WILSON BOROUGH, Pa. — Developers behind a plan to turn the old Dixie Cup factory into a 405-apartment building on Tuesday got borough Zoning Hearing Board approval for four variances needed to move the project forward.
The measures were related to commercial parking, a buffer surrounding the property, the width of parking spaces at the property, and the height of proposed lighting fixtures in the lot.
The borough Planning Commission recommended the approval this month.
“The adaptive reuse of this historic structure is going to revitalize this area and provide much needed housing."CHASM Architecture Senior Project Manager Neil Griffin
CHASM Architecture Senior Project Manager Neil Griffin appeared in person at the meeting and Skyline Investment Group representative Claudia Robinson remotely to discuss the $155 million project.
It would revitalize the historic building at 315 S. 24th St. into a mixed-use space with one- and two-bedroom apartments and some commercial space.
The decision came after just a few questions by board members Janis Galitzeck, Kevin Kiernan and Ronald Lutes (who also appeared remotely), and a few residents.
“The adaptive reuse of this historic structure is going to revitalize this area and provide much needed housing," Griffin told the board.
He said the zoning changes would "help us connect the site to the adjacent bike trail" as well as "to provide a really great restaurant amenity on the site, and also to be really great neighbors and minimize light pollution across.”
Parking concerns
Robinson said the existing large Dixie Cup on the building will be moved down into the park, filled to prevent anyone from crawling into it, and guarded with a border.
A lightweight replica, likely consisting of fiberglass, will be put in its place atop the building, he said.
Robinson clarified that the “restaurant amenity” wouldn't be a sit-down establishment, but rather a service point at which people could buy food and drinks to eat in and around the project's park.
"The 405 units directly adjacent are going to make up a good portion of people that are going to be attending this commercial eating space, and then also the access from a bike trail as well."CHASM Architecture Senior Project Manager Neil Griffin
Griffin said the 3,373 square feet of commercial space requires a minimum of 68 parking spaces, but because of the nature of the eatery, a variance for 43 spaces would be palatable.
“And we believe this to be acceptable, because this commercial space is going to be a little bit different than some of the other traditional commercial spaces," he said.
He said, "the 405 units directly adjacent are going to make up a good portion of people that are going to be attending this commercial eating space, and then also the access from a bike trail as well."
The request for a variance on a required 20-foot buffer rested on the fact that the building is on a site that doesn't allow room for such a buffer, Griffin said.
A quick confirmation from Wilson Fire Chief Joseph Sipel about accessibility for fire ladder trucks and engines quickly closed the discussion on that.
Approvals granted
The variation regarding parking space sizes went quickly, as well.
“Even though the spots are narrower, they provide a larger area to navigate into the spot,” Griffin said.
The spots were only reduced 1 foot in width from the standard 9-by-18 feet. Solicitor Thomas Nitchkey said many of the municipalities in which he represents the zoning board have laws in which it “is, in fact, 9 feet [wide] in those ordinances.”
Hoods on the lights would diminish light pollution, and situating the lights parallel to the grade — in essence, pointing straight down at the parking spots — would limit light spread.CHASM Architecture Senior Project Manager Neil Griffin
The variance in the height of the proposed light poles on the property, measuring 25 feet, proved to be the biggest point of contention for the board.
However, explanation about the setup the developers intend to use — high-efficiency LED lights that help alleviate light spread and pollution — helped settle any concerns.
Questions about whether surrounding homeowners, renters, or businesses would be subject to light pollution were put to rest when Griffin explained that hoods on the lights would diminish light pollution, and situating the lights parallel to the grade — in essence, pointing straight down at the parking spots — would limit light spread.
Following the hearing, Nitchkey announced the variances would be granted, providing the developers follow all other requirements from zoning, withhold from renting any parking spaces to anyone and a 24-foot-wide aisle would be maintained in the parking area.
