Developers present two sketch plans for 615–617 South Walnut; commission favors Sketch 1

Developer Ted Worrell and his design team presented two sketch plans Oct. 28 for redevelopment of 615–617 South Walnut, proposing to consolidate the two parcels and replace them with attached townhouse units. Commissioners and staff largely endorsed Sketch 1 for scale and zoning compatibility but gave detailed design guidance intended to preserve neighborhood character.

According to the developer’s presentation, the proposal would consolidate two parcels into one and redevelop the site with multiple attached units; the team described example unit footprints near 22 by 38 feet, three bedrooms, two‑and‑a‑half baths and partial basements, and an estimated finished unit size "around 2,000" square feet. The developer said the project would likely remove six on‑site parking spaces and orient the primary street wall to Willow Alley rather than Market/Mechanics Alley to better form the public realm. "We're trying to keep that progression," the developer said while noting an intent to match adjacent brick materials.

Commission feedback (summary): multiple commissioners said they preferred Sketch 1 because it better preserves existing Walnut‑facing buildings and fit the borough’s scale and materials. Key recommendations included wrapping brick to visible side elevations, reducing the proportion of alley facades devoted to garage doors, forming the alley and frontages with masonry garden walls or small courtyard features to improve the pedestrian environment, and considering stacked or tuck‑under parking if needed to reduce visible garage fronts. Commissioners also noted existing large trees and nearby rear parking lots and suggested the developer explore keeping a small shared green area rather than placing all parking at the center of the site.

Staff and commissioners discussed zoning implications: staff advised that moving buildings forward to increase street presence could trigger rear‑yard and side‑yard setback issues and that some relief from the zoning hearing board might be needed if the developer pursues a layout that reduces setbacks. Staff suggested the developer could pursue a variance if necessary and encouraged pre‑application coordination to check rear‑yard and building‑to‑building separations.

No formal vote was taken on the sketch plan. Developers said they would revise plans to reflect the commission’s feedback and return with refined drawings and any required survey information. Planning commissioners asked staff and the developer to coordinate on building coverage, exact setback requirements, and possible variance needs before the next presentation.

Next steps: Developer to return with revised sketches and survey data; staff to provide zoning setbacks and to advise whether variance to the Zoning Hearing Board would be required if buildings are moved closer to Walnut.