Zoning board approves garage at former land‑bank lot with conditions

The Scranton Zoning Hearing Board on Wednesday approved a variance allowing Charles Wolff to build a 24-by-32 garage and paved lot at the corner of Luzerne Street and Dalton Street, provided conditions set by the board are met.

The approval matters because the property sits on a corner lot in an R-10 zone and will change how the parcel is used; the board added conditions intended to protect sight lines, neighbors and public safety.

Wolff, the applicant, told the board he plans to use the building “for my own vehicles,” and said the garage will be used to store and service his plow truck and dump trailer and to work on his personal vehicles. He said the lot will remain gravel and is not intended to be open to the public.

Board members and staff discussed driveway access, setback measurements and state review. Dan (staff member) told Wolff that if the board approved the variance the project would still need land‑development approval from the planning commission and a PennDOT highway‑occupancy permit for driveway access on the state road. As Wolff summarized, “Okay,” when told those were additional steps.

The board placed several conditions on the vote. Members required a 15‑foot front setback (rather than the 10 feet shown on Wolff’s plan), prohibited vehicle painting in the building, allowed air compressors needed for vehicle lifts, restricted all work to be done inside the building, and set an expectation that outside activity end by 8 p.m. The board also urged the applicant to design lighting so it does not shine across Kaiser Avenue into neighboring homes.

Members discussed fence rules for the front yard; the board noted a front yard fence in the residential zone cannot exceed 4 feet in height and typically must be at least 50% open. The applicant said he would not object to omitting a front privacy fence.

The board voted 5–0 to approve the variance. Chairman McDermott and board members Gans, Walsh, Morris and Welby recorded “yes” votes.

Directions and next steps from the record: the approval is contingent on compliance with zoning conditions and does not substitute for planning‑commission review or any necessary state permits. Staff (Abraham) will assist the applicant with the next steps in the permitting process.

Wolff declined to seek public traffic changes and acknowledged that state permits may be required for the curb cut. The board closed the item after the roll call.