Perrucci Scales Down Luxury Apartment Complex By Housenick Park

Housenick Park advocate Vicky Bastidas

Last May, when Woodmont Properties' Michael Perrucci first pitched a 420-unit luxury apartment complex and commercial buildings right next to the proposed Housenick Memorial Park, he received a chilly reception from Bethlehem Township Commissioners. In addition to 3-story apartment buildings and garages next to a passive recreation park, the developer wanted the Township to adopt zoning changes that would allow him to build a high density apartment complex in a conservation area along Monocacy Creek.

At a second meeting in September, Perrucci indicated that he'd be willing to submit a less dense plan, was looking for a "middle ground," and wanted to work with the community.

At their February 6 meeting, Perrucci returned with a scaled down version of his original plan. Instead of 420 units, he's proposing 312. He's added two acres of open space. He's proposing a buffer so that park visitors will never see the apartment complex. He's directing traffic to Oakland Road, instead of the more rural Christian Springs Road. He's doubled the size of a detention pond, in an attempt to reduce the flooding from Monocacy Creek.

Despite these changes, Perrucci acknowledged he was only "at the beginning of a long process. We have a long way to go."

But educator and Housenick Park advocate Victoria Bastidas flatly told Commissioners, "This property should not be developed." She noted that flooding from the Monocacy Creek "is destroying our buidlings in downtown Bethlehem, and these are Moravian Church buildings." She scoffed at the notion of a commercial project along Route 191, noting that the strip mall across the street has five vacancies. She also complained about an increase in traffic.

Most of all, Bastidas worried about the adverse impact at Housenick Park, where there are 70 springs and numerous eco-systems. "This park is a jewel," she stated. "This is something for you to give to your children and grandchildren. This is something for your community. This is a gift."

Agreeing with Bastidas, Commissioner Tom Nolan told Perrucci he remains "totally opposed" to the project. He repeatedly referred to the proposed development as a "big, big mistake," and stated that during the Fall election, this was the one issue that troubled votes the most.

"We are on the Commission to represent them, not developers," Nolan concluded.

The other four Commissioner, however, felt Perrucci should continue, at least for now.

President Paul Weiss stated, "I always try to keep and open mind and listen." He later added, "We're moving to the next step. Whether you get there or not is up to you guys." Weiss' sentiments were echoed by Commissioner Phil Barnard. "I'm in favor of something going forward, but I don't know how you're gonna' do it." Commissioner Martin Zawarski, himself a developer, complimented Perrucci as a "premier developer" and called the rural location "one of the best areas" in the Township for development.

Commissioner Michael Hudak noted that development is inevitable. "It won't be a cornfield forever," he argued, hoping that Commissioner oversight would prevent "something disastrous."

Nothing will be happening anytime soon. Perrucci told Commissioners that traffic studies alone will take at least a year.

Is Bethlehem Township Solicitor Jim Broughal Conflicted?

It's unclear whether he's conflicted, but he does have a bad back.

Bethlehem lawyer Jim Broughal is a man of many hats, but is it one hat too many? That question will soon be answered by Bethlehem Township's Board of Commissioners as a result of a possible conflict of interest that Broughal himself has brought to their attention.

In addition to his private practice, Broughal is Solicitor to Hanover Township, Bethlehem Township, the Bethlehem Parking Authority and the Bethlehem Authority. He's also a member of the Delaware River Joint Toll Bridge Commission.

He gets around, but denies he is met by a paladin and servants when he reaches the Toll Bridge Commission parking lot. They do blow a trumpet.

When developer Michael Perrucci pitched a 420-unit luxury Woodmont Mews apartment complex in Bethlehem Township in a low density conservation area on September 19, it sounded very similar to a Woodmont Mews development on 8th Avenue a few years ago. Broughal would know. His firm represented Perrucci's Woodmont at that time.

Broughal has already alerted Township officials that there is a potential conflict.

Developer Michael Perrucci wears a few hats himself. His firm is Solicitor to the Toll Bridge Commission, but only serves the New Jersey contingent. Pennsylvanians like Broughal are represented by a separate firm.

