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Developer seeks 3‑story mixed‑use building at West Third; city flags parking, fire access and zoning shortfalls
Summary
An 18‑unit, 3‑story mixed‑use sketch plan for parcels on West Third Street would provide one ground‑floor commercial space but falls short of zoning parking and dimensional requirements; staff urged the applicant to consider acquiring adjacent parcels or changing unit type to reduce required variances.
A sketch plan for 720/724/1729 West Third Street presented Aug. 13 would consolidate three parcels, demolish an existing 1,200‑square‑foot commercial building (a tire shop) and construct a new three‑story mixed‑use building with one commercial space, 18 residential units (12 one‑bedroom and six two‑bedroom) and 14 interior off‑street parking spaces.
Planning staff said the proposed use is allowed in the C2R zoning district and the project supports comprehensive‑plan goals for infill and mixed use on West Third Street, but the sketch plan appears to conflict with multiple dimensional and site standards. Staff identified shortfalls in density, rear yard setback, maximum building coverage and impervious surface limits. The plan also falls short of the zoning ordinance’s off‑street parking requirement: 18 dwelling units plus an unspecified commercial use would require 21 parking spaces under the ordinance, but the sketch shows only 14.
Staff and the city engineer raised concerns about the planned interior parking layout: parking‑space dimensions and the drive‑aisle width are undersized (the plan shows an aisle of about 17 feet, 10 inches versus the zoning requirement of roughly 24 feet, 5 inches). The city engineer and planning staff said West Union Street — the proposed access for parking — is in poor condition and may require reconstruction and reconfiguration for one‑way traffic to function. They also noted that Flower Street is a state road and removing curb cuts or altering curb lines could require a PennDOT highway occupancy permit.
The applicant, Raiki Stewart, who owns the existing tire shop at Third and Flower, told the commission he is pursuing acquisition of additional city parcels to enlarge the lot and reduce the number of variances. He said that if the applicant can acquire adjacent parcels it would “give us more parking room” and reduce the zoning relief needed. Stewart also said he is considering changing the unit target to a 62+ senior occupancy to take advantage of reduced parking requirements for elderly housing.
City staff recommended the applicant re‑evaluate the design to minimize the number and extent of zoning variances, consider acquiring adjacent parcels (including a nearby publicly owned parcel), retain a civil engineer experienced in land development, and coordinate with the fire department on truck turning templates and with PennDOT on any work affecting Flower Street. The applicant was also advised to resolve loading/unloading, dumpster location and ADA parking and ramp details before a preliminary/final submission.
No formal approvals were taken on the sketch plan; staff asked the applicant to return with revised plans or an expanded property footprint to reduce required zoning relief.
