The Gettysburg Planning Commission held its last meeting of 2024 on Dec. 16, tackling a packed agenda focused on advancing the borough’s ambitious rezoning initiative. The meeting saw active participation from commission members, including alternate member Jenny Dumont stepping in for John Rice, who was absent. Solicitor Adam Boyer, Borough Engineer Chad Clabaugh, and Planning Director John Whitmore also contributed to the proceedings, alongside local residents who also funded the meeting’s video streaming and recording by Community Media of South Central PA.
The meeting opened with unanimous approval of the agenda and minutes from the November 18 session. Committee chair Charles Strauss expressed gratitude to the community for their support in broadcasting the meeting, ensuring public access and transparency.
Rezoning Nears the Finish Line
The borough’s rezoning initiative dominated the evening’s discussions, with members focused on clarifying zoning regulations to meet community needs. One of the most extensive debates centered on the concept of build-to lines, a zoning requirement dictating how close buildings must be to property boundaries.
The commission grappled with inconsistencies in existing ordinances, such as whether measurements should be taken from the curb line, lot line, or sidewalk edge. Clabaugh highlighted the challenges posed by outdated curb-line definitions, which fail to account for modern infrastructure changes like expanded streetscapes or variable lot layouts.
The discussion also touched on balancing historical preservation with modern accessibility. Members weighed the impact of build-to lines on areas like Old Town and Baltimore Street, where tightly packed buildings coexist with growing pedestrian needs. “It’s a complex issue,” noted Clabaugh, “but ensuring consistency and functionality in these regulations is critical.”
The commission ultimately directed staff to draft revisions using lot lines as the standard measurement while considering exceptions for certain districts, such as historic or high-density zones.
Planning Director John Whitmore said he would be sharing a pamphlet that will consolidate rezoning ordinances into a format that is both clear and adaptable for future revisions. The date for the pamplet’s posting has not yet been announced.
Strauss used a comprehensive spreadsheet cross-referencing public comments with meeting minutes from the past year and a half to guide the evening’s discussion. “I wanted to provide a way to double-check that all comments have been considered and every decision we’ve made is included,” said Strauss, emphasizing the importance of accuracy.
Public Input Shapes Policy
Public comment during the meeting included a range of topics, from zoning concerns to urban farming practices. A resident addressed the keeping of chickens and bees, advocating for policies to support urban farming while ensuring responsible practices. The speaker highlighted the benefits of raising chickens and maintaining beehives, such as promoting sustainability, providing fresh food, and enhancing environmental health through pollination. She also suggested measures like maintaining appropriate setbacks and cleanliness standards to address potential neighborhood concerns.
The Planning Commission clarified that it does not oversee the borough ordinances on chickens and bees.
Doug Stephens, representing the Victorian Carriage Company, presented a request to rezone 100 York Street to the Old Town district to accommodate tour operations. He argued that the property, a historic building, would be ideal for activities like walking tours and carriage rides.
The commission acknowledged the property’s potential but opted not to pursue rezoning. Instead, members leaned toward allowing tour operations under a special exception in the NC1 district, where the property is currently zoned. This approach would balance the needs of the tourism industry with the preservation of the neighborhood’s residential character.
Parking Maximums Replace Minimums
The commission engaged in a detailed discussion about the borough’s shift from parking minimums to parking maximums, a change aimed at reducing the land dedicated to parking while encouraging development that prioritizes housing and green spaces.
Whitmore said the new approach caps the number of parking spaces allowed for various property types, such as limiting single-family homes to two spaces per lot. This shift aligns with modern urban planning trends, promoting walkability and reducing the environmental impacts of expansive parking lots.
Commission member Marty Jolin emphasized the importance of balancing development goals with the practical needs of residents, particularly in Old Town, where parking is already a contentious issue. “We need to ensure landlords don’t create challenges for tenants by failing to provide adequate parking,” he said.
Local resident Sue Cipperly added that fewer parking spaces could also positively affect stormwater management and green space requirements, urging the commission to weigh environmental considerations alongside housing density goals.
Ultimately, the commission supported the move toward parking maximums while recommending flexibility through parking studies to address unique cases.
West Middle Street Zoning Debated
The commission also reviewed zoning concerns along West Middle Street, a primarily residential area that includes some non-residential properties such as offices, a church, and small commercial buildings. A request has been made by the FourSquare Church to rezone its property to commercial to reflect existing uses and allow for expanded commercial opportunities.
Whitmore outlined the current zoning, which is primarily R2 (Moderate-Density Residential), and noted that many non-residential properties in the area are already considered legal non-conforming uses. The commission expressed concerns about the potential impacts of increased commercial zoning, including traffic, noise, and the preservation of the neighborhood’s residential character.
Commission members discussed possible compromises, such as introducing a low-impact Neighborhood Commercial (NC) designation or permitting mixed-use developments that combine residential and limited commercial activities.
On the basis of comments from residents, the commission also considered changes to specific lots in the borough.
While the commission made significant strides, unresolved items will carry into upcoming meetings. A formal vote is anticipated at the January or February Planning Commission meeting. The draft ordinance will then go to the borough council as a recommendation, and the council is likely to make further changes.
To clarify what I added to the discussion about maximum parking spaces, people questioned the maximum of two spaces per single family home, but were told by Mr. Whitmore that we need to build housing, not more parking. I interjected that we also need to consider green area and stormwater infiltration. I don’t agree that residential uses should have a maximum parking limit of 2. Simply unrealistic. What about multiple drivers in a family, or guests? Not all areas have on-street parking to serve this purpose. Someone also mentioned that landlords sometimes rent out the spaces rather than letting tenants… Read more »