a phase one um

and they're they're at this point just

um I think there was a a tank that they

wanted to uh remediate so that will be

pulled out but as far as any

contaminants nothing was noted.

>> Okay. My second question and I observed

this as I drive through Alter down to

the capitol um that corner is used by

Harrisburg school district as a pickup

and discharge for our school for

children. Okay. going to the middle uh

middle school and and the high school. I

understand the high school they can be a

little more safety conscious, but the

elementary school and the middle school,

they're using that ter that area for

pickup. I saw the recommendation was to

basically the parking areas, fence them

in or put some type of

fencing. Okay, maybe to stop intrusion,

stop, you know, mischief, unnecessary

mischief. So, have you considered that

at all?

Real quick, um, is are you talking about

the intersection of 13th and Walnut?

>> 13th and Walnut. Yes.

>> Yeah. They use that to drop pick kids up

and drop them off. Two different age

groups.

>> Yeah. So, the the parking is the

opposite side of the the block from

that. It's going to be back along Lynen

and Kalamus Street, but go ahead and

>> Correct. Correct. So, as as part of the

land development, um we will be laying

out the parking lot as as indicated and

shown. Um there will be some screening

and fencing shown along Lynen in

Calamus. Um as far as what what occurs

on 13th was really just going to be

landscaping and and clean it up a little

bit, replacing sidewalk where is needed.

That's what was contained in the scope.

>> Yeah, I was my next suggestion is maybe

reaching out to the school district,

letting them know that be aware that

This is granted where it's going to be

housing or it's going to be an apartment

there and for the kids if you're still

going to use it or maybe need to

relocate that their pick up and drop off

to maybe across the street or maybe walk

up so it's a little more safer for both

for for the residents and for the

children.

>> Yeah, I have no objection of reaching

out to the school district uh just

inform them of the project and make sure

there aren't any concerns. If there are,

I don't any reason we wouldn't be able

to work through it.

>> Okay.

>> Thank you.

>> Sure.

>> Thank you very much.

>> Good evening. Uh Mr. Neil, I don't have

necessarily a question. I was just

wondering if you could uh just describe

your vision for the the 12 units. I

didn't know if these are like um market

rate units or if you were planning for

like affordable housing, senior housing,

anything of that nature.

>> Yeah, absolutely. So, um, we looked at a

variety of different ways as we were

developing this project and, um, what I

would say is, uh, there the units aren't

going to be affordable by the definition

of the city,

>> but they will be set at a level that's

affordable to this area of the city. Um

we looked we did speak with um few

different groups and right around where

we believe that rate to be is right in

line with what what they said within you

know generally what you'd expect from a

market analysis here.

>> Gotcha.

>> Okay. Thank you.

>> Sure.

>> Thank you for asking that question.

Again he said it'll be affordable based

off of the fair market value of the area

or what of Parisburg are you? the entire

city or of Allison Hill

>> because again it's the the pricing can

be very different based off of where

you're located.

>> Yeah, I would I would say of the

neighborhood uh not specific to a

certain um maybe the city as a whole,

but but that general neighborhood.

>> And I know I shouldn't ask this

question, but I'm going to do it.

If you're going to do this, which when

do and you make this investment, what do

you expect for as a payback for my

>> um payback in in terms of

>> you're I don't think you want to find

this out of your pocket. If you do, I

need to come see you and hit the

lottery, too.

>> Okay. But okay, you know, you're

investing. What's that investment time

frame for this? 10 years, 20 years, 30

years.

>> Yeah. I mean, I I think I think that's

um that's fairly accurate. I mean, we

have, you know, obviously this will be

covered uh by by loan, right? A lot of

this will be done as a construction

loan. Um the entitlement will largely be

covered by ourselves. Um but yeah, there

is a there is a lengthy duration of of

payback. Um and we intend to um own this

long term and manage it as well.

>> So private investment

>> absolutely

also government federal and state are

they backing are they providing some

readies for this some funding grants?

