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LOCK HAVEN -- As it continues to review its proposed overhaul to its Zoning and Subdivision and Land Development Ordinances, Lock Haven City Council unanimously approved extending its agreement with the contractor assisting in these efforts.
On Monday night, council voted to approve a supplemental agreement between the city and Michael Baker International, which has assisted the city in its overhaul of the zoning ordinance and SALDO since last year.
City Planner/Interim Manager Abbey Roberts said the scope of services previously agreed upon with Michael Baker had reached 100 percent.
The agreement would not exceed $10,000 in costs, with the funding coming from 2024 Community Development Block Grant funding and a portion from the on-going Hanna Park project line item.
Roberts noted the amount pulled from either fund is flexible, given the cost may not reach $10,000.
Mayor Joel Long said he felt the agreement was necessary.
"In all the time I've been on this (council) this is the most sweeping change we've made," he said. "I think it's good to have them continue to be involved and help explain and show the public what we're doing."
The supplemental agreement's approval comes after council has held two public hearings regarding the proposed overhaul of both ordinances, which it said is aimed to foster development and would be easier to read than its previous ordinances.
Later in its meeting, council spoke further about the zoning and SALDO ordinances.
Conversation started with Council member Jeff Brinker, who thanked the 15 to 20 individuals who attended the public hearing on Monday, Aug. 10. He said he had a few questions he wanted to bring to the rest of council while revisions were still being made leading to potential adoption.
He asked Roberts if the downtown core within its zoning map, which includes the historic downtown portion, was changed. In particular, he was referencing design standards included within the ordinance to ensure the historic district is maintained.
Roberts said design standards are difficult to maintain from a legal standpoint.
"What we can do is regulate size and span and transparency," she said. She said she spoke with Michael Baker following the public hearing about how it can be worded within the ordinance, such as including "must match the character of the neighborhood."
However, that terminology would be too broad of a definition, she said.
Brinker noted while visiting his daughter in West Chester recently, he saw a brand new building was constructed in its historic center, however it maintained the older designs of nearby buildings.
"If they can do it, why can't we do it? There has to be some kind of way we can do that," he said.
Brinker also asked about the shrinkage to the water front district along Water Street. The proposed water front district would allow for development up to five stories tall, with the intention of allowing for riverfront views.
"My thought was, what if we just moved it another block from Canal Street to Locust Alley? Just to make it a little bigger," he said. "We went from the whole entire river to just this little area."
Council member Barbara Masorti noted the waterfront district could be changed or adjusted in the future if development required it.
"I think as soon as we have people starting to develop there or are interested we can certainly try to expand. I think that could go either way," she said.
Masorti agreed there was a need to continue discussions surrounding this and other topics related to zoning and SALDO leading up to its special meeting on Monday, Aug. 24. She noted some of the topics worth discussing were related to getting ahead of potential development issues down the road.
She brought up the topic of group homes and residential care, which in the proposed ordinance may be permitted in its new low, medium and high density residential sectors.
Masorti noted these types of homes already exist in some of the city's residential neighborhoods.
"Those people are already here in our community," she said. "We're talking about things that are already in our community and people don't even realize it. It's not nearly as big of a problem as people think it is. But I understand trying to get ahead of some of these things."
She said she felt things that operate as a business with the low density residential zones should be removed.
"But I think that group homes in particular -- like Hope Enterprise -- the goal of the group home is to integrate people into the community they come from," she said. "So to say they could only live in the downtown area sort of defeats the idea that we're integrating folks into the community they belong in."
Brinker said if the majority of council was in agreement for topics such as those already discussed, he wouldn't want to discuss it further.
"I don't want to waste anybody's time," he said.
Council member Heather Alexander said she's relying on experts regarding the proposed changes to and updates to the zoning and SALDO.
"I find it very overwhelming and I rely on the experts to help me make a decision and understand that," she said. "I am not an expert at that and I don't fully understand it. I do now understand a bit more about some of the concerns. I'd gladly have a conversation, anything to better help me understand the thought process."
