Planning Commission approves multiple variances and special exceptions across the city

The York City Planning Commission voted on a run of zoning variances and special‑exception requests affecting multiple properties across the city, approving measures that included a reduced parking requirement for a large mixed‑use redevelopment and an educational‑use special exception for the York City School District.

Why it matters: The votes clear several projects to move forward in planning or zoning review, including a mixed‑use redevelopment that the applicant says will reuse historic buildings and reduce required parking through a shared‑parking analysis, a school district proposal to house its Bearcat Cyber Academy in an existing building, and several conversions of single‑family homes to small multifamily units and rooming houses that commissioners said remedy long‑standing occupancy questions.

Votes at a glance (motions, results, brief context):

- 1237–1239 Roosevelt Avenue — off‑street parking variance: Motion to approve a variance to off‑street parking requirements for the property at 1237–1239 Roosevelt Avenue (requested due to disputed deeded parking and altered parking calculations). Outcome: approved. Roll call recorded commissioners voting “Aye” (Johnson, Velez, Davis, Wolfe, Gaines, Moore). Staff had recommended denial; the applicant (Ross Dean, Dean's List Realty, LLC) said deed issues and incorrect historical deeds required amendments to resolve parking ownership before final plans could be implemented.

- 424 Park Street — multifamily conversion and related variances: The commission voted to recommend approval of multiple items for 424 Park Street: (1) a variance to the definition allowing a multifamily conversion from a different use to two dwelling units, (2) a dimensional variance to convert a single‑family into two units, (3) a variance to waive the two‑year vacancy special exception requirement, (4) a variance to reduce required off‑street parking, and (5) a special exception to allow multifamily use pending the variances. Outcome: motions carried (roll calls show Johnson, Velez, Burgos, Davis, Wolfe, Gaines, Moore among those voting “Aye”; one commissioner recorded an abstention on at least one vote). Applicant testimony indicated the property has been used as a two‑unit configuration historically and the owner seeks to regularize that status after an inspection.

- 1023 South Queen Street — multifamily conversion to three units and related variances: The commission recommended approval of the definition and dimensional variances to allow conversion to three units, approved a variance to waive the two‑year vacancy rule, approved a parking variance, and granted the special exception to permit multifamily use. Outcome: motions carried (majority recorded “Aye”; Moore voted “No” on at least one roll call). Applicant (Realty Professional Group) said the property was purchased listed as a three‑unit and management later discovered it was not zoned/formally recorded as such.

- 727 West Princess Street — multifamily conversion and related variances: The commission recommended approval of the variances and special exception to permit conversion of 727 West Princess Street into two dwelling units (motions included definition, dimensional, vacancy waiver, parking, and special exception approvals). Outcome: motions carried (several roll calls recorded one abstention by Johnson and otherwise majority “Aye”). Applicant representatives described recent surveying and refurbishment and said the building will be brought into compliance.

- 512 Prospect Street — rooming house conversion: The commission approved multiple variances to allow a rooming house at 512 Prospect Street with conditions. Motions included: waiver for minimum room size (less than the ordinance minimum), owner occupancy requirement, reduction to four off‑street parking spaces, and final approval to allow a rooming house on condition the property revert to single‑family use on transfer. Outcome: motions carried. Applicant (Rick Chapel) said he intends to operate the building as an owner‑occupied rooming house and agreed to the condition that the property revert to single‑family use upon transfer.

- 250 East Market Street — educational facility special exception for the York City School District: Motion to approve a special exception to allow an educational facility (grades K–12 or equivalent) at 250 East Market Street for the school district’s Bearcat Cyber Academy and related administrative functions. Outcome: motion carried. The school district said the building would house remote/online instruction staff, tutoring by appointment and limited on‑site activity (the district estimated roughly 17 teachers plus administrative staff and that students would be on‑site only for scheduled one‑on‑one sessions). Commissioners asked about traffic, parking, lighting and potential changes if the site were converted to a traditional school; district officials said the building lacks playfields, cafeteria and gym and thus is not appropriate for a traditional full‑time K–12 program; any future change to a more traditional school would require additional review (for example traffic/safety committee review and potentially other permits).

- 550 West College Avenue — reduction of required parking for mixed‑use redevelopment: The commission approved a variance to reduce the required off‑street parking to 301 spaces for a large mixed‑use redevelopment (phase 1 lofts) that proposes 178 dwelling units (mostly one‑bedroom), approximately 88,000 square feet of self‑storage and 28,300 square feet of strip retail. Applicant representatives presented a shared‑parking/time‑of‑day study (revised after city engineer review) that estimated weekday and Saturday peak demands below the zoning‑calculated total; staff recommended approval. Outcome: motion carried. The applicant said the parking will be unreserved shared parking across uses; the commission approved the reduction to 301 parking spaces for the phase covered by the motion.

Discussion vs. formal action: Commissioners and staff distinguished discussion items (staff recommendations and applicant explanations) from formal votes. Several items proceeded after public comment or staff clarification; others were acted on with no public speakers. Commissioners repeatedly asked for clarification on parking counts, vacancy history and utility separation for conversions.

What’s next: The approvals recorded are recommendations or variances/special exceptions that permit the projects to proceed to the next planning or permitting stage (for example plan review, land‑development review, building permits or zoning hearing board review where applicable). Several applicants said additional deed or survey work remains, and the school district and redevelopment applicant noted further land‑development or traffic review steps could follow.

Ending: The commission closed the meeting after addressing the day’s cases and noted the comprehensive plan updates remain under revision and will be shared when finalized.