City of Easton's S&P Rating Jumps Two Notches

By Christina Georgiou

Easton Mayor Sal Panto, City Administrator Glenn Steckman, and Finance
Director Chris Heagele talk about the recent upgrade the city received in
its bond rating from Standard & Poor's Financial Services.

Easton's bond rating just got a boost in advance of a $16.5 million city bond issue going out for bid on Wednesday, Mayor Sal Panto announced today.

Joined by City Administrator Glenn Steckman and City Finance Director Chris Heagele at a press conference this afternoon, Panto said Standard & Poor has assigned the city an "A+" rating, an upgrade of two steps from the "A-" rating it held previously.

The upgrade is the third change in about as many years, as the city moved from a "BBB-" to a "BBB" rating in 2010, and again saw an increase to "A-" status about a year and a half ago.

The rating change will mean the city is in a better position when it comes to an expected bond auction it plans to hold later this week to finance the new city hall and transportation center, and grant $1 million to the Greater Easton Development Partnership to purchase the former Weller Center on Northampton Street to house an indoor farmers' market , as well as fund additional police and fire department training.

While a lot of how much the bond issue will ultimately cost is dependent on interest rates on the day of the sale, the better S&P rating means the city will be eligible for better rates and pay less in bond insurance, city officials said.

"As we market our city...seeing a stable condition, which is an unusual circumstance in a third-class city, this is a good thing," Heagele said. "What a high rating to me means is that...we manage our cash well, and I think that's a good indicator to investors."

S&P ratings are usually issued every two to three years and also when a municipality plans to take out a bond, as was the case this time, Heagele said. The report from the ratings firm upgrading Easton's outlook was issued on Sept. 27.

Panto said the rating increase may also attract more investors to Easton.

"This is going to bring people to our city," he said. "The bond rating tells people this is a really good place to invest."

Still, while it's good news, people shouldn't take the "A+" as a sign that the city has lots of extra cash, he cautioned.

"This doesn't mean we're flush with cash," he said of the rating bump. "We still have pension issues. They're not going away."

Panto reiterated his belief the city needs to increase the Earned Income Tax for residents by 0.2 percent in 2014 to cover rising expenses.

"The rating specifically looks at how well a city manages the money it has," he said, noting that municipal expenses, particularly pension costs, continue to rise, and other costs the state once covered have been pushed back onto the city too.

"It's tough to make financial decisions for the long term, not the political term, but cities get it. Washington doesn't," the mayor said, referring to the ongoing federal government shutdown. "Washington can't even pass a budget, let alone a balanced budget, and the state is getting nearly as bad."

Steckman echoed the sentiment.

"Costs are still rising...so we're fighting our way up the hill like Sisyphus," he said. "We need to keep getting ready to climb up the hill."

But still, the new rating is good news for the city, Panto said.

"Improving our bond rating and achieving an "A" rating has always been a goal of this administration," Panto said. "We've been working hard. The word is out--Easton is a good investment."

Easton City Council Set to Vote on Alpha Building Lease Deal

By Christina Georgiou

Easton City Council is set to vote on a lease agreement
Wednesday that will have the city renting back its
city hall office space from developer Mark Mulligan
at a rate of $13,750 per month for 19 months while
the new city hall and transportation center is constructed
further south along South Third Street.

Easton City Council members are expected to vote Wednesday evening on the deal to lease back space in the Alpha Building to house city hall while the new city hall building and transportation center is constructed further down the block on South Third Street.

City council approved the sale of the Alpha Building earlier this year in March, and it was announced last week that the building will be sold to VM Development principal Mark Mulligan, who plans to convert the building to a mix of residential, office, and commercial spaces under the name Alpha Development Group LP.

The sale price, set at $4 million, is slightly lower than the city valued the building at in March, but Mayor Sal Panto said at a press conference last week that the selling price is higher than the actual appraisal value.

A review of the lease deal reveals that if it is approved, the city will lease back  27,500 square feet used for city office space for a total of $165,000 over 19 months, or at a rate of $6 per square foot, equalling payments of $13,750 per month.

If the city needs to extend the lease due to construction delays at its new facility, it can do so up to three times under the agreement, with extension periods of 90 days each, but the extensions will each come at a higher rate.

For the first potential extension, the city will pay $8 per square foot, totalling $18,333.34 per month. The subsequent two lease extensions, should they be necessary, will cost the city $10 per square foot, or $22,000 per month.

In the event of term extensions, the city would additionally be responsible for paying a $2.50 per square foot charge for common area maintenance. The charge is based on the 27,500 square feet city offices occupy, and comes to $5,729.17 per month during the course of any extensions, the lease agreement states.

The city will be responsible for paying for electrical service for the entire building, snow removal for the premises, and janitorial service and minor maintenance for the space it occupies for both the initial lease term, as well as any term extensions it might require.

Despite the loss of rent from others occupying the building and having to lease back the city hall space, Mayor Sal Panto said during the announcement of the Alpha Building sale last week that the agreement is a good deal for the city, estimating that the city will save about $150,000 in maintenance costs on the building.

Additionally, the building will go back on the tax rolls once it's sold to a private entity and generate revenue to city coffers, an amount that will rise when the building is converted to mixed-use and reappraised by the county at a higher value after it's renovated, city officials have said.

Selling the Alpha Building and occupying the new space will net the city additional revenue and cost savings, for an estimated total of $645,000 annually, City Finance Director Chris Heagele estimated earlier this year.

