BETHLEHEM, Pa. — A local developer envisions 70 apartments above ground-level commercial space and parking for a buzzing area just up from Main Street.
But constructing the $25 million building at 701-719 N. New St. would require a zoning map amendment for two nearby properties along West Garrison Street, which runs west down the hill to Main.
Bethlehem City Council last week heard more, but didn’t vote, on BPG II LLC’s petition to amend the zoning for 11 and 15 W. Garrison St. from RT, High Density Residential to CB, Commercial Central Business to match seven other parcels surrounding it.
The zoning amendment proposal will be up for a first reading at the March 4 City Council meeting.
If it's approved, a land development review process and further collaboration with city staff would follow before any construction.
"It also would be a stone’s throw of the new Dream Boyd Theatre, which stands at six stories tall, with 205 apartments, two commercial spaces and 200 feet of street frontage."BPG II LLC proposal
The city Planning Commission on Feb. 13 unanimously approved of the zoning map amendment, and the city Planning Bureau also is on board.
The proposed building at North and New streets would be a block from the Bethlehem Transportation Center at 635 Guetter St., and not far from the action along Main Street.
It also would be a stone’s throw from the new Dream Boyd Theatre, which stands at six stories tall, with 205 apartments and two commercial spaces.
A rendering of the project shows five floors.
A similar proposal from the previous landowner in 2019 called for 72 apartments across four levels, featuring 52 one-bed and 20 two-bed units, and more than 20,000 square feet of commercial space across two levels.
City officials ended up denying zoning measures to pave the way for that project.
By-right option at hand
Gabe Moyer, principal with Bethlehem Property Group, spoke at the meeting as the developer representing DGP II LLC, which is the petitioner and owner of the nine parcels in question.
According to current zoning, Moyer’s team could go ahead and pursue a build for the seven current CB parcels and forgo the entire process at hand.
That particular mixed-use building, compared with the option that would require zoning changes, is proposed to be over 70 feet tall in average height, and have 40 fewer parking spaces and 3,000 less square feet in commercial space.
The CB district allows for buildings up to 150 feet tall with no parking minimum required.
But seeking the rezoning to use all nine parcels, he said, would let his team put up a building that’s “more efficient."
That would mean one that "incorporates community feedback for a lower building height, adequate parking, a seamless transition into the Garrison Street neighborhood and a generally enhanced appearance that blends into the surrounding area,” Moyer said.
The recommended building across the nine parcels would stand about 60 feet tall in average height, feature 85 parking spots and house 35 one-bed units, 35 two-bed units and five retail-commercial spaces around 1,700 square feet each, according to project documents.
Homeownership possibilities
The developers didn’t share potential rent prices during Tuesday's discussion or whether it would compare to surrounding properties.
A one-bedroom unit currently occupied at 11 W. Garrison St. runs about $1,600 a month, Moyer said.
The new-building plans may end up including a mix of rentals and condos, but Moyer said nothing is sure.
“I think that’s great, and I like that you talked about thinking about owner-occupied, which is, I think, a real need in the city,” Councilwoman Grace Crampsie Smith said.
Developers are estimating such a property’s annual tax revenue to include about $90,000 for the city and $280,000 for Bethlehem Area School District.
Fifteen total units currently stand on the nine parcels; 14 of those are occupied, according to Moyer.
“We have seen and continue to see in certain development properties in the city large, empty, cavernous storefronts that haven’t been rented for years, almost regardless of what’s happening above that — it doesn’t matter how great that is."Bethlehem City Councilwoman Kiera Wilhelm
Home to private residences and small businesses, one of the retail tenants includes The Wicked Botanist at 707 N. New St.
Moyer said current tenants have been given notice of his team’s plans, and those folks will be offered spots in the new building if all goes through.
Councilwoman Kiera Wilhelm said the developer did right by prioritizing a proper facade.
“We have seen and continue to see in certain development properties in the city large, empty, cavernous storefronts that haven’t been rented for years,” Wilhelm said.
“Almost regardless of what’s happening above that, it doesn’t matter how great that is. That’s what people see on the ground, and that’s not something we want to repeat.
"So thank you for that.”
'Needs and the character of the community'
Moyer assured “open and transparent communication” during the processes so far and further public discussions to come.
Rafael and Cindy Toledo, a husband-and-wife duo living nearby, said they spoke on behalf of their neighbors who couldn’t make the meeting.
“I respectfully ask that the zoning decision will be reconsidered and reflect the needs and the character of the community,” Cindy said.
“Also, just to speak on the community outreach: With all due respect, I’ve never seen any of the gentlemen that came up to speak.”
“I’d rather see a flat lot than a building standing like this right in front of my house."Bethlehem resident Rafael Toledo
She said she had only gotten a letter in the mail to let her know about the Tuesday hearing.
“I’d rather see a flat lot than a building standing like this right in front of my house,” Rafael said, adding he appreciated council for being “a voice for the people” in this case.
Resident Harry Faber said the developer and city could learn a thing or two from the socialized housing infrastructure in Vienna, Austria.
Faber said of the developer’s presentation, “They do not care about the well-being of the city; that was atrocious.”