>> We are not pursuing any grant money.

>> Okay. So this is all private.

>> It's all private.

Thank you.

>> Anybody from uh from the public have any

comment?

Okay. Anything else?

>> Nope.

>> By applicant. Okay.

in the board.

>> I will make a motion to approve

application 2621

uh 400 North 13th Street uh with the

conditions set forth by the planning

commission.

>> Second.

>> I second.

>> Okay. All in favor?

>> I.

>> Okay.

>> All right. Yep. So, we'll get that

written decision to you within 45 days.

And I guess everybody's staying in their

seats, so we'll move it on. Yes.

>> Thank you very much.

>> Thank you, sir.

>> All right.

Okay. So, now we are to application

2623,

which is 1512 State Street.

And um the exhibits, I'll read them in.

B1, proof of publication in Patriot

News, January 11, 2026, January 18,

2026. B2, letter sent from the planning

director to applicant notifying of the

hearing. B3, hearing notice posted on

the property. B4, notification letter

sent to required neighbors. B5,

application packet with attached

narrative, photos of existing conditions

on the property, location map of the

property, and floor plans for the

project.

B6 is the deed to the property

establishing applicants standing to

pursue the requested zoning relief. B7,

the planning bureau case report. B8,

city of Harrisburg planning commission

resolution. B9, email dated January 26,

2026, uh, requesting a continuence to

February 23, 2026. B10, proof of

publication, Patriot News, February 8

and February 15, 2026.

Okay. And before I turn it over to Mr.

tonight. Uh it is the same applicant and

councel. So um applicant, you uh

understand that you're still under oath

um from the last application. Okay. All

right. All right. So uh Mr. Knight. Yep.

So uh the uh request for case 2623 uh

for 1512 State Street involves um two

variances and two special exceptions. Uh

the proposal is to convert the existing

single family dwelling into a three-unit

multif family dwelling which requires

zoning hearing board approval of special

exceptions for the proposed use and

relief from the off street parking

requirements per section 7-305.7

and 7-327.6

of the zoning code respectively and

variances for relief from the density

regulations and specific criteria in

sections 7-307.3

and 7-309.2V

to V of the zoning code respectively. Uh

so as you can see in the um uh photos

that accompany the application and the

case report, uh the property itself uh

is significantly deteriorated. Um in

looking back through uh the uh city's

records, it appears that there are some

early condemnations going back as far as

1998. uh noting that um a window at the

rear of the property was open and

allowing access to like uh some kids

were getting in there and stuff like

that. And so it's been um in a vacant

condition uh or state for about at least

25 years. Um and then during that time,

as you can see from the photos, uh a

portion of the side wall and roof have

collapsed. Um it appears that it might

have been under construction at some

point because there are no longer

floorboards at least on the first floor

as you could see in through the window.