While nothing is certain until the vote on Wednesday, city council members seem likely to approve the deal, as vice-mayor Ken Brown, Roger Ruggles, and James Edinger attended the press conference announcing the Alpha Building sale last week and voiced support for the move. City council members also unanimously approved the sale of the building in March with little comment.

The lease term will begin on Dec. 1 of this year, if council approves the agreement.

If construction stays on schedule, the city plans to move to the new City Hall and Transportation center in the first half of 2015, city officials have estimated.

Easton to Sell Alpha Building to Developer Mark Mulligan

By Christina Georgiou

CEO of VM Development Group Mark Mulligan, center, talks about
plans to renovate Easton's Alpha Building during a press conference
announcing the city had chosen the firm's bid for the project in
city council chambers Thursday afternoon. From left to right, he is
accompanied by VM partner William Vogt, Easton Mayor Sal Panto,
and Easton city councilmen Ken Brown and Jim Edinger. City councilman
Roger Ruggles, as well as numerous other city officials attended the event.

VM Development Group, led by developer Mark Mulligan, will buy the Alpha Building, currently the site of Easton's City Hall and the tallest building in the city, for $4 million, it was announced at a press conference this afternoon.

"The sale price is higher than the appraisal," said Mayor Sal Panto, adding that city council will vote on the sale's approval at next Wednesday's regular meeting, and that it's expected to give final approval at the meeting after that, before the end of the month.

The City of Easton will lease back the space it currently occupies for 19 months, begining in November, while the new city hall and transportation center is being constructed.

"Should we not be out (of the Alpha Building), we have three 90-day options," the mayor noted, adding that while the city will be paying for the space, administrators expect that renting the space will ultimately save about $150,000 due to not having to pay for maintenance and other expenses related to the building.

The Alpha Building will become home to about 30 or 40 apartments on the uppermost floors, with  offices below. The first floor will continue to be retail space, Mulligan said, estimating that the conversion will take three or four years to complete.

While this will be the fifth high-profile--and multi-million dollar--property Mulligan has acquired in just a few years, Panto said he's confident of the developer's ability to fulfill his promises.

"I can assure you this developer has different investors for different projects," Panto said.

Mulligan said the necessarily delayed timing of the Alpha Building's use conversion made bidding on the project not only attractive to his firm, but also made it more possible for it to handle from a practical point of view.

"Because of (the city's) time line, it works," Mulligan said. "We're pretty confident of our ability to produce."

VM Development's work on the Pomeroy Building conversion into apartments, offices, and retail space is nearly done, and should be complete by the end of the year, he added.

While work on the Simon Silk Mill redevelopment project in the city's West Ward is ongoing and the first phase won't likely be complete until the end of next year, work on the Governor Wolf building on North Second Street, which Northampton County recently announced it would be selling to Mulligan for a mixed-use space similar to the Pomeroy project, has not yet begun, but should be complete by the time the developer starts work on the Alpha project.

"We expect to be completely done with Wolf and Pomeroy by the time we start on Alpha," Mulligan said.

The National Building, which VM Development acquired a little more than two years ago, is not slated for any changes.

Work on the Alpha Building, due to the city's lease agreement, as well as tenancy by several other private firms, won't begin in force for about two years, Mulligan said, promising that current commercial tenants in the Alpha Building will be "taken care of."

Plans to renovate the lobby are likely to move forward sooner than the major construction efforts, and Mulligan said he plans to seek out tenants for the first floor retail space more immediately too. The street-level space has been vacant since the Crayola store moved next door during the Crayola Experience expansion earlier this year.

Serious work on the Alpha Building probably
won't begin for about two years, though
the lobby may be expanded and renovated, and
tenants found for the first floor retail space
sooner, said developer Mark Mulligan.

Mulligan said the Alpha Building lobby may be expanded into the former Crayola store space, reducing its square footage, though the final decision will be made after he talks with potential tenants. He will also add seating and generally make the space more inviting in anticipation of the residential use on the upper floors. The third elevator, now only used for freight, will be upgraded and probably be reserved for the residential apartments, he added.

"It's going to be nicer, with places to sit down," he said.

Other upgrades to building, including a new roof and other necessary maintenance city officials have previously mentioned the need for are also undoubtedly part of the renovation, though the extent of these was not discussed during the announcement Wednesday afternoon.

The lobby renovation, along with getting the first floor retail space occupied, is expected to happen by the end of 2014, Mulligan said, adding that he expects major conversion construction on the Alpha building won't begin for about two years, and that the entire project won't be completed until sometime in either 2016 or 2017.

Mulligan added he's very pleased the city accepted VM's bid over others.

"It's been pretty exciting. This city has continued to grow on us," he said. "It's not just about us any more. We really want to help the city."

City of Easton Hopes to Upgrade Technology Soon

By Christina Georgiou

New City of Easton IT Manager Frank Caruso outlines a
plan to upgrade the city's technology at the city council
committee meeting Tuesday evening.

The City of Easton is planning to upgrade its computer system and make other technology improvements in coming months in a drive for greater efficiency, it was revealed during a city council committee meeting Tuesday evening.

IT Manager Frank Caruso, who began working for the city about six weeks ago, outlined the beginnings of a plan to use technology to modernize a number of city systems, including the introduction of electronic card payment options to pay parking tickets and city utility and trash bills.

While the entire municipal system won't be completely integrated at first, integration is the goal, Caruso said, and eventually, members of the public will be able to pay bills and parking fines online.

