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Zoning board approves Holden Horizons plan to convert 40 North 17th into two units with conditions
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Summary
The Harrisburg Zoning Hearing Board approved Holden Horizons’ request to convert a vacant, dilapidated single-family building at 40 North 17th Street into two rental units, granting parking relief and special exceptions with conditions including a codes inspection and measures to retain historic features.
The Harrisburg Zoning Hearing Board on April 20 approved Holden Horizons Group’s plan to convert the long-vacant property at 40 North 17th Street into a two-unit multifamily dwelling, granting special exceptions and variances and waiving on-site parking requirements with conditions set by the planning bureau.
The planning director, Jeff Knight, told the board the property ‘‘has been vacant for a fairly extended period of time’’ and that photos in the application show ‘‘the interior being significantly deteriorated and or partially demolished’’ — conditions that, Knight said, support allowing more than a single unit to make rehabilitation financially feasible.
Applicant Jared Veil, director of development and acquisitions for Holden Horizons Group, described boarded windows, broken stairs and a largely gutted interior when the company acquired the building last October. Veil said on-site parking is impracticable because the lot is about 16 feet wide and a legal parking space requires an 18-by-9-foot dimension; tenants would rely on on-street parking and nearby bus routes.
Planning recommended approval with conditions that include a comprehensive codes inspection and required city permits before issuance of a certificate of occupancy, retention of architectural features identified in the case file (including oriel windows and slate shingles where feasible) and measures to secure the rear yard. The planning bureau also suggested the board recommend — not require — a six-foot rear fence to improve security given the constrained lot.
Board members questioned whether basement space should be counted toward zoning square footage; Knight said basements are generally excluded from square-footage calculations unless brought up to code as habitable space. Veil told the board rents would depend on finishes but estimated neighborhood rents in the $1,300–$1,500 range per unit.
A motion to approve the special exceptions and variance requests based on the planning bureau’s recommendations was made, seconded and approved by voice vote. The board indicated a written decision will follow within 45 days.
The approval allows Holden Horizons to proceed with the rehabilitation under the conditions the planning bureau outlined; staff will inspect the building and confirm compliance before a certificate of occupancy is issued.