Council member Micah Clausen brought up a few points of concerns while reviewing the ordinances.
He pointed out the draft limits assisted living to 10 residents per acre.
"The limit I don't think should ever be on acreage," he said, noting you can build multiple stories on a facility to house even more in an assisted living facility. He suggested instead relying on square footage.
Roberts said Clausen had forwarded this and other concerns to herself and city staff and, after talking with Michael Baker, that change could be made.
A limit on the distance between convenience stores was also a point of concern for Clausen.
He noted the current proposed ordinance says convenience stores must be 1,000 feet or more away from each other and that gas stations must be over 1,200 feet from each other.
"I raised this question to (Michael Baker) and they noted that too many gas stations can lower property value," he said. "But modern operators like Sheetz, Wawa, Rutters or Buc-ee's, I would say, would increase property values due to the quality of those establishments."
He further noted a larger company such as those listed could choose to set up shop just outside of the city if it wanted, leading to a loss for the city.
He further asked about the cap on storage facilities within the city. He said the current proposed ordinance only allows about 7 or 8 facilities within the city's two-mile stretch.
"If the demand is there for storage units, why don't we let that happen?" he asked.
Long noted the ordinance was being drafted based on feedback and what people would like to see within the city.
"I think it all depends on what we want the city to be. Do we want the city to be empty of people and a bunch of storage units," he said.
Clausen argued the ordinance doesn't put a limit on other businesses like car lots or coffee shops.
"I think it would be crazy if we had 20 car lots or a bunch of coffee shops," he said. "If we're going to limit business, why aren't we limiting all of them? Or let the free market sort it out."
Alexander said there was a difference in what the businesses referenced could bring to the city.
"I think there's a difference between a great big plot of land that has storage units on it versus a cute little coffee shop that people gather around," she said. "You're not going to bring people in to plop their couch in a storage shed. But you may come to sit and talk with friends at the cute little coffee shop."
Clausen said the ordinance doesn't set a limit on the size of a storage unit facility, just a number that can exist within the city.
"Somebody could open up four storage units. Or you could open one up with 50 and be an eyesore," he said.
Council member Tami Brannan pointed out these potential developments would still need to go through the city's zoning hearing board and be approved by council.
"They'd still have to meet zoning requirements," she said.
From the perspective of those who have spoken to her, Brannan said people are interested in local, unique businesses.
"That's what people talk to me about wanting. They don't talk about a Sheetz or a Buc-ee's. They like that they are in Mill Hall," she said.
Masorti said the discussion felt like comparing apples to oranges.
"I don't want to be a wet blanket on some things but, bad news, Sheetz is not coming to downtown Lock Haven," she said.
Clausen proposed the ordinance be amended to allow for a business, such as Sheetz, to be able to build upon 1.5 acres of land.
"That would limit small gas stations, but if someone wanted to come in and build one they could," he said. "They would need that kind of land to do it."
Masorti pointed out it would also need to fall within the right zoning districts, which is currently limited.
"I think your point is valid to make businesses easier to come to Lock Haven, not harder," she said.
Roberts agreed with Masorti's point, but noted the zoning and SALDO ordinance proposals also reflect the city's comprehensive plan.
"The attempt on that was to limit a conglomerate of uses that take more land than what is used by people," she said. "The feeling that I get from the community is that space used by people is overwhelmingly liked more than space that's used by vehicles or plain open space."
Long noted that development such as the ones Clausen noted could still happen, the proposal would just require a variance which would go before the zoning hearing board and be approved by council.
"It doesn't mean it can't happen, Micah, it just gives us more control," he said.
Following these discussions, council agreed the information provided could be sent to staff and the consultant for further review.
Roberts said, based on this information, she suggested a work session be held next week.
"I think more of a work session would be appropriate for next week and then focus on a second reading of the ordinance at our scheduled meeting on Sept. 21," she said. "That will give us time to really make the changes and provide documents."