The payment system at city hall will also be getting an upgrade in the near future too, he said.

"We may be looking at a kiosk system, where people can walk up and pay a parking ticket, (or) their utility bills," Caruso said, adding that the terminal would be similar to an ATM.

Currently, payments are recorded manually by city employees, and Easton doesn't accept credit and debit cards, he said.

Other tech upgrades are being planned too, including a new phone system and the "virtualization" of city computers, Caruso said.

A slide from Tuesday evening's presentation shows how
the city's phone system could be integrated to save
Easton money and pay for a new phone system.

Officials said that integrating the municipal phone system between 11 city properties would save Easton an estimated $10,000 per year, and that savings would more than pay for a new phone system over time.

The current city phone system was installed when the Alpha Building became the site of Easton city hall, about 17 years ago.

"It's on its last legs. We're hoping it's going to last," Caruso said.

The new IT manager also hopes to upgrade city computers in the near future, likely by installing a central server system and storing city data "in the cloud" where it could be accessed remotely both by desktop computers in city hall and by mobile devices employees could carry in the field when away from their desks, he said.

"You'll be able to take your iPads, your iPhones, on the road with you, and you'll be able to work like you're sitting at your desk," he said, noting this would be especially helpful for the city code inspectors and other employees who work in locations other than their desks a good portion of the time.

The system, along with the electronic payment upgrade, will also be especially useful for parking enforcement too, he said.

Parking enforcement officers would move to writing tickets electronically, where they would immediately be posted to the city's computer system, bypassing the need for a clerk to enter them manually, as is the case now.

Ticket recipients would be able to pay fines almost immediately online under the new system.

Centralizing the city's computer system would also allow for automatic software upgrades and save time and labor on maintenance, Caruso said.

An visual depiction of how a centralized computer system
for the city would work.

Instead of having to service each desktop individually, upgrades, security, and maintenance would be done at the central server, and changes would automatically be shared across the system, he said. City employees could log in from anywhere, and their profiles and preferences would follow their log in.

The IT manager also suggested the city might collaborate with Lafayette College on the project. Upgrades to the cables that carry data to the city must also take place before the plan could become a reality, he said, adding that Lafayette is in the middle of such an upgrade, and that would be another area the city might collaborate with the college.

"It's a long-term process," Caruso told city council members. "We're looking at what the feasibility is...Obviously, there's the matter of money."

City administrator Glenn Steckman said he wants to see the new parking payment system operational by November of this year, and the feasibility of other tech upgrades would likely be a topic of the 2014 budget discussions.

Mayor Sal Panto expressed support for the presented ideas, especially upgrades to the parking payment system, but stressed that any upgrades and changes must be "something we can pick up and take with us" to the city's new planned city hall too.

The mayor also suggested that having an electronic parking ticketing system would eliminate the need for one clerk in the police department. He added that the savings on that salary could likely be used to hire an additional public works employee.

Council members seemed cautiously favorable to the intial plans to update city systems.

Councilman Roger Ruggles said he wanted to see more information before a commitment to the plans.

"If we could get a rough implementation schedule--nothing we're going to hold your feet to the fire to--we'd at least have an intial picture (of the costs involved)," he told Caruso.

Caruso said a more detailed description of the plan will be forthcoming in weeks ahead.

"In six weeks, we've been in warp drive," he said.

Councilman Jeffrey Warren said he liked the direction of the plan. He added that the addition of wifi in city hall, which also includes separate access for guests at a minimal cost of $52 per month, is something he hopes will be further extended eventually to all locations in the city.

"With more young people moving here, it's something I think we should look at," Warren said.

Easton Upgrades City Hall Security

By Christina Georgiou

Easton City Administrator Glenn
Steckman holds up his new city
employee ID card. All Easton
employees and elected officials
have been issued ID cards as part
of a security upgrade at city hall.

City employees and elected officials are sporting new ID cards as part of Easton's effort to upgrade security at city hall.

The cards, along with an electronic key system, new security cameras and related software, are intended to provide a safer environment at the city center, said Mayor Sal Panto at Wednesday evening's city council meeting.

No exact figures were available of what the new measures cost, but city Finance Director Chris Heagele said the amount was low, perhaps a few thousand dollars at most.

The electronic lock and key system for the building will be used exclusively beginning next week, Panto said.

While there have been no direct threats or serious security issues at the Alpha Building, the upgrades will help city employees feel safer, Panto added.

"The employees, with all the things going on in society, were beginning to feel a little weird," the mayor said.

The new cameras and related software are expected to be installed in about a week, City Administrator Glenn Steckman said.

Most of the new equipment is able to be moved and reused when Easton's City Hall is relocated to the soon-to-be-built transportation center a block south of its current location, though the city may leave the new electronic key system behind as a property upgrade that the city will likely be reimbursed for when the Alpha Building is sold, Steckman added.

Numerous Officials Celebrate Groundbreaking of New City Hall & Transportation Center

By Christina Georgiou

The project to build a new bus terminal has taken more than a decade and been passed along through the terms of four Easton mayors, but Easton's intermodal complex project is finally a "go", as 20 shovels were wielded by people who have played a part in making the project finally become a reality on Friday afternoon.

More than 100 people gathered on South Third Street to witness the groundbreaking ceremony for Easton's new City Hall and Transportation center complex.

