BETHLEHEM, Pa. — Developer Dennis Benner pictures an “upscale” car wash “and/or” a drive-thru restaurant for a notable stretch in West Bethlehem.
To make that happen, he’s requesting the city change the zoning classification of a 4-acre part of an 11-acre parcel at 1401 Eighth Ave. from Mixed Use Commercial to Commercial Shopping Center.
That area is across the street from the former Martin Tower site — once home to the 21-story Bethlehem Steel corporate headquarters building.
The zoning map amendment will be before City Council as an ordinance for a first reading on Tuesday.
There are single-family homes and apartments to the west, a Price Rite supermarket to the south across Martin Court and Lehigh Valley Health Network medical office buildings under construction to the east across Eighth Avenue.
About an acre of the space is vacant land formerly part of the nearby Woodmont Mews apartment complex, 1345 Martin Court.
“With the CS being more vehicle-focused, and being adjacent to the 8th Avenue interchange with [Route] 378, we didn’t see a reason to push back on this particular request."Bethlehem Assistant Planning and Zoning Director Craig Peiffer
The current mixed-use zoning prohibits car washes and permits restaurants, but drive-thru service isn’t allowed.
Under commercial shopping zoning, the proposed developments would be by-right property uses, meaning they’re allowed on the land without requiring special review by the city.
The zoning change also would match the Price Rite property's across Martin Court.
The city and Lehigh Valley planning commissions have recommended approval of the map amendment.
'A logical extension'
At a City Council meeting and zoning change hearing on April 1, Assistant Planning and Zoning Director Craig Peiffer called it “a logical extension.”
“With the [commercial shopping zoning] being more vehicle-focused, and being adjacent to the 8th Avenue interchange with [Route] 378, we didn’t see a reason to push back on this particular request,” Peiffer said.
That evening, City Council concerns revolved around neighborhood access to the site by foot, and the project’s potential to bring with it an increase in density and traffic.
Benner, who also owns the Gateway at Greenway Park at Third and New streets, said he wants to make the spot “a productive property.”
“I think they’d be a very good neighbor."Developer Dennis Benner, describing New England-based Cloud10 potentially opening a car wash in West Bethlehem
He said a likely operator of the car wash would be Cloud10 out of New England, a company he described as operating with the environment and surrounding community in mind.
“I think they’d be a very good neighbor,” Benner said.
He said each wash would use 17-22 gallons of water, a figure similar to the average shower.
And conversations with potential restaurant brands don’t make it very far unless there are talks of a drive-thru on site, Benner said.
Regina Padilla, an Allentown resident who said she was born and raised in Bethlehem, candidly recommended opening a Cheba Hut Toasted Subs at the site.
Smiling, Benner appeared to take a note of the suggestion.
Getting around the neighborhood
“I don’t think anybody’s going to be, you know, strolling past Martin Tower,” said Brandon from Broad Street. “So I think you’re good to go as long as there’s enough parking.”
A couple of others disagreed about people moving about in that area of town, emphasizing council kept nearby residents in mind.
“I think we should use this opportunity for good urban planning where we should be thinking about the future and making Bethlehem a more sustainable, equitable area,” resident Harry Faber said.
"There is a disconnect and it’s very difficult, basically impossible, to get from the Lowe’s shopping center area to the neighborhoods northwest of there.”Coalition for Appropriate Transportation Executive Director Scott Slingerland, on changes needed in the area of Stanford Road
Coalition for Appropriate Transportation Executive Director Scott Slingerland said, “I do walk and bike over there, and you’re all talking about Stanford Road.
“There is a disconnect and it’s very difficult, basically impossible, to get from the Lowe’s shopping center area to the neighborhoods northwest of there.”
The Monocacy Way Trail could be joined with an abandoned railway running near the property, also offering a connection point for the residential areas close by, Slingerland said.
