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Zoning board approves Pepper Gym expansion with parking, floodproofing conditions
Summary
The Scranton Zoning Hearing Board approved variances for a gym expansion at Albbright/Marian Street despite parking and impervious-coverage shortfalls, imposing conditions including planning approval, floodproofing and a paved parking area with residential buffering.
The Scranton Zoning Hearing Board on a 2–1 vote approved variances on a gym expansion at 1503–1505 Albright and adjacent Marian Street lots while imposing conditions for planning approval, floodproofing and a paved, buffered parking area.
The applicant, HFS Realy LLC, represented by attorney Matt Barrett, sought relief from a 35-space parking requirement down to 16 spaces and from the ordinance limit of 60 percent impervious coverage. Owner Jacob “Jake” Carbosski testified that the project consolidates the Pepper Gym property with two recently acquired lots, adds shower and bathroom facilities and a small front reception area, and creates an off-street parking lot behind the building.
Board members pressed Carbosski on how parking needs would grow if membership increased; Carbosski said current membership is about 165 with roughly 55 visits per day and peak occupancy near 15. He acknowledged the building and proposed pavement would likely bring impervious coverage near 90 percent and said engineers plan to address stormwater requirements. City staff advised that the disturbance (over 5,000 square feet) would trigger a stormwater management plan and that floodplain issues require floodproofing or elevation work.
The board listed required conditions for approval: the project must obtain planning commission approval, provide an approved stormwater/stormwater management plan, submit floodproofing or elevation measures as needed, pave the new parking area, and provide a residential buffer (the board indicated a privacy fence was preferred). The contingencies were read into the record by staff before the motion.
A motion to approve with those contingencies passed 2–1; board member Mr. Walsh and Mr. McDermott voted yes, and the chair voted no. The board noted that the planning and permitting processes will further define technical requirements and costs for floodproofing and stormwater control.
The board advised the applicant to work with engineers and planning staff on detention, lighting that meets zero-candle requirements at property lines and the buffer design. The applicant was reminded that any favorable decision will expire under the ordinance if permits are not obtained within the statutory period.