The crowd, comprised  mostly of local and state officials of both government and area NGOs, braved a chilly wind as a small batallion of speakers praised the project's finally coming to fruition, after more than a decade of planning, changes and hurdles overcome to make the bus terminal a reality.

Full of praise for the final incarnation of the project, which will be built on the sites of the former Perkins restaurant and Marquis movie theater, one by one officials took to the podium.

"I know we've been accused of rushing things, but I don't think 12 and a half years is rushing things," said Easton Mayor Sal Panto, adding that "doing over" the Perkins site make him happy.

He noted the suburban style of the restaurant's architecture and site plan didn't fit in the city, but that doesn't mean more modern styles like the one that will grace the intermodal center's facade aren't a good idea.
 

 "As you walk Downtown, you can see we built according to the era," he said.

Fred Williams, a former Easton councilman and now LANTA's treasurer, praised the project and noted that change is part of the city.

"Believe it or not, this is the fourth groundbreaking I've been to on this street. I go back a long way," he said. "This is a great project of the city."

For bus passengers, the new terminal will be an improvement over the current one and allow them to be safer when waiting for transfers, Williams said.

He also noted the cooperation of officials over a long period of time to extend grant funding to make the new transportation center, which will also house Easton's new city hall, the National High School Hall of Fame, and a yet to be defined commercial space, a reality.

Planning for Easton's intermodal complex has spanned across
the terms of four Easton mayors. From left to right, current
Mayor Sal Panto, former Mayor Phil Mitman, former
Mayor Tom Goldsmith, and former Mayor Mike McFadden.

"It's not easy to get the right combination, to get local and state and the federal government to work together," he concluded.

One by one, state and local officials echoed that sentiment. The project, envisioned near the end of former Mayor Tom Goldsmith's term, was passed along through the terms of Tom McFadden and Phil Mitman too, to finally be inherited by Panto.

"It was quite a puzzle. As each mayor took office, he had to make the pieces fit. And now they're finally glued together," said Vice Mayor Ken Brown. "The complexity of our city has changed. Development is happening. Easton is changing."

Representing the Easton Parking Authority, which will run the new parking deck at the complex, Skip Fairchild said more parking is necessary to support the growth of tourism, business investment, and new housing in the city.

"I'd like to take the opportunity to say how excited the parking authority is to get this project off the ground, or into the ground, rather," Fairchild said.

However, site preparation construction won't begin in the first week of April as was  recently announced--rather it will more likely start at the beginning of May due to the geotechnical survey reports for the site just being completed now, Panto said.

Now that is done, the city needs to put the site prep work out for bid, he added.

Former mayors Tom Goldsmith and Mike McFadden, Easton
Councilwoman Sandra Vulcano, former Easton Mayor
Phil Mitman, Vice Mayor Ken Brown, and Easton City
Controller Tony Bassil prepare to wield shovels at
the groundbreaking ceremony for Easton's new City
Hall and Transportation Center on Friday afternoon.

The concrete footers and parking deck slabs were to be installed in late June or July, the mayor had previously said, and meeting that milestone is still being anticipated, Panto said.

"We think we'll still be on schedule for site work," Panto said.

"It's taken a number of years, but the that, the building has come full circle," Joseph Biondo of Spillman Farmer Architects. "Imagine this thing rising out of the ground in the next few months...It's going to be a civic building unlike any others seen in the Lehigh Valley."

"In many ways, spring symbolizes rebirth, and this project will be the catalyst to revitalize this neighborhood," said State Representative Bob Freeman, noting the street's past as home to the city's Lebanese community. "Unfortunately, mistakes were made during urban renewal."

Freeman said the project will bring opportunity back to the block.

Either in person or via representatives, State Senator Lisa Boscola, former State Senator Bob Mensche, Congressman Matt Cartwright, and others, echoed the sentiment that the new complex will be good for the city and aid in its economic development.

City Planning Director Becky Bradley and Easton
Councilman Jeff Warren smile broadly after taking
part in the groundbreaking ceremony Friday
afternoon.

"The Easton Intermodal Transportation Center is breathing new life into a city filled with vacancies by spurring new economic development that will draw people back to the downtown corridor," said Federal Transportation Authority administrator Peter Rogoff in a press release.  "This facility will also make it easier than ever for commuters from Allentown, Bethlehem and Easton to save money on gas by taking transit to jobs in Western New Jersey, Newark and New York City."

And then, the dirt of the "first" shovels to break ground on the site flew.

Easton Planning Commission Approves Changes to New City Hall, Transportation Center Plan

By Christina Georgiou

Members of the Easton Planning Commission voted 3-1 to approve changes in the building plan for the city's new city hall and transportation center Wednesday evening, including an increase in the structure's footprint and moving the public plaza area from the south to the north side of the building.

Planning Commissioner Dennis Lieb cast the lone dissenting vote, after raising point-by-point criticisms of the construction of the facility, despite having voted in favor of giving the project approval last year.

In a statement that took nearly 30 minutes to deliver, Lieb contended that the design for the new complex "is deficient" in meeting numerous city zoning codes and also does not fit with the city's comprehensive plan for development.

He also took issue with specific aspects of changes made to the design, such as the public plaza area of the building being moved from the south side of the structure to the north.

"The plaza, as rendered, will be quite inhospitable (on the North Side). It could have gotten sunlight if it was retained on the south side," Lieb said.

Lieb also contended that the building's scale isn't in keeping with the character of the 100 block of South Third Street, and that the large windows will result in them being blocked from the inside.

