The Gettysburg Zoning Hearing Board approved a height ordinance and three variances sought by developer Tim Harrison at Wednesday’s continuation of a meeting that began in June. The approvals will allow 501 Richardson Acquisition LLC to move one step forward in creating a seven-story 186-unit apartment building, including retail space and a restaurant.
Located between North Stratton Street and Carlisle Street near the train tracks, the property has been at the heart of public concern. At issue is whether the complex will create traffic patterns that might be considered a threat to the community’s health, safety, and welfare and whether the building’s presence will fit in with the historical nature of the borough.
The board approved two special incentives — moving the current transit center with public restrooms, and allowing a public pedestrian-bicycle trail through the property – that allowed Harrison to build above the current 48-foot maximum height limit. A third incentive regarding internal parking was not approved. Board member Darren Glass said that while the plans for the parking plan were interesting, “we did not feel like it was really and truly internal in the way that the ordinance suggested.”
According to the 2018 zoning regulations for the property, the approved incentives allow the developers to build to 72 feet high, plus another 12 feet for rooftop mechanicals.
The board said it had met twice in executive session since its July 12 meeting to discuss the request and to get advice from zoning board solicitor Matthew Teeter on legal matters.
Following the approval of the variances, the board allowed public comment.
Walter (Mickey) Barlow, Chair of the Liberty Township Supervisors and property owner on Stratton Street said that across the US, there exists “an arena of corruption that takes place at even the lowest levels to permit things like this to come about.”
But after being challenged by project solicitor Kurt Williams Barlow said he was not accusing the developer of corruption.
Gettysburg Borough Council President Wesley Heyser later said he was “disheartened by Barlow’s comments,” which suggested corruption at some level of borough politics. Heyser said he was present in 2018 when the ordinance allowing taller buildings in this area of the borough was passed. Heyser said other multi-story buildings have been allowed in the borough in the past two decades and that the decision-making on this property took more than 18 months to deliberate before it was voted on and approved.
Commenting on the zoning hearing, Teeter said those involved in the decision-making process were not of one mind. “This is a difficult situation. Everyone has different views on it, even on the board,” he said. Teeter praised the hard work of the board members and added, “The board felt constrained, and I think rightly so, that it has to apply this ordinance.”
Requests from the applicant for two set-back exceptions were found to be unnecessary because the board determined the applicant’s plans as presented did not require a variance. A request for a special exception to the height rule to allow the new transit center to be built 2.5 inches less than the required 24-foot minimum was also approved.
In delivering the final approval, board member John Butterfield said the zoning board would allow the applicant to construct a mixed-use building of up to 72 feet in height with some clarifications and conditions:
- The applicant’s construction of the building meets specific and general standards found within the ordinance. Any changes made to the plan would require the developer to reapply to the board.
- A portion of the area in the north and east of the proposed building B would be planted with trees that would reach a height of 40 feet as part of the land development process to provide a visual transition for nearby buildings and adjacent properties.
- Improvements on the properties should be constructed with architectural features and finishes that are appropriate to the environs and consistent with the guidelines found within the Gettysburg design guide. The style would have to be approved by the Gettysburg Historical Architectural Review Board.
Teeter said a written decision should be available within the week and sent to the applicants and all objectors to the matter and that the decision could be appealed if there are legal grounds.
In closing, Board President Rodger Goodacre added, “This meeting is just part of the process. Further public comments can be made during planning commission meetings.
Carly Marshall, Gettysburg Borough Director of Planning, Zoning and Code Enforcement, outlined the subsequent phases of the project:
- The Planning Commission will review and decide on the subdivision and land development plan based on the zoning and subdivision and land development ordinances. Other reviews will include a review of the stormwater portion of the project and the building permit review and determination based on the PA Uniformed Construction Code.
- The Historical Architectural Review Board (HARB) will review the design and then make a recommendation to the borough council, which will have the final determination on issuing the Certificate of Appropriateness based on the historic district ordinance and Gettysburg Design Guide.
- There are several additional state reviews involved as well.
“It’s difficult to speculate how long the approvals process will take,” said Marshall. “This is a large project with a lot of interrelated review components that vary in complexity. They could apply to the Planning Commission at the same time they apply to HARB, or they could wait for the HARB review to be completed before they apply to the Planning Commission. We most definitely have several months left in the review process, but I wouldn’t want to speculate on the time frame.” she said.
Judith Cameron Seniura is a freelance reporter. She began her journalism career in the early ‘70s and has written for newspapers, magazines, and other media in Ontario, Canada, Alaska, Michigan, Nebraska, San Antonio, Maryland, and Pennsylvania.
Also, count the number of stories in the artist rendition (4 and 6) not 5 or 8+ factoring in the AC on the monster building.. is this set on some farm somewhere? I thought this was smack dab in the middle of Residences/parking garage..it’s “amazing” how much free space is available with 160 apartments..I thought the grassy fields were a nice fictional touch as well..
This monstrosity is an absolutely Horrific idea.. especially when considering Climate Change.. see video https://youtu.be/Cv6HpwKnO9A
It looks pretty on paper, but the comments of those below suggest a number of unaddressed issues that could bring untold complications to this small town America, which has an historic relevance to all Americans. It seems like there are large tracts of land outside of town that could well be used for the same purpose.
And, it would be foolish, and disingenuous to believe that traffic and parking inside the borough wouldn’t be a nightmare…..though I could go on, this doesn’t appear to be the wisest choice for this development.
A terrible idea. It will mean continued high rise buildings in one of the most sacred places in the world. What is the point of telling residents what and how they can renovate their homes and businesses if this is going to be allowed?
Who is the owner and how do you build a seven story building in this historic town that wants everything to be authentic from civil war time frame. Can you imagine the traffic when they start this and it’s tourist season. I bet they lose alot of tourist money from this. And people probably ain’t gonna be able to afford those apartments anyway. Unless they are govt funded somehow
This is awful. I hope HARB rejects this.
Although issues of design are very important and the purview of the commission, the as serious issues of public safety, related to congested traffic, pollution and interference with fire and EMT response from the firehall, seem to be lacking in terms of discussion. No noise study, no traffic flow study, no air pollution from cars study, and no impact on water and storm water drainage studies. Seems like the basics of public health and safety should come before esthetics. Cart before the horse.
Artist rendition of proposed building is difficult to visualize as to how it will be integrated into the existing architectural footprint. May receive more buy in if rendition is revised …
I think it’s a good idea 💡 but what would be rent price be? Because most people can’t afford a high rent these days. If y’all don’t put the apartments rent up high, my fiance and I would love to live there.
I wonder if you will love living there when the freight train passes right next to you apartment several times a day, especially around 10 PM and midnight every day and it starts blasting its horn when it’s near the rental center on York St and doesn’t stop until it’s past the college. Or the multiple times every day when the ambulance and fire trucks leave the station across the street from your apartment – middle of the night is lots of fun. Or the idling buses at the transit station across the street from your apartment. Or when you… Read more »
Keep your eye on that bike /Pedestrian path. Folks in Borough government sometimes aren’t entirely as supportive of those as they appear to be.