Um and then the uh again affformentioned

uh deterioration on the sidewall and um

and roof which uh has left the property

open to the elements. Um so the property

or the structure itself uh is in a

fairly precarious position where it's

likely that um if a productive reuse

cannot be found for the property uh

either um a natural collapse or maybe a

city uh demolition would need to occur

uh without the granting of the zoning

relief. Um the other aspect uh is the

off- streetet parking. Um the rear yard

is currently a dirt lot. Uh there's some

um old uh you know debris from shore

past construction, maybe some illegal

dumping that has occurred there. Uh it

is wide enough to accommodate two of the

required off street of the four required

off- streetet parking uh spaces. Um and

the bureau uh believes that the um

surrounding

uh streets uh can accommodate uh demand

uh for those other two off- streetet

parking spaces that would be required

for a three-unit um multif family

dwelling. Uh so with that that all being

said, the planning commission uh

recommends that the that the zoning

hearing board approve the request uh

with the following conditions. If

granted zoning approval to move forward

with the project as proposed, the

applicant shall allow the codes bureau

to perform a comprehensive inspection to

identify any outstanding code violations

and will and will receive approval for

all necessary permits prior to receiving

a certificate of occupancy. Uh the

applicant must provide a detailed site

plan developed by a professional

demonstrating how the rear yard will be

developed as off- streetet parking and

whether any such development is in

conformance with the applicable zoning

regulations. And finally, the planning

bureau recommends the applicant recreate

historic and architectural features of

the property such as the oral windows

and wooden front porch elements to

ensure the property retains and enhances

its contribution to the aesthetics of

the block. Uh that final condition is

more of a recommendation uh because the

property is uh you know half of a duplex

and is reflective of the architecture

along the block. Um we certainly don't

expect the applicant to be uh held to

historic preservation standards with

like you know they could using vinyl

windows but there are definitely some

unique architectural features there that

you know the planning bureau would would

recommend uh be retained in any

reconstruction of the property. Uh the

planning commission recommends the

zoning hearing board approve the request

for the following reasons. The property

has experienced extended vacancy over

the past 25 plus years resulting in

significant deterioration that threatens

the physical stability of the attached

duplex and the overall character of

State Street. As such, there is

justification for the allowance of more

units than would be permitted by Wright.

Uh the project will reconstruct a

blighting influence and attractive

nuisance into new units that will

contribute to the housing inventory in

the city generally and the neighborhood

specifically and rehabilitate an

historically and architecturally

significant building and represents a

significant improvement over the

potential alternatives of demolition or

collapse.

And finally, the project advances the

purpose of the RM zoning district provi

provided in chapter 7-305.4C 4C of the

code as it provides development at

medium densities that will not adversely

affect the stability of the area and

advances chapter 7-301.27

of the zoning code by protecting the

residential neighborhood and providing

diverse housing opportunities.

Okay. And then with that, I'll turn it

over to Attorney McMumb.

>> Thank you. Uh again, no need to belabor

the point. Sometimes Jeff and I are are

seeing eye to eye on these things. So

just a few quick questions for Mr. Neil

who's already been sworn in. Does Halden

own 1512 State Street which is the

property that is the subject of this

application?

>> Yes. Um how will the units be priced? Um

again um it'll very similar to the last

um the last um case where essentially it

won't meet the definition of affordable

from the city's perspective but it will

be it will be affordable um based on the

neighborhood um and the prices will be

set accordingly.

>> So it won't be uh affordable based on

the city's definition of affordability.

>> That that's correct. Yes.

>> Uh is the building approximately 2443

square ft?

>> Yes. Is the property approximately 2,178

square feet?

>> Yes.

>> So, what's your hardship then that

requires you to exceed the density

limits of the ordinance?

>> Yeah, as shown in the in the

application. Um, and as as as Mr. Knight

had indicated, like there's substantial

um deterioration to the building, not

only from the roof, but the exterior

side. Um, and really what that's causing

us to do is not only just do some

repairs, but really go in and do a full

gut of um of the of the of the building

and start as far as replacing

floorboards. Um, there's just a massive

amount of work that needs to be done to

bring this up to where it can where we

can really work on it.

>> Do you concur with Mr. Knight's uh

comments that the alternative is either

is a natural collapse or demolition?

>> 100%. When did Halden acquire the

property? uh within the last uh six

months.

>> So you did not create this hardship or

this current uh status of the property.

>> That is correct. We bought it in this

condition.

>> Is it your opinion that the requested

relief is the minimum necessary to

afford relief because of those cost of

renovations that you mentioned?

>> I do.

>> Have you reviewed the application and

the narrative included with it?

>> Yes, I have.

>> And to the extent applicable, do you

adopt the comments made therein as your

own?

>> I do. Thank you. That's all I have.

>> Okay.