"The garage itself and the bus station may have been pre-approved, but (these changes) affect the whole design," he said, further adding that he feels the building will have security and logistical issues, and that the plan lacks parking for bicycles.

"I think there's a lot of crucial concerns, and I don't have the time and ability to absorb all this tonight and give my approval," he said.

Lieb added that he has spoken with "numerous" urban planners, as well as other residents, and they agree with him.

"But I'm not going to drop any names because it doesn't make any difference," he said.

He added that the plan for the project changed, adding the move of city hall into the complex "out of the blue."

"We're doing this at a very tenuous time in this country (economically)," Lieb concluded.

City Planning Director Becky Bradley countered his complaints individually, citing each of the zoning and planning ordinances Lieb claims are not being followed and explained how each is being adhered to.

"This is a plan amendment," she said, noting that the ground floor is dedicated to commercial space. "It's important to note the plan was already approved. The primary function of the building is a commercial function."

She said that property lots on South Third Street vary "greatly, from very narrow to very wide."

Bradley added that the windows on the second and third floors won't be blocked and that she doesn't know why Lieb would think this would happen. Additionally, the large windows are in line with green building standards to provide natural light.

The building will be LEED-certified, city officials have previously said.

"The design has stayed roughly the same now for the last year," Bradley said, adding that approximately $40 million has been invested in Easton by private developers in the past four years, indicating that the city's parking needs will be increasing.

"That's a remarkable feat for any city," she said.

"This isn't personal. There are a lot of people out there that can't be here at meetings, and when they come to me and I agree with them, I'll speak for them," Lieb said. "This is going to be the city hall I will look at for the rest of my life, and it's not good enough."

Bradley said the building reflects the quality design and building standards of current times.

"We have an unofficial 'no phony colonial' policy," she said.

Great cities, such as Los Angeles and New York, are admired for their mix of architecture, and that is because they approve the construction of new buildings on the basis of their concept, Bradley said.

"Concrete and the cement industry is iconic in Easton," she said, adding that the design of the new city hall and transportation center was drawn somewhat from looking at other buildings, such as the post office and the Simon Mansion, and that the interpretation of what is appropriate in modern construction is the same set of criteria used for the Sigal Museum and new Lafayette College construction.

"We're not here tonight to discuss what's already been approved by the Historic Distric Commission," Bradley said. "This is the third location in the city for this site, and it's the best location for this site, near the center of the city, on a road corridor, near rail transport (which supports future development).

"We've put a lot of time and effort in this project, and I think we've gotten it right," she concluded.

Only one member of the public, Pastor Susan Ruggles of St. John's Lutheran Church, which lies adjacent to the planned parking deck, attended the meeting.

"We've been watching this carefully, and we're excited," she said.

Ruggles said the church's only worries about the project involve the buses, that one might collide with an adjacent brick wall near the bus entrance to the parking deck, and the exhaust they emit.

"They're going to be sitting there exuding fumes that are coming into my building. They've been parked out there before, and we've gotten sick," she said. "We've got a beautiful brick wall there, and I'm worried it will be hit."

"We've used the largest bus model to project the turning model. Will that mitigate anyone ever hitting the wall? I can't say that," assistant city engineer Dave Horton said.

He added that a new traffic signal pattern could eliminate the problem of buses idling waiting to exit the bus terminal.

LANTA Executive Director Armand Greco said that idling is against state law and that it won't be allowed.

Signs reminding bus drivers of that, along with prohibiting them from lining up to wait to exit the facility might also alleviate the potential issue, Horton said.

"I know it's going to be a problem, and I'm trying to be proactive," Ruggles said.

Planning Commission members Charles Elliott, Ronald Shipman, and Bonnie Winfield voted to approve the changes to the city hall and transportation plan, with Dennis Lieb voting against approval. Other members of the planning commission were not present Wednesday evening.

Easton City Hall Move, Alpha Building Sale Approved by Council

By Christina Georgiou

 Easton's city council approved both the move the city's municipal offices to the planned intermodal transportation center and the proposal to sell the Alpha Building, city hall's current location, with little discussion at their meeting Wednesday evening.

Both city Finance Director Chris Heagele and Easton Redevelopment Authority Director Gretchen Longenbach, along with Mayor Sal Panto, outlined advantages of the move and sale of the Alpha Building for council members.

Panto said the new municipal offices will instill pride and confidence that is lacking with the city hall's current location, though he added again that he supported the city's decision to occupy the Alpha Building in 1997.

"It was the right decision at the time," Panto said. "(But) people still don't know where city hall is. It's either the Alpha Building or the Crayola building."

Longenbach said there has been increase interest in Easton from developers in the last few years, but still, some buildings still need finanacial subsidies and incentives to make them viable investments. Additionally, new developments will require rents that are higher than the average market value in the city, which hinders their competitiveness with repurposed and rehabbed structures.

"The Easton transportation center has been in development for a number of years and affected by various market fluctuations in that time," she said. "While the original plan was to work with a private developer, the ultimate price of that meant substantial subsidy."

The cost of doing that would have been "cost prohibitive," Longenbach added, and moving the city's municipal offices to the new complex "allows for the construction of an attractive building at the gateway to the city."

"City hall occupying the Alpha Building saved this historic structure, but now it's the time to return it to the private sector," she said.

In a bullet-point list, Longenbach ticked off the advantages of the sale and move.

