Newberry townhomes one step closer to reality after Zoning Board approves land use variance
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A Williamsport housing developer is a step closer in his plan to build up to 104 townhomes in Newberry after being granted a use variance by the city's zoning hearing board.
LGN Management, part of the family of companies under Hutchinson Real Estate, 333 Rose St., cleared another hurdle for development of the townhomes not far from Third Street, Arch Street and Route 15 in a public hearing Thursday at Trade and Transit I downtown.
The remand before the Zoning Hearing Board was from a judge in the Lycoming County Court of Common Pleas, reversing a decision by the board on May 18, 2023, for a use variance request to construct multi-family dwellings.
The proposed plan is to complete a land development for townhomes, according to Gary Knarr, city zoning administrator.
Per the court order, the board was limited to address two factors only: whether the property can be developed in strict conformity with the provisions of the zoning ordinance and whether the proposed use variance would, or would not, alter the essential character of the neighborhood.
Gabriel Hutchinson, senior vice president of LGN, wants the first phase of the development to be 32 townhouses, with allowance for 104 on the land the company owns that is divided into three zoning districts.
"This is the best and highest use," Hutchinson said of the clear cut property that has sat idle for years. The townhomes are not going to be marketed to low income but not super high -- rather, somewhere in the middle, he said. The first phase would be four two-story buildings with eight units.
Voting in favor of granting the variance were William Miele, Richard Carlson and Scott Cauley. Voting a "hard no" against granting the variance was Michele Frey.
"You did not do this right," Miele said to Hutchinson, chiding his approach and saying he did not canvas the neighborhood and ask the neighbors what they thought. "You should still do it," Frey said.
Frey said she was a bit shocked there was no discussion to consider issues dealing directly with potential changes to the character of the neighborhood by the development such as noise, lights, socio-economic factors, crime, safety and who is going to live there.
Several neighbors were upset.
Stephanie Justice, 706 Arch St., said it held potential to eliminate the "calm and serene" location, and there were several who provided documents of potential traffic congestion nightmares with few access roads in and out and impacts to Third and Arch streets.
The traffic issues and other future design elements of the project are going to be addressed but not by the zoning officials.
They were charged with following the municipal zoning code and court order. The property lies in three different zoning districts. One is R-3, a residential area that would not require a variance for townhouses. However, a portion is in a light-manufacturing zone (ML), and commercial district (CC). In light-manufacturing and commercial districts, townhomes are considered to be multi-family and LGN Management needed to be granted a use-variance to put townhomes in. The mishmash of zoning there is based on history.
The parcel was originally residential. Over time, however, the railroad and Route 15 changed that, according to a presentation by Edward Tietje Inspections, who brought maps, one showing all of the dense population of homes that once were in the area.
The townhomes, however, could not be developed without the relief Hutchinson sought.
Former Mayor Gabriel J. Campana spoke in favor of the project. He said it aligned with his administration's goals to increase affordable housing options. He also noted it would contribute to the tax base. "It adds heads and beds."
"We are not here to consider the perceived tax base," Frey said.
"I'm an advocate for density," Carlson said, expressing his understanding for several people in the audience upset about the process.
"We're bound by character," he said, explaining the limited court-ordered parameters before the board. "We can't consider density."
The development also had the support of Mayor Derek Slaughter, City Council, several county officials and the Williamsport/Lycoming Chamber of Commerce.
While his vote was for granting the variance, Miele, noted he was "not thrilled" and encouraged those in attendance and interested in the townhomes to participate in the next level with planning officials and other county and city government officials.