BETHLEHEM TWP., Pa. — Bethlehem Area Vocational Technical School students working on a real-world housing project got a lesson in real-world regulatory procedures Wednesday.
The Vo-Tech filed a variance relief request with the Bethlehem Township Zoning Hearing Board regarding the front-yard setback at 3266 Hecktown Road, asking for 17 ½ feet instead of the township-required 25 feet.
- Bethlehem Township Zoning Hearing Board on Wednesday granted approval for the local vocational-technical school to use more room on a project
- The project will provide real-world experience to students and eventually the property will be sold, zoners were told
- The board postponed a hearing regarding a convenience store proposed for 3530 Freemansburg Ave.
Adam Lazarchak, the school’s executive director, said it’s the school’s intention to renovate the home, providing real-world experience to students and eventually sell the property.
From there, they would expand to nearby lots to continue building properties “right from scratch.”
But “a front porch was constructed encroaching on the front yard setback based on a good faith and honestly held belief that construction complied with the Zoning Ordinance,” according to the application.
“Applicant is a public institution providing educational opportunities for community residents and requests the Board grant a variance because ... applicant would suffer economic hardship if relief is denied.”
Set back timeline, increase costs
Richard Campbell Jr., legal counsel for the school and attorney with KingSpry of Bethlehem, introduced three people for testimony regarding the case, including two school staff members and an involved land surveying expert.
“If we have to remove that porch, that’s going to set our timeline back as well as set, in terms of expenses, it’s going to impact the taxpayers as well because that’s going to incur extra expenses to fix that home."Adam Lazarchak, school executive director
“If we have to remove that porch, that’s going to set our timeline back as well as set, in terms of expenses, it’s going to impact the taxpayers as well because that’s going to incur extra expenses to fix that home,” Lazarchak said.
Brian Moser, Construction Management Academy instructor and house project coordinator, said the current situation arose from a mistake in the 2017 plot plan drawn up by the architects involved that didn’t account for an encroaching sun room and front porch.
He added that the sun room issue was handled when the school moved the side property lines. BAVTS also owns several other surrounding lots.
Michael Gula, land surveyor with Bethlehem-based Van Cleef Engineering Associates, said he’s been involved with the project since 2016.
He confirmed about 68 square feet of the porch's 310 square feet is currently encroaching.
The zoning board voted 3-0 in favor of the variance.
A potential convenience store
Also Wednesday, the board granted continuance on an appeal regarding real estate at 3530 Freemansburg Ave., the old site of Heights Community Federal Credit Union.
Brought forward by KGN Gourmet Foods of Easton — a division of Hellertown-based KGN Tobacco Corp. — one requested relief would involve a dimensional variance to allow the proposed 13 parking spaces, as opposed to 16 requested by the township based on existing conditions.
Also, KGN is looking for a special exception to allow a convenience store on site, “on basis of enriching community, providing an essential convenience the area lacks,” according to the hearing application.
The document also states the applicant plans to provide delivery services, covering around half of their intended sales and freeing up potential parking.
The property is in the Neighborhood Commercial and Neighborhood Enhancement Overlay Districts.
The applicant proposed no major changes to the current property.
KGN bought the property for $430,000 from People First Federal Credit Union almost two years ago, according to documentation provided within the meeting’s agenda.
The matter will be discussed further at a public hearing on June 28.