She said it will:

• Allow for the construction of an attractive and impressive building at a gateway location which is consistent with the city's urban planning goals and is appropriate in size, scale, and design
  
• Generate sale proceeds to be used to offset costs and reduce project debt
  
• Generate revenue from tenants in th eportion fo the building unused by city hall
  
• Fill a gap in the existing streetscape
  
• Create additional parking that is accessible but partially hidden to improve the street aesthetics, with parking that is needed in part to accomodate additioanl development and increased visitor projection by Crayola
  
• Create an attractive space for a much-needed bus transfer station and passenger area for LANTA and other regional bus lines
  
• Allow for a higher and better use for the Alpha Building in the private sector
  
• Allow for the consolidation of city hall and the creation of a more customer-service oriented experience for its residents and business owners

Heagele said the transportation center project is budgeted at $26 million, of which $4.6 million has already been spent to bring it to its current state.

Of the $21.4 million remaining, site work is expected to cost $1.85 million, construction of the parking deck will cost $8.1 million, the building that will house city hall, the LANTA bus terminal and the National High School Sports Hall of Fame will cost $11.25 million, and financing the deal will cost $200,000.

Grant funding, including $7.4 million in Federal Transportation Authority money through LANTA, will pay for $11.9 million, and the city is valuing the Alpha Building at $4.1 million, the same amount it paid for it in 2001, not a current appraisal of its likely sale price, he said.

A breakdown of the revenue increases and cost savings from a PowerPoint
presentation given by Easton Finance Director Chris Heagele
Wednesday evening.

Selling the Alpha Building and occupying the new space will net the city additional revenue and cost savings, for an estimated total of $645,000 annually, Heagele said.

Because the Alpha Building has "a lot of big ticket maintenance issues" that will need addressing in coming years, it additionally makes sense for the city to sell it, Heagle said, adding that the rent money will lose in transferring ownership is less than the estimated tax revenue the city will gain from it being occupied by private sector tenants.

"Moving out of this building works," he concluded.

Though a number of residents attended, there was no public comment on the proposal, other  than from one resident, who said he believed the project should contain recycled elements, preferably from Easton, wherever possible.

Officials noted that while that is probably not practical, the new building will be LEED certified, and a number of recycled and regionally-source materials are planned to be incorporated into the construction.

"This building speaks to the history of this place," said project architect Joseph Biondo. "We agree..this is the single-most important building that will be built in Easton for generations."

Present city council members voted unanimously in favor of the city hall move, as well as the Alpha Building sale, with the exception of Councilwoman El Warner, who was not present due to an illness, according to Panto.

A presentation outlining the construction contract was pre-empted prior to the vote when attorney Graham Simmons, who is representing the city's interests in the deal with Petrucci and Sons, unexpectedly fainted early in the explanation of the details to council members. Emergency medics were called to the scene, and he was transported to a local hospital, but Simmons was alert and talking after the fall.

Next Step for Proposal to Move Easton's City Hall Goes Before City Council Tonight

By Christina Georgiou


Click on any image for a better view.


The proposal to move City Hall down the street to the planned intermodal complex, which will also house a new LANTA bus terminal and the National High School Sports Hall of Fame, along with a subsequent sale of the Alpha Building is on the agenda for this evening's city council meeting.

Easton's Historic District Commission (HDC) brought the plan one step closer to being a reality after it approved the footprint and general concept plan for the new intermodal complex on South Third Street at their meeting Monday evening, adding that some revision to the exterior aesthetic plan for the building should take place before the project comes before the board again next month for general approval of construction.

The HDC called for the changes after some board members and Easton resident and Lafayette College professor of architecture Paul Felder opined that the building lacks an indication of "civic character" and doesn't seem to fit with the surrounding architectural feel of the city.

"Neither the architects nor this board knows whether they are reviewing a bus terminal or Easton City Hall," Felder said, adding that Easton's city hall will be and should look important.

Felder urged officials to take their time to consider the plans and construction.

"I'd urge (everyone) not to get caught up with deadlines," Felder said. "That's the way politicians keep control. They say, 'We need to do this.'"

Mayor Sal Panto has said the project needs to be fast-tracked to ensure a slot this spring and summer with contractors who will pour the concrete foundations and slabs for the new construction.

Felder compared the changes in planned use without a major change in the building's design to someone wanting a very large house and then deciding they didn't need all that space and subsequently converting some of the plan to accomodate a convenience store and a bowling alley.

"I do believe there is such a thing as civic architecture in the 21st century, and this isn't it," he said.

HDC member William Dohe said the building front on South Third Street could be better designed to work with the rest of the surrounding architecture.

"(A building) is like a piece of music. There are breaks in the song. I wonder if you've considered that," he said.

HDC consultant Christine Uhler suggested potential changes to the building plan might not have to be major to make it work better.

"It could be very simple, whatever it is that could be tweaked," she said.

But city officials didn't agree the building's style is inappropriate.

City Planning Director Becky Bradley said the plan includes regionally-source materials and is designed to be pleasing both at the close-up street level and as a whole from a distance.

"We're looking at a sort of graduated rustication," she said, noting that polished granite will form the base near the ground level and a concrete composite stone above. "We're looking at the post office and the Simon Mansion when it comes to color."

"I love my old home, but I also love modern architecture. I love the Sigal building," Panto said. "(The current city hall) isn't City Hall, this is the Alpha Building."

He added, "The deadlines are not what drove the architecture. But there will not be enough parking this summer (if the plan isn't approved). If you can approve the plan, we can move this forward."