Three Bethlehem Tp Comm'rs Change Course on Perrucci Plan

When developer Michael Perrucci appeared before Bethlehem Township Commissioners at their May 16 meeting, he received a chilly reception. He'd like to build a 420-unit luxury apartment complex and commercial buildings in one of the last remaining rural areas of the township. Located right next to Housenick Memorial Park, and close to County-owned park land, Perrucci wants three-story highrises in a conservation area that is zoned rural residential. His plan would require both zoning changes and modifications to a 2004 comprehensive plan.

Perrucci was back before Township Commissioners at their September 19 meeting. Despite the absence of any intervening public meetings concerning this project, three Commissioners suddenly seemed much more receptive than they were in May. Before the night was over, Commissioner Michael Hudak was openly advocated the plans and sparring with the two Commissioners who still had reservations.

Accompanying Perrucci was his General Counsel, Steve Santola, who spoke about other Woodmont developments in the area. He indicated a trend towards apartment living by people who do so as a matter of choice. To prove his point, he stated that 54% of his Bethlehem units have an average household income of $70,000, and 30% have an average household income of $90,000. He spoke of amenities attracting young professionals that include a pool, fitness center and club.

Perrucci told Commissioners he'd install walking paths from his apartment complex to the park, a 55-acre tract off of Christian Spring Road, which includes a mansion that was once home to Bethlehem's first Mayor, Archibald Johnston. The late Janet Johnston Housenick devised the property to the Township.

She also donated an adjoining 36 acres to Northampton County as a conservation area, and concerns over the proposed development brought Northampton County Council member Ron Angle down from the Slate Belt. "I would think this would be a bad move," Angle said. "Your citizens need a place to go, where they can walk along that magnificent creek." Speaking of Janet Johnston Housenick, whose Will gave the Township that land as a "natural area," Angle doubted whether "she was thinking you'd want to change your zoning next door and put in another 400 units."

On May 19, Hudak had told Perrucci that a consensus at Housenick Park meetings was to keep the area "low impact." But on September 19, Hudak stated there were "natural buffers" to shield the park from the apartment complex, and that development is inevitable. His only request was that the buildings have a "rustic look."

Unlike Hudak, Commissioner Jerry Batcha is adamantly opposed to the high-density development. Waiving the Township's 2004 Comprehensive Plan, he noted that the tract is zoned rural residential, which would only allow for limited development. Batcha added that the area is also in a conservation overlay district, which was designed to conserve the quality of Monocacy Creek and protect environmentally sensitive habitats. He added that traffic in that area would present public safety concerns.

"It's almost hypocritical when communities or people say, 'We're going to preserve open space,' until there's money to be made from it by somebody down the road. Is this going to be a conservation district or not?" asked Batcha.

Agreeing with Batcha, Commissioner Thomas Nolan noted there is "great concern" among those planning Housenick Park, and added he still regards a nearby high-density development "very negatively."

Although agreeing with Hudak that development is inevitable, Commissioner Paul Weiss stated he is still a "little bit concerned" about the traffic a 420-unit apartment complex would unleash on Rte 191. "That's a lot of traffic," he said.

President Arthur Murphy, noting that the Moravian Church is the current owner of the land that Perrucci would like to develop, stated they have a "God-given right to do whatever they want with it." Like Hudak and Weiss, Murphy believes the land will eventually be developed anyway.

Tim Brady, a member of the Housenick Advisory Committee, Housenick Estate trustee, member of the Moravian Church and a former Commissioner, suggested that the Township open its comprehensive plan, but require Perrucci to foot the bill. He added that the Deed to the Moravian Church contains no restrictions. But he also noted that seven months before her death, Janet Johnston Housenick opposed an attempt by her sister to have an area of Bethlehem rezoned to permit more dense development.

Commissioners took no action on Perrucci's plan, but three out of five indicated they view it favorably. Perrucci indicated that he would be willing to submit a less dense plan, was looking for a "middle ground," and wants to work with the community.

Photo: Steve Santola explains the advantages of apartment life, as developer Mike Perrucci listens.