The Gettysburg Planning Commission continued the task of reviewing a new draft zoning ordinance for the borough of Gettysburg at their meeting yesterday.
The commission heard two presentations from residents who wished to make specific recommendations for revisions.
Before the comments, Commission Chair Charles Strauss said the commission would be looking at many sources of information and research as they worked their way through the revisions, including the existing ordinance, zoning amendments that have been passed in recent years. the Regional Comprehensive Plan, community input, and the committee that created the draft.
Strauss said the last time borough zoning was revamped was in 2004. “There have not been that many opportunities for the Borough of Gettysburg to take a look at its zoning,” he said. “This is a really important thing.”
Shelley Knouse represented a group of “local citizens who want to be engaged in decisions about the future of the Gettysburg Borough” with a slideshow presentation covering concerns about the overall zoning ordinance. Sue Cipperly presented thoughts on revisions to specific language in the provisions and definitions sections of the draft ordinance.
Knouse said the proposed changes include “monumental changes to our community which would impact the future of historical tourism.” and that residents were concerned that the rezoning process included modifications that “could change the residential character of our neighborhoods and could greatly reduce residential property values and thus our property tax basis.”
The group was also concerned about the new 9-acre proposed revitalization district, which would allow construction of buildings up to 72 feet upon a developer meeting only one of five “incentives.”
If Gettysburg is “overwhelmed by development,” Knouse said, residents worried that the area’s charm would be affected and tourism would dry up.
Knouse also raised concerns that larger scale development would lead to issues with public services such as water reserves during drought. They questioned whether the fire service could handle a fire in a tall structure.
“Rezoning in any community should not be undertaken to fix budget deficits,” Knouse read from the presentation. She encouraged the commission to explore more creative options for cost sharing with the stewards of the tax-exempt properties in the borough.
Knouse called for more research on “foundational” questions including the projected long-term tax benefits or costs of the rezoning, the extent to which the proposed redevelopment would address the housing needs in the borough, and the impact of increased automotive traffic.
After her presentation, Planning Director John Whitmore said the borough would collect data to help provide answers to these questions.
Local resident Scott English thanked the commission for the open meeting and encouraged the commission to involve the National Park Service in the revision process because the “viewshed” of development in the area has such a great effect on tourism in Gettysburg.
Cipperly suggested specific changes to language in Part 1 of the ordinance and also asked the borough to consider eliminating the current provision for a “build-to line,” which concerns how far structures should be set back from the sidewalk.
The ideal is to create a harmonious line of building fronts adjacent to the sidewalk for easy access, such as in a line of shops. But Cipperly said the build-to can have unintended consequences, such as when it’s applied to already-built residential properties that have front yards.
After some discussion, such as whether eliminating the build-to line requirements might allow commercial properties to put parking in the front of buildings, the commission said they would consider whether to eliminate the standard in some districts.
Public comments can be made by attending meetings, or by emailing Planning DIrector John Whitmore at jwhitmore@gettysburgpa.gov. Whitmore said he is compiling a document of comments that can be reviewed by both the public and the commission. Citizens can also contact Whitmore if they wish to make a presentation about the zoning ordinance at a future commission meeting.
The planning commission will meet next on Monday, August 19 at 7:00 p.m. They plan to discuss section two of the draft ordinance, which the public is encouraged to review on the Planning Commission’s website. Section two is the revamped zoning districts.
An open house with borough staff will be held July 29 at 6:00 p.m. in the Gettysburg Municipal Building, 59 East High Street Gettysburg. A second open house is tentatively scheduled for August 29 at the same location and time.
Whitmore and members of the planning commission will be at a booth at the Adams County Farmers Market on Saturday. Member of the community are encouraged to stop by to share their ideas.
Video of Monday’s meeting can be viewed via Community Media of South Central PA, thanks to private community funding. The discussion of the draft zoning ordinance starts at about 45 minutes into the meeting.
Catalina Righter, freelance reporter, lives in New Oxford. She previously wrote for the Carroll County Times and the Kent County News, covering crime, education, local government and arts. She works as a legal assistant.