Cost is also a factor in the city's push to move the project forward quickly, the mayor told HDC members.

"The project is up to $26 million. This project is revenue neutral. If it goes up any higher, it won't be," Panto said. "We're not going to build the Taj Mahal. We're going to build something we can maintain."

While a public presentation of the financial side of moving Easton's municipal offices to the intermodal complex has not yet happened, it is expected at this evening's city council meeting before the council votes on whether to authorize administrators to seek proposals for the sale of the Alpha Building and to proceed with the construction of a  "City Hall/Transportation Facility".

The council meeting, which includes public input, is at 6 p.m. tonight in city council chambers on the sixth floor of the current city hall, the Alpha Building, located at 1 South Third St.

More Details Announced about Planned City Hall Move, New Bus Terminal

By Christina Georgiou

Easton officials released a new drawing of the intermodal complex planned for South Third Street
on Wednesday afternoon.
Image courtesy of Spillman Farmer Architects

City of Easton officials, accompanied by LANTA representatives, announced more details of the new intermodal center planned for South Third Street on Wednesday afternoon. The new complex will house a bus terminal and the very-likely-to-be-relocated city hall.

While some details will still change, officials showed off completed new drawings of the intermodal building and parking deck. The plans will be up for approval later this month, and it's likely construction will begin by the beginning of April, said Mayor Sal Panto, adding that a groundbreaking ceremony is scheduled for the third week of this month.

The three story building will be occupied by the LANTA bus terminal and the US High School Hall of Fame on the ground floor, and if approved, city hall will occupy about 30,000 square feet on the second and third floors, a similar amount of space the city currently uses, but laid out more efficiently, officials say.

Additionally, another commercial space will be located on the ground floor, though it's undetermined at this point what sort of business will occupy it. Mayor Sal Panto said a restaurant or coffee shop might be a good fit for the space.

If plans for the project are approved by the Easton Historic District Commission and City Council later this month, it's expected that the parking deck will start going up in July.

While more detailed drawings were unveiled at the Wednesday afternoon press conference, officials said there will still be "tweaks" to the plan as it progresses.

"This is the first LEEDS-certified building we've built in the city," said Panto.

Spillman Farmer architect Joseph Biondo talks about the new
complex, while LANTA treasurer Fred Williams, Armand Greco,
Easton Planning Director Becky Bradley, Easton Mayor Sal
Panto, left, and other city and project officials, right, look on, at
a press conference about the intermodal project on Wesnesday.

"Our team will look to significantly reduce the environmental impact through skillful and sensitive sustainable design," said project architect Joseph Biondo of Spillman Farmer, who is designing the space. "We intend to be conscience of the building’s environmental impact not just through construction but through the life cycle of the building."

One of the reasons to move city hall is to take advantage of potential energy and maintenance savings, City Administrator Glenn Steckman and Finacial Director Chris Heagele have said.

The Alpha Building, city hall's current location, has been the focus of several developers inquiring about buying the building, which would return it to the city tax rolls, city officials also said.

"We believe putting this building back on the tax rolls is the right thing to do. We're looking to put this building to hte highest and best use," Panto said.

Heagele offered no new details about the city's portion of funding the project nor it's projected cost savings or the expense of moving the municipal government offices, but  said the financial plan for the project will be forthcoming in detail at the city council next Wednesday. He of

Formerly officials have said the complex is budgeted at about $22 million, of which LANTA is contributing $7.2 million in federal grant funding.

City council formally approved leasing the space to LANTA at their meeting last week.

LANTA riders could be using the new location for transfers by the end of 2014, shortly before the new bus terminal officially opens, LANTA Director Armand Greco and LANTA treasurer Fred Williams said.

"Our riders will be under cover," said Williams. He added that the new terminal will allow up to eight buses to convene at once.

"It's an exciting time for LANTA. It's a wonderful project, and it will be wonderful for the city," he added.

"It will be a better space, with space to sit. There will be bathrooms as well," said Greco. "It will be an improved space."

City Planning Director Becky Bradley said having is mixed use transportation hub is a progressive move for the city, and pointed out that it's not only the only one in Pennsylvania, but usually found only in much larger cities like New York.

"This for us is a very historic moment in terms of growth and innovation, and I'm really proud of it," she said.

The building is currently planned have multiple entrances on the ground floor along South Third Street to accomodate each of the building's tenants. Additionally, the parking deck will be accessibly both from the street and from the second floor of the new building directly, planners say.

City Plans to Sell Alpha Building, Move City Hall

By Christina Georgiou

Easton Mayor Sal Panto speaks with members of the press on
Monday afternoon, accompanied by a number
of city administrators and city council members.

 

 

The City of Easton plans to move City Hall in favor of the new intermodal complex being built just down the street and sell the Alpha building to a developer, Mayor Sal Panto announced Monday afternoon at a press conference .

Preparations for the new site, which is to include a new LANTA bus terminal, are going forward, Panto said, estimating that work will begin again this spring in April and May. The concrete slabs for both the building and the new parking deck are to be cast and laid in June and July, he added.

"The parking garage itself is on target," Panto said.

This isn't the final plan, but the new intermodal
complex on South Third Street is envisioned
to look similar to these preliminary sketches.

While the final design of the facade and interior of the new structure is not yet complete, the bus terminal is set to encompass 3,000 square feet of the structure's total 45,000 square feet, with easy access to parking, he said.

Panto said the decision to move, subject to city council approval, was precipitated by "at least three" developers approaching the city with inquiries about purchasing the Alpha Building.