Good evening again. I don't have a lot

of questions. I think this application

is very similar to others that we've

seen in this uh state street corridor in

terms of the multif family dwelling

request as well as things like the

variance request for the or dimensional

variance request for like the lot size

as well as the parking requirements. Um

my one

question, Mr. Knight, do you have any

examples? I can't remember if we've

specifically passed ones um before where

they actually

where the actual property was lower than

the required square feet. Do you have

any specific examples

in mind where we've actually approved

that request type of request for a

similar property? Do you mean the lot

area or the building area?

>> The actual building area for this one is

the 2500 2500 square ft. Um compared to

I think the current size which is the

2443.

>> Uh yeah. So I believe a recent one we

had

street

duplex

and we made a similar request

in the back.

Um we've had others along second street

so you know I would say that uh the

property is not necessarily in that

sense.

>> Okay. Thank you. And and since this one

is very similar, I don't want to uh

overlook anything. So, I was just going

to ask, are there any factors to this

application um that you feel maybe

should be scrutinized a little bit more?

Maybe anything that's unique to this

particular application as as opposed to

others that were similar.

>> Yeah. Again, I think one would be the

extended vacancy. you have a property

that's vacant for as long as I clearly

know some other

use as a single family

that's natural

snow event like

whe

they contact the city.

So I would say this is further along.

>> Got you. Thank you.

>> Good evening. Okay. So want to follow up

on a few things.

Single

uh

that's when the cost of rehab is

restored as a single family. Have you

looked at Have you looked at that price

point?

>> Yes, I have. We have.

>> Okay. Because again with the

deterioration

you're the only way you can make this

make make break is that make it a multi

family.

>> Yeah. I mean there's just really no way

for for us to if we were to leave it as

a signal family. Um it's likely not

going to cash flow and then our banks

are not going to want to be um part of

this this project. So um it really

prevents us from being able to move

forward and and repair this and make it

something useful for the city without

you know without leaving it as the same

use.

>> So this question I answer too will

address the finances but also address

the

the various for the for the spacing

you're asking for three units fin two.

You're getting closer to what's

allowable. You're still not there yet,

but it's not a 60 something% over 66%

over. It's it's really closer. No,

you're you're 100% right. And and really

the request is is to what um

attorney had asked me, was this really

the minimum? And really what happens is

when you're replacing replacing the

entire roof, you're going through you're

pulling like we literally gutting

gutting this down to the the the joists

and even some of those need to be

repaired. And then we're redoing the

exterior um wall because it's really

just not even there anymore. It's been

covered by tarps for about a decade. So,

we're to the point where we are using I

can't even say we're using the entire

shell because part of it is gone. Um,

but it really will take all three units

in order for us to show something that

cash flows positively and and allow our

our um financial partners to to want to

be part of this project.

>> Let's ask the materials you're going to

use to rehab this with because I'm going

to get myself in trouble again, but I

know the building a little bit. I know

people

some of them they were hard they were

hardwood floors on on the first floor.

Are they that's all going to be torn

out? Correct.

>> Yeah, unfortunately because a lot of

those have been damaged. flooring is

gone. Um, what I will say is, um, if you

have been in there, the the interior

stairwells are are just gorgeous. So,

there's one in the front part of the

building that goes up. I mean, the

architecture with it is beautiful. We

are doing everything we can to save

that. Um, so we want to we want to try

to to save a little bit of those things,

but so this the floors are all going to

be gone. The um the shared wall that

will uh that'll be retained. Um,

everything else is pretty much going to

be gutted from the exterior wall. Um,

and then yeah, there's then a new roof

as well.

>> You're probably going to put a new

highback system in here, too. That's

probably

rotted out.

>> Yeah.

>> Okay. Um,

configuration. You're just going to

these are one bed be one bedroom per

floor.

>> Um, so they're they're going to be it

depends which floor will be on. So the

first first floor is going to have two

bedrooms and this is subject to change.

Um this is the way that we feel it's

laid out best now. Um and obviously

would change if the approval didn't go

through but uh the first floor uh two

bedrooms, second floor will be a

onebedroom and then two bedrooms on I

think it's two bedrooms on the third.

