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| Darlene Heller prepares presentation. Behind her are City Council members Eric Evans and Michael Colon |
This proposal is backed by some City heavyweights. Peron's principal is Michael Perrucci, an attorney with prominent law firm Florio Perrucci. In addition to Perrucci, members of this firm include a former New Jersey Governor, former President Judge of Northampton County and the son of Bethlehem's current Mayor. It also employs Bethlehem's former Mayor, John Callahan, as a pitchman. Firm lawyer Seth Tipton is representing Peron. This project has the imprimatur of Bethlehem's Redevelopment Authority as the best of 10 proposals. It has also received a thumbs up from the City's Planning Commission. And just in case all this clout fell short, Planning Director Darlene Heller testified in support of this apartment complex, summarily dismissing complaints by neighbors.
"I underestimated the forces arrayed against my client and the community," said Bethlehem Attorney Michael Shay, representing MANA. His firm includes no former governors, judges or mayors.
Only lawyers.
As a lawyer, Shay was particularly irked that the City's Planning Director would essentially act as a witness for the zoning applicant. "I believe it is improper," he argued. She does supervise the zoning officer who denied the application from which an appeal was filed.
"You are the gatekeepers," he reminded Zoning Hearing Board members Bill Fitzpatrick, Mike Santanasto and Jim Schantz.
Engineer Laura Eberly testified on behalf of Peron in support of the project. She claimed that only 99 parking spots could be placed on site instead of the required 123 because of "physical constraints" caused by a steep slope as well as the adaptive reuse. She insisted several times that Peron is only seeking the minimum amount of relief needed for this project.
But neighbor Jefferson Pooley and Attorney Shay disputed this contention. By simply reducing the number of apartments to 54 instead of 70, there would be no need at all for a parking variance. Eberly was never asked to come up with a plan that minimized the variances, she admitted.
Another point made by Shay is that adaptive reuse is permitted for a primary residential building, but not other structures. "How can you have an adaptive reuse of a building when you ignore the building that necessitates the reuse?" he asked. The Peron plan makes no adaptive reuse of the Armory itself, which will continue to sit vacant. West side resident Bill Scheier would later complain that this is "demolition by neglect."
Attorney Tipton and Heller countered Shay by arguing that the Armory is connected to two other buildings and this can be considered one building.
An attempt to create additional parking spots with 90-degree parking in Second Avenue was criticized by several residents as unsafe.
A proposal to stripe the ramp leading to the Hill-to-Hill bridge to provide even more parking was slammed because no one is sure that the ramp will even be there once PennDot starts work on that bridge.
Rauch Street resident Scott Arnold was concerned about a parking lot that ends four feet from his house, where he has children. John San Filipo said he will open his front door to a loading dock. Darlene Heller would later testify that there should be "tighter density" in the urban core, but she authored a zoning ordinance that would make this illegal without a variance.
In an atmosphere that smacked of classism, Professor Toulouse testified to the very real classism that existed in 1930. That's when Bethlehem Steel President Eugene Grace built the Armory. "It served as a protection for the homes of the top executives from the angry workers," she said. She added that the Armory is in front of the home of West Bethlehem's burgher, and along the same route upon which a wagon carried the Liberty Bell to hide it from the British. She called the Armory an "integral part of the West Side's path through history" that links the burial grounds of the Revolutionary soldiers, one street east on 1st Avenue, to the Mount Airy Historic District and Steel executive mansions that extend from 8th to 16th Avenues.
Toulouse testified that she sent several emails and written requests to meet with Peron to develop the Armory in a "historically sensitive way," but received no response.
She castigated developers for renaming this complex the Peron Armory.
"This is the Floyd Simmons Armory, named for Floyd Simmons by comrades who survived him. Floyd Simmons was the first Bethlehem soldier to be killed in World War I. ... It would be a tremendous dishonor for the City of Bethlehem, a City that prides itself on its history, if this Board, in the year 2017, 100 years after the entrance of the US in World War I, votes to allow this proposal to pass and put this national historic landmark in danger of the wrecking ball."Residents opposed to this plan all agreed they would like to see it developed and have no problem with residential use, but on a smaller scale in conformity with the community. MANA member Christine Roysdon did a survey of the perimeter around the Armory and said that at 6 am, both blocks had 29 cars parked overnight. She complained that unleashing an additional 24 cars into the neighborhood would have negative consequences.
An angry Amy Zanelli, recently elected to Lehigh County's Board of Commissioners, complained that West Bethlehem has been "overlooked and ignored." She argued that seeking 11 zoning variances shows a "blatant disregard of our community." She inveighed the lack of a plan for the Armory as "preposterous."
Tony Hanna, Executive Director of the Bethlehem Redevelopment Authority, counters that this is a "good project for Bethlehem and the neighborhood." He notes zoning is RT and does permit the development by right. What is at issue is a special exception for reducing the Zoning requirement for parking. The Planning Commission has recommended that the special exception be granted - they believe the project meets the tests for that in the Zoning Ordinance - walkability, close to bus routes, mix of units (mostly one BR), etc. He stated that the variances are minor and are needed because of the lot configurations and other site issues.
Updated 3:50 pm: After reading this story, Hanna had the following observations.
First, the Armory is not a Historic Landmark, but is on the National Register of Historic Places. A big difference.