"It's not that I want a new office," the mayor said, adding that he believes the move is a financially smart decision for the city.

The Alpha is aging and will need significant costly repairs, including a new roof, elevator upgrades, and parapet maintenance in the next few years, Panto noted.

Additionally, since the city will be footing about half the cost of the new intermodal complex, about $10 million of a roughly estimated $22 million project (including state and federal contributions), floating that bond loan to sell the property to a developer later makes little sense.

"It's okay to subsidize and incentivize developers, but when you've got a $14 million project, and the developer puts in $4 million, (local government) putting in $10 million is just not fair to the taxpayers," he said.

By moving city hall, the city will see the money from the Alpha Building's sale in the meantime, the mayor said.

The rest of the intermodal project will follow essentially the same plan as it has, Panto said, though a number of details are still yet to be determined, such as which floor the planned High School Sports Hall of Fame museum will occupy, and where in the structure the new city hall would be placed. A ground floor location for city offices is possible, he speculated.

But, Panto said, the new city offices will occupy less space than the current ones, and the new space will also provide the city with a savings on  cost overhead too, from maintenance to office supplies like printers and copiers.

"So we'll have less space, more efficiency," Panto said. "Downtown is definitely the place for City Hall. It does not have to be the most prominent building though. I know we will get more and better use out of this building."

Besides the reduced maintenance costs of occupying a new space, the intermodal complex will be built following LEED guidelines, and LEED certification may also be in the works. The advantages of energy, water and resource efficiency will also help keep future city costs down, he said.

The Keystone Opportunity Zone designation the site was granted will not be affected by city ownership of the property, but it's largely a moot point, since as a city property, it will be tax exempt anyway, said Easton's Economic Redevelopment Director Gretchen Longenbach. However, as the city will have some commercial tenants, school and county property taxes will still be paid on some of the space, she added.

J.G. Petrucci, who was to develop the property, will still manage the construction aspect of the new construction, Panto added.

"His team is still important. They've already saved us money," the mayor said.

As for the Alpha Building sale, Panto refused to divulge projected figures or what offers the city has received on the site, saying that an official appraisal of what it's worth is in the works.



"One thing we want to do is make sure we get the best price with the best use," he said. "We won't sell it for less than the appraised value."

The city police department, currently housed under the Third Street parking garage, however, will not be making the move to the intermodal complex, despite the need for a new police station. The current location is too small and suffers from water leakage.

"There's no way to get a private entrance and exit at this location," Panto said. "I don't think you want...guys coming out in shackles (there). It's not the best impression for the city. It doesn't work financially or physically."

City offices have occupied the Alpha Building since 1996. Originally, Easton rented the building, which was vacant at the time, and bought it three years into a five-year lease, Panto said, adding that he believes it was a good decision for the time and circumstances.

In the last few years, the city has diminished the floor space it uses, from six floors to five. In 2011, it spent more than $100,000 to refurbish the sixth floor to move city council chambers and offices there.

The remaining floors of the nine-story building are leased. With the Crayola store moving next door and other spaces vacant, it's is a good time to consider selling the building, Panto said.

While the move isn't likely to happen until late 2014 or early 2015, the city seems to be on a fast track to make it happen.

Historic District Commission grants preliminary approval

At Monday evening's Historic District Commission (HDC), preliminary approval was granted for the concrete work to begin for the parking deck and laying the foundation for the new complex.

Easton Mayor Sal Panto talks about moving City Hall to the
new intermodal complex at Monday evening's Historic
District Commission meeting.

There, Panto made the case for the project and moving City Hall again.

The mayor also hinted at a possible future for the Alpha Building, saying that the first floor would likely be retail/commercial space, the second through fifth floors could be offices, and the sixth to ninth floors might be "high-end" apartments.

He noted that the city will be largely free of the multi-million dollar debts awarded in the Cuvo and Sollman lawsuits by the time the project is complete too.

"If it weren't for those two things, this city would be wealthy," Panto said.

The new complex is needed for its parking anyway, he added, noting that the Crayola expansion is projected to bring in an additional 150,000 visitors to the city annually, with a total of 450,000 coming to the city to see that attraction.

HDC board member William Dohe wondered what would happen if the retail and office space part of the project plan was found to be economically infeasible and wasn't build.

The mayor said funding for the new complex, to be paid for with a $10 million bond, will eventually be paid back through parking revenue.

"Everything we're doing here will be coming from parking money, not general fund revenue" Panto told HDC members. "We believe we do have an economically feasible plan.

"This will be the first new construction (Downtown) since the Larry Holmes buildings. And it will be built," Panto added.

HDC member Gary Ringhoff wanted to see more details of the plan before making a decision.

"I think we need something more solid," he said. "I need solid information of what that final building is going to look like. Because we could be stuck with a parking deck that's as lovely as the one we're looking at (across the street) right now."

Randy Galiotto, project architect from Spillman Farmer, said final details of the building's design will be presented to the HDC next month.

HDC members unanimously approved the preliminary stages of construction.

More of the plan, especially the financial aspect of it, is expected to be presented to city council, which will also need to give its approval, and the public at the regular city council meeting on Wednesday, Feb. 13 at 6 p.m.

A resolution in support of City Hall's move will be presented at city council's Feb. 27 meeting, and its passage in March is expected, though no city council members have yet commented on the plan, the mayor said.

"This will be the first new contruction Downtown...in several decades," Panto said.