Sorry I'm draw.

>> So you five bedrooms that'll be added to

this part this property. I don't know if

I'd say added because this is a three

story.

>> Okay. Um,

another question I want to ask. Um,

let's talk about the highback system.

The the heating itself. I believe this

was no, this is probably oil heat at one

time. Are you going to do something for

with the price of gas and the price of

electric?

>> Okay. Is there something you can do? So,

when you get people in there, it'll help

ease the

the paying pitch.

>> Absolutely. No, the the oil system is

completely gone. So, um it'll all be

mini splits. Uh so, the three units are

granted. It will be mini split on each

floor. So, they will have air

conditioning and heating.

>> Okay. So, that's

multi

children. this building with children

friendly because you got elementary

school right across the street.

>> Yep. Absolutely.

>> Finish. Thank you.

>> Okay. Anybody from the public have any

comment on this?

>> Okay. You want to step out or

So yes,

>> you want to make a motion.

>> I'll make a motion to approve of this of

the request with the specifications

>> the conditions

stated by the planning report

>> by the planning commission.

>> Planning commission.

>> Okay. So, there's a a motion to approve

the special exceptions and variances

uh for application 2623

subject to the planning commission uh

conditions. Is there a second?

>> Second.

>> Okay. All in favor?

>> I.

>> Okay. Same thing. We'll get a written

decision out there.

>> Thank you all very much. Appreciate

>> it.

Excellent. James the same thing. So,

>> I don't know why, but

When I get in front of this paper, I

actually

move.

>> I don't even know what I didn't even

bother to check.

Yeah, that's a brick wall and probably

structure probably found.

I think that top water damage too from

the roof being opened.

It would not be surpris

But the amount of money put into this,

>> you should have given them four years.

>> Well, I'm just I'm looking at this. I'm

saying, wait a minute.

>> Yeah. It's not going to be, let's say

this way, this is not afford. It won't

be affordable.

>> Yeah. I mean, I don't know what Remember

how they enision street

complex

to the

Start here.

I think you'll know. I think

it's major. Thanks. Uh so I think once

you start to see that you know there'll

be some more momentum to rehabing this

stuff and

Okay.

>> Okay.

All right. So uh we are

up to application 2624

uh 2140 North 2nd Street. Um I will go

through the exhibits then turn it over

to uh Mr. Knight and then we'll have

applicants sworn in and introduce

themselves. Uh so we start off proof of

publication Patriot News January 11

January 18 2026. B2 uh letter sent from

planning director to applicant notifying

of the hearing. B3 hearing notice posted

on the property. B4 notification letter

sent to required neighbors. B5

application packet with attached

narrative, site plan, photos of the

existing conditions of the property and

floor plans uh for the project. B6 is

the deed to the property establishing

applicants standing to pursue the

requested zoning relief. Uh B7, planning

bureau case report. B8, city of

Harrisburg planning commission

resolution. B9 is an email uh dated

January 26, 2026 from the applicant

requesting a continuence to uh tonight,

February 23, 2026. B10 is a proof of

publication for tonight's meeting in the

Patriot News, February 8 and February

15, 2026. B11 is a supplemental

narrative uh to the application with

with a list of the neighboring property

owners aerial view of the existing

conditions of the property and photos of

the exterior of the property. And B12 is

a parking lot lease agreement uh with

the nearby property owner. Okay. So, we

have B1 through B12. And with that, I

will turn it over to Mr. Knight.

>> Uh yep. So, uh, case number 2624, uh,

for 2140 North Second Street. Um, so,

initially this was reviewed, uh, by the

planning commission and presented to the

planning, uh, sorry, reviewed by the

planning bureau and presented to the

planning commission and acted upon by

the planning commission commission,

although as though it were a variance

and special exception request. Um, and

that was an error on my part. Um, I had

reviewed this as though it were in the

residential medium density zoning

district, in which case the uh variance

for um the density and uh uh the two

special exceptions would have applied.

