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Harrisburg zoning board approves four property conversions with parking, safety and historic conditions
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Summary
At its April 13 meeting the Harrisburg Zoning Hearing Board approved four conversion and variance requests for properties on North 17th, Emerald, State and North 3rd streets, imposing conditions on signage, codes inspections, lot consolidation, HARB review and parking agreements; decisions will be mailed within 45 days.
The Harrisburg Zoning Hearing Board on April 13 approved four applications that would convert underused commercial and residential buildings into places of worship, multifamily housing and mixed-use storefronts, but attached several conditions addressing parking, safety inspections and historic‑district review.
Kevin Knight, the planning bureau presenter, told the board the first application was “to convert the property at 1100 North 17th Street, to a place of worship use,” and noted the applicant had identified off‑street parking on adjacent lots (1616 Hurst and 1625 Cumberland). Knight said the planning commission recommended approval with a condition limiting any new wall sign to 4 square feet and otherwise requiring conformance with zoning rules.
The board approved that request subject to the planning commission conditions and a solicitor‑recommended contingency — completion of the property sale and transfer to the applicant. The board’s decision will be issued in writing within 45 days.
In a second case, the board approved an after‑the‑fact conversion at 514 Emerald Street for Harrisburg Rents LLC. Robert Shokes Jr., the applicant, described his company’s track record rehabbing dozens of units and explained the financing model that makes adding units feasible. Knight told the board the planning bureau recommended approval provided the codes bureau perform a comprehensive inspection and that all necessary city permits be obtained before a certificate of occupancy is issued. The board voted to approve with those conditions.
The board also approved a variance and special exception for 1923 State Street, another after‑the‑fact conversion. Knight said city records showed an ambiguity about past unit counts and noted a posted eviction at the property during a site visit; he reiterated the planning bureau’s recommendation that the codes bureau inspect the property and that required permits be obtained. Resident Kathy Carmen, who said she owns nearby property, told the board she was concerned about fire safety and nighttime parking, saying, “I worry about fires,” prompting board members to emphasize that codes inspections and permit approvals are the mechanism to address safety concerns. The application was approved with the planning bureau’s conditions.
The largest redevelopment proposal, at 1637 North 3rd Street, would consolidate two lots into a mixed‑use building with three apartments above a bakery and artisan studios. Carla Harrison of CAS Group LLC said the project would reactivate a long‑vacant building, include a fully sprinklered, code‑compliant interior, preserve historic facades and pursue long‑term leased parking nearby. Knight said the planning bureau recommended approval conditioned on formal lot consolidation, a codes inspection, required permits, obtaining a certificate of appropriateness from the Historic Architectural Review Board for exterior work, and efforts to secure off‑site parking leases for residential tenants (the bureau noted nine required off‑street spaces for the project). The board approved the request with those conditions and required any parking agreement used to meet the code be suitable to the city solicitor.
Board members repeatedly framed approval on two points: (1) the planning bureau’s finding that the properties had experienced extended vacancy and required substantial investment to be returned to productive use, and (2) that outstanding code and safety items must be resolved through the codes bureau and permit process before occupancy. Knight described the conversions as an approach that “reconstruct[s] a blighting influence and attractive nuisance into new units that will contribute to the housing inventory in the city.”
The board also approved a package of continuance requests for several cases filed for the March meeting and rescheduled some matters for the April 20 and May calendars. The board chair said decisions on tonight’s approved items will be mailed to applicants within 45 days.
Documents entered into the record included notices, deeds, application packets, the planning bureau case reports and planning commission resolutions. The board’s approvals were motions made and seconded on the record and carried by voice vote; each approval was announced with a subsequent written decision to follow.