Second, the Armory's name will always be the Floyd Simons Armory. Peron Armory is the partnership's name that is doing the development.
Third, the building is being purchased from the RDA and the Commonwealth subject to a Historic Preservation covenant and easement that will stay on the historic armory property. It can't be demolished and any future work on the Armory will require it to be done subject to the covenants and easement and deed restrictions. All work must comply with the Secretary of the Interior's standards that are the same as if the property is in a historic district.
16 comments:
It needs to be wrecked, history be damned. Your saying it should just sit there forever because it was named by somebody nobody remembers? Who cares, tear it down.
Heller is a developer champion with little regard for neighborhoods. She is a mixed use champion wanting homes next to bars if she had her way. The blatant pitch she made for Callahan against her own zoning laws as Bernie pointed out is basis alone to turn down this proposal & certainly a very strong appeal basis of the ZHB members don’t follow the law & send Perron back to the drawing boards.
The project itself lacks architectural style & compatibiity with the neighborhood. The Planning commission is a rubber stamp for Heller once Donchez kicked off Chairman Fiorentino who had a backbone to stand up to the city. He might have been one of the very few appointed Bethlehem officials who listened with respect to what community citizens had to say. Santanasto is of the same character on the ZHB & will likely do the right thing by voting against this plan. Schantz is a developer hack so the swing vote will be Fitzpatrick.
These are the same people who have complained to the city for years to do something with the Armory. It's a eyesore and looks terrible in that area. It doesn't even belong in that neighborhood. It should be torn down!!! You can't please everyone who has an idea of what they think is right for that space.
Bedlum = dem inbreeding at it's worst
Any section 8 low income units required?
On its worst day a million times better than Allentown.
"The project itself lacks architectural style & compatibiity with the neighborhood."
Has to be one of the ugliest designs I ever saw, except for the glass at one corner.
Isn't the associations houses like 10 blocks away? So what is the alternative, do nothing?
@2:59: Build/renovate within the existing zoning requirements plain & simple but I guess the profits wouldn't be enough for greedy bastard developers...
"Isn't the associations houses like 10 blocks away? So what is the alternative, do nothing?"
This is really a west Bethlehem issue. Tipton's efforts to bar west Bethlehem residents from speaking was counterproductive and made him and Perrucci both look bad.The ZHB correctly allowed the people to speak.
Your suggestion that nothing be done was advocated by no one. The people who spoke were by no means absolutely opposed to residential development. They in fact seem to like the idea. They just want something a little less dense. Also, though no one said this, that has to be one of the ugliest buildings I've ever seen. It looks like a jail or something Butz would build. This is far below Perrcci's usual high standards.
Also, enough with the overkill. A powerful group tried to steamroll the public, and it showed. I could see bringing Heller in to report on the PC, but she went way beyond that. Also, why is it that she seems to always testify for Peron, but no one else? This is precisely why so many people are upset with Bethlehem government. It is why Dr. Van Wirt did so well as a write-in.
Bethlehem officials had better clean up their act or the voters will do it for them at the next election.
There is already QUITE a bit of low income and affordable housing in the West Side that keeps getting developed. The West side already has under-utilized places and vacancies for commerce on West Broad St. The Armory symbolizes protection and security. Can we not provide something to the residents of the West-side that may not be military in nature but can provide a similar function in the way of meeting space, vocation, well-being, healthy diversion, professional development, or potentially even something as obvious as simple indoor mat or morning exercise?
Keep in mind the Callahan is the linchpin. This is typical insider Bethlehem politics. Don't expect Hanna, or city council to go against the Callahan Clan.
How could they possibly think that they could get a zoning variance with no plan for the Armory itself? Armory building itself is impressive architecture & would be a great Mt Airy assn center or conversion to residential as well.
11 variances..... that in itself is enough for it to be denied...... if passed..... appeals will be filed
There is a big difference between use variances and dimensional variances. They are not seeking a use variance, only dimensional variances. If they want to put a non-permitted use in the armory they would need to come back for a use variance.
Personally I think they should put on a hotel there.
Well hears my 2 cent's worth on this situation I think the ARMORY should be REHABBED & RENOVATED I think it would be an awesome building for the BPD or maybe added space & storage for the city's Public Works Trucks & Equipment I drive past the Garage a lot the city has at Stefko & Broad streets & it looks like they could use more space as it looks from the street it looks very CRAMMED with all the trucks parked there when you look in that direction. The ARMORY itself is listed on HISTORIC PLACES "WHY TEAR IT DOWN" But I understand today builders just want to KNOCK everything down & start from the ground & go up. But I it will be the choice of the TOP BRASS in CITY HALL to make the right choices that the neighbors around the ARMORY can be happy with. But I have a feeling the Builder will get HIS WAY in the END.
FYI Just like Martin Tower & surrounding buildings it's an ICONIC Building & Area on the HISTORIC List as well. BUT OH Well lets just knock it all down & build houses there. The Builders on that project GOT THER WAY I STILL feel it's ASHAME to KNOCK DOWN MARTIN TOWERS "At least that's the 411 I hear from my friends that live in that neighborhood tell me" That they are going to knock down martin towers & I know the #1 reason for that is it's too much to REHAB the Building But I think the Builder had that PLAN all Along when he bought the property.
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