Um, however, the applicants legal

council had uh apprised me uh last week

of um of my error in reviewing that. Um,

and thus the proposal would only require

two special exceptions because there is

no density regulation. um for their

riverfront district uh for both the spe

the multif family dwelling use and then

relief from the off- streetet parking

requirements. As um Mr. Okconor noted in

uh recitation of the documentation uh

the applicant has provided a draft

parking lease uh for uh property at

21109 North Front Street which is within

500 ft of the subject property um and

therefore uh meets the um criteria for

uh the provision of off- streetet

parking at an offsite location. Um and

therefore the proposal has now been just

whittleled down uh to only requiring a

special exception for the proposed

multif family dwelling use uh in the uh

riverfront zoning district. Um so uh

with that being said I would say you

know some of the uh analysis in the case

report is no longer applicable as well

as some of the discussion that occurred

at the um planning commission meeting.

The planning bureau's recommendation of

denial was predicated upon the uh

variance aspect of the proposal. Uh as

we noted, the property had been used as

a single family you uh single family

dwelling and therefore could be going

forward. Uh however, uh the um

correction uh to a special exception

only changes you know the calculus of uh

the decision. Um and therefore uh

although the planning bureau and

planning commission had recommended

denial uh the planning bureau um has

modified its uh recommendation to one of

um uh re a recommendation of support uh

uh for the proposal. Um, as the

applicant uh noted in their supplemental

documentation, uh there are other um

multif family dwelling uh properties

both on this side of uh the 2100 block

of North Second Street as well as a

couple on the other side. Um and there

are uh residential or sorry, there are

commercial and institutional uses uh

just to the west fronting Front Street.

And uh because the applicant uh has

submitted a draft parking lease for uh

the required the four required off

street parking spaces uh and because the

building itself is large enough to be

converted uh to up to three units. Uh we

feel that the property uh and their

proposal uh meet the uh criteria for the

granting of a special exception in the

riverfront zoning district.

>> Okay.

and um applicant if you could introduce

yourself.

>> Hi, I'm Steven Tulle. I reside at 505

Pellingham Circle in the Noah, PA.

>> Okay.

>> I do.

>> Okay.

Okay. Attorney Mccumbi, go ahead. Y as

Jeff pointed out, we were able to narrow

down and and really uh cut out a lot of

the relief that was needed. So, it's a

pretty simple request at this point,

just a special exception uh for the

single family home. Um

just a few questions for Mr. Tulle then

with that in mind. Mr. Tool, are you the

equitable owner of the property located

at 2140 North Second Street?

>> I am.

>> Do you plan to offer any of the units at

an an affordable rate. Excuse me,

>> I do.

>> Um, one of the units then be offered uh

as affordable housing as defined by the

city's zoning ordinance?

>> Yes.

>> Can Off Street parking be provided on

the property?

>> Uh, no, but as we discussed, uh, we're

going to have it adjacent to the

property.

>> And how many spaces are you leasing?

>> Four.

>> Uh, will those spaces be dedicated to

the residents of the property? They

will.

>> Do you agree to continually provide at

least four dedicated off- streetet

parking spaces to the residents as a

condition of approval of this

application?

>> Yes.

>> Is there also on street parking

available in the area?

>> Yes, there is.

>> And bus stops?

>> Uh yes, on Third Street.

>> In your opinion, will the proposed uh

will the proposal change the character

of the neighborhood?

>> Uh in my opinion, it will not. Uh all

the other residential on that block are

already multifamilies.

2134 North Second, 2138 North Second,

2144 North Second, 2146 North. Um,

across the street, we have 2139

North Second and 2141 North Second as

well as

home at 2147 North Second.

>> Great. And our only exhibit, we'll call

it A1. I'm handing that to you now. What

is exhibit A1?

