EASTON, Pa. — Easton’s Zoning Hearing Board on Monday gave the go-ahead to Easton Housing Authority to build a 45-unit affordable senior apartment facility in the West Ward.
EHA was granted a set of approvals for the structure, which would include an existing building at 1022 Northampton St., an addition of housing 27 units, and a parking lot.
The project required a variance because of its size in relation to adjoining structures, and another for a structure’s footprint exceeding 12,000 square feet.
“That redevelopment will involve the preservation of the original Easton home structure, which goes back to the 19th century..."Easton Housing Authority Solicitor Kent Herman
A variance allowing for a 22-space parking lot at 40 S. Warren St. to accommodate residents also was granted.
Variance requests for lighting requirements were withdrawn with the understanding that those regulations would be met.
Another for shade tree requirements was withdrawn with an understanding that the matter would be addressed during the land development phase of the project.
Redevelopment
EHA Executive Director Tyler Martin said the plan is to develop the property into affordable housing for disabled senior citizens.
EHA solicitor Kent Herman said the property originally was intended to be developed by Presbyterian Senior Living’s Easton Home in 2013 and 2020.
While the Presbyterian Senior Living project fell through, EHA acquired the property in late 2023, along with the Warren Street lot.
“It then procured what's called a master developer to do the intricate tasks of applying for financing, getting the necessary land use approvals to redevelop the site into 45 one-bedroom units for seniors,” Herman said.
“That redevelopment will involve the preservation of the original Easton Home structure, which goes back to the 19th century.
"And then also preserve the footprint of the addition that was built, I believe, according to the notes and prior hearings, in the 1970s or 1980s.
"So those spaces will be renovated, and then there'll be the plan to build another structure along the front of Northampton Street and 10th Street.”
Tax credits
The existing structure has 53 single-room occupancy quarters — small bedrooms with half-baths included — which will be turned into 18 units of about 1,000 square feet each.
The addition will include 27 units of about the same size.
MDG Capital Project Manager Stephen Williams said a Low-Income Housing Tax Credit application for the project has been submitted to the Pennsylvania Housing Authority.
“With the intent that, if this goes through, we can move forward with our land development and be on track when the funding is awarded, to have a seamless timeline to move the project forward,” Williams said.
Pennsylvania Housing Finance Agency] "is a competitive application, and… the 9-percent credits are very valuable," he said.
"It allows you to do the new construction, it gives you the most equity to be able to do a sizable type of project, especially new construction. It’s one of the most sought-after resources.”
Williams said 45 apartments is the optimal number of units to use the tax credits.
Changes and withdrawn variances
T&M Associates Supervising Engineer Kris Reiss presented the board with updated plans for the project, and addressed a few of the previously requested variances.
“Several of the things that were updated was a revised building footprint, so that has been updated," Reiss said. "And we also show some changes to address some of the zoning comments.
"And those are related to… some trees, more landscaping. In an intent to comply, we show some bump outs for some of the interior landscape islands as well."
The updated plan also increased the lot’s total square footage, Reiss explained, with the existing structure sitting at 19,938 square feet, and the addition prospectively measuring 9,845 feet.
Reiss went on to detail that a request for a driveway variance allowing for a driveway measuring 24 feet in width — the limit as it stands is 10 feet — was intended to allow for secondary access to the property for emergency vehicles.
KMA Design Studio Project Manager Amy Tice said the aesthetic of the buildings and their height were “draw[n] from some of the elements of those neighboring properties to create our elevation."
"Also, staying within what the zoning is looking for, breaking down the building into those sort of smaller pieces,” all while keeping as much of the existing structure and topography the same.
Zoning solicitor Robert Nitchkey questioned age and occupancy restrictions on the units, with the development team responding residents would have to be age 65 or older.
A significant other or a grandchild, perhaps, could occupy the same room, though that would be limited to two or three units at most.
The board approved the variances with the understanding that the shade tree issue would be addressed during land development.
Parking
A subsequent hearing concerning a parking lot for residents, which would be at 40 S. Warren St., was held immediately after the hearing for the structures.
Herman said a variance had been submitted by Presbyterian Senior Living and approved about five years ago, and “nothing has changed in terms of configuration and use of that lot.”
Previously submitted variance requests regarding canopy trees, lighting and separation between parking spaces were withdrawn, with the understanding the issues would be addressed during land development.
The board approved the remaining request for a use variance to build the lot.
Officials did not declare a start date for either project, with the understanding that they would have to wait on their LIHTC application to determine the timeline.
