BETHLEHEM, Pa. — A local developer has plans to construct 70 apartments and commercial space at a busy corner in Center City.
But putting up its ideal building there would require a zoning change.
An initial vote of 5-2 on April 1 was the first step in potential reclassification of two nearby properties at 11 and 15 W. Garrison St. from High Density Residential District to Commercial Business District — a switch to match seven surrounding parcels.
Councilwomen Grace Crampsie Smith and Hillary Kwiatek opposed the zoning map amendment that evening.
However, one more future vote of approval is required before any official change in zoning.
City Council next meets on April 15.
Construction yet to be approved
The April 1 vote specifically pertained to the zoning classification of the land in question, located just a couple of blocks up from the action on Main Street.
At a later date, city officials will hear more on development plans for the proposed $25 million building at 701-719 N. New St., and at some point will cast a final vote on its construction.
As of this time, no construction has been approved.
For now, DGP II LLC envisions a new building across the nine parcels to stand an average of about 60 feet tall, and feature 85 parking spots.
It would house 35 one-bedroom units, 35 two-bedroom units and five retail-commercial spaces of about 1,700 square feet each, according to project documents.
Fifteen total units of a mix of private residences and businesses currently stand on the nine parcels; 14 of those are occupied, according to developers.
A 'more efficient' project
Gabe Moyer, principal with Bethlehem Property Group and DGP II LLC, at a previous meeting said the project could offer a mix of rentals and condos, but nothing is set in stone.
Before the vote, the developer was allowed to build up to 150 feet high in the CB District.
"I am less concerned about the pot-sweetening of more parking if we change this zoning map than I am about the folks who live on Garrison Street and the loss of naturally affordable housing on that street."Bethlehem City Councilwoman Hillary Kwiatek
One option for a mixed-use building, compared with the approved one that required zoning changes, was proposed to be an average of more than 70 feet tall and have 40 fewer parking spaces and 3,000 less square feet in commercial space.
But the approved rezoning would allow a development that’s “more efficient," with a visually pleasing facade and more parking, Moyer said.
He said his firm welcomes community feedback on the building’s height, parking, as well as fit and aesthetic in the neighborhood.
With its brand-new building, the property would bring in about $90,000 in annual tax revenue for the city and $280,000 for Bethlehem Area School District.
Walkable neighborhood
Councilwoman Colleen Laird said the neighborhood is home to families who often walk to get where they need to be, so their continued feedback would be essential moving forward.
“My primary concern here is traffic going out onto Garrison and the safety of that,” Laird said.
“I really hope that there is a strong amount of public input in that part of the land development process, and a lot of conversation about traffic flow and safety.”
She said a recent, informal forum at nearby Thomas Jefferson Elementary School, and handing out 150 flyers to folks in the neighborhood alongside Councilwoman Rachel Leon have given officials a broader chance to engage with constituents on the matter.
“My primary concern here is traffic going out onto Garrison and the safety of that. I really hope that there is a strong amount of public input in that part of the land development process, and a lot of conversation about traffic flow and safety.”Bethlehem City Councilwoman Colleen Laird
Crampsie Smith said her concerns revolved around traffic, parking and potential environmental impacts from development.
Councilwoman Kwiatek said, “I am less concerned about the pot-sweetening of more parking if we change this zoning map than I am about the folks who live on Garrison Street and the loss of naturally affordable housing on that street.
“Obviously it would be unfortunate if they just knock them down anyway.”
'Have to draw the line somewhere'
Resident William Scheirer said ahead of the vote that, “If we are not going to significantly change the character of Bethlehem, we have to draw the line somewhere.”
“Even though the rezoning is only for two buildings, this is a good place to start and preserve the total character of the unit block of West Garrison Street," Scheirer said.
“Who knows? Future historians might someday say this was the moment when Bethlehem decided to preserve its character.”
“Who knows? Future historians might someday say this was the moment when Bethlehem decided to preserve its character.”Bethlehem resident William Scheirer
Council postponed the vote in March to allow officials and neighbors more time to process the zoning map change.
The city Planning Commission approved the zoning map amendment in February, and the city Planning Bureau also is on board.