>> Yes. Uh, exhibit A1 is a letter from my

neighbor Annette McCra who resides at

2144 North Second Street.

>> Uh, the second one is a letter of

support from Michael Rathon and Susan

Euing who reside at 2401 North Second

Street. Is it all right if we just mark

them both? I mean, just a A1. Yep. Good.

Perfect.

>> So, A1 is uh two pages for the record.

>> Got it.

>> Uh so then um in your opinion, given the

number of uh other dwelling units in the

area that that are multif family and the

letters of support from your uh two of

your neighbors, again, it's your opinion

that this will not change the character

of the neighborhood.

>> Correct. Did you review the narrative

submitted in support of the application?

>> I did.

>> And to the extent applicable, do you

adopt the statements made in that

narrative as your own testimony?

>> I do.

>> That's all I have for Mr. Tol. He's

happy to answer questions.

>> Okay. All right. So, now the board can

ask.

>> Okay.

Good evening, Mr.

>> Good evening.

>> Um, so this is going to this is a

conversion multif family dwelling. What

are you

How are you handling

uh fire support for fire? Are you going

to have fire suppression

system?

What?

>> Uh yeah, my plan is to have a fire

suppression as well as fire alarms per

code.

>> You did say is this is going to be

affordable housing based off of the

criteria set by the city. Correct.

>> Correct. One of the units.

>> One of the units. Yep. So 33% of it

off street parking. You've handled that.

Um, now you also know this isn't a flood

plane.

>> Yes, it is.

>> Okay. How do you address that?

>> Uh, I believe that the valuation of the

property will allow for the construction

cost um per flood plane rules. Um, I own

2134 North Second and 2138 North Second.

So, I'm very familiar with uh the flood

plane rules.

>> Mr. Tol is aware he and I had a

conversation. I emailed Jeff about it as

well that he understands should be

needed from a flood plane once he has

his dollars and cents figured out.

>> Okay.

I'm not going to ask you about the

financial questions. You probably sat

here and heard the financial questions I

tend to throw at you, but I'm pretty

familiar with the area. Okay? And I

learned something tonight. I didn't know

there were conversions. There were other

conversions on Second Street. Thought

that and I'll get with you, Jeff. I

would like to know when they were

converted. Okay. Just for my own

edification.

>> 34 as the applicant noted.

Now, that was a commercial use was

studio.

Yeah.

>> Attorneys used to have attorney's office

there and dentist office. Okay. One

second.

I'm showing I guess my hair is gone. So,

okay. I'm showing my age, but yeah, I'm

pretty familiar with the area.

And this is good. Thank you. You know, a

lot of times when I look to to see how

the neighbors are supporting the

project, neighbors support the project,

that means that you they you've gone out

and did your Dick Tracy. You've gone out

and done your ground work and talked to

people. Well, thank you. Um I don't have

anything else. Thanks. Thank you.

>> Thank you.

Just confirming right so there's no

variance associated with this

application

>> right okay yeah so that takes out any

>> special

>> so uh no I do not have any questions

>> okay you want to make a

I would say the only condition that I

can think of would be that the applicant

regulations

>> well I think that right the flood but

that's fine you say just subject to the

condition Mr. Knight just stated just

like that. That's fine.

>> So just say you can just say exactly

what you know subject to the condition

that Mr. Knight put on the record.

>> All right. I make a motion to approve uh

application 2624

uh for a special exception with

conditions with the condition that Mr.

Knight uh added to the record.

>> Okay. Is there a second?

>> Second.

>> Okay. All in favor?

>> I

>> Okay. Written decision will be sent. All

right.

>> Appcate it.

>> Excellent. Thank you.

>> She got off early. You got off easy. You

know that

you got to take some credit for right

>> wasn't anything really difficult.

Change that

right

there.

One of them was just under

>> and it was the right mix, the right one

to be under.

>> They would both

>> make a motion to adjourn the meeting.

>> Okay. Second. Okay.