City's Commercial Vision Trumps Church's Wish to Worship in Shopfront, Planning Commission Says

By Christina Georgiou

Applicant Imelisse Ocasio, center, accompanied by Walter Delarosa, right,
and Julia Foares, listen as Easton Planning Commission members discuss
their application to establish a house of worship in a vacant shopfront
on the corner of North Fourth and Spring Garden streets in
Downtown Easton.

A proposal from a small congregation that is seeking to establish a house of worship in a  Downtown Easton shop front failed to gain the approval of the city's planning commission Wednesday night.

The 14-member congregation hopes to start a new church that would seat up to 40 people on the corner of North Fourth and Spring Garden streets, in a shopfront that formerly housed a hair salon, but needs a variance to do so, as zoning rules call for a commercial use in buildings at the street level.

The church would hold services on some weekday mornings between 7 and 9 a.m., and on Sundays from about 1 to 3 p.m., said Walter Delarosa, speaking for the group and translating for applicant Imelisse Ocasio. Services are currently held in congregants' homes, he added.

Because the city's Comprehensive Plan discourages the establishment of nonconforming uses on sites which are suitable for permitted uses and the site is zoned for commercial use, the city's planning staff recommended the application be denied despite the fact the house of worship proposed to occupy a currently vacant space, which the city usually encourages.

Planning commission members voiced various concerns with the proposal.

Commissioner Bonnie Winfield questioned whether parking would be a problem.

"It just seems like it would take up a lot of parking," she said.

The building does not have off-street parking, but dedicated parking is not a requirement even if the use exception were granted according to city ordinances, city Planning Director Carl Manges noted.

Planning commission member Ron Shipman worried that adding another house of worship in the neighborhood, particularly in a shopfront space, was inconsistent with the city's intention to support more commercial ventures and church activity could hinder business traffic.

"The city is trying to encourage commercial uses in commercial spaces. This doesn't qualify. Do you understand that?" he said. "Some of the times you're proposing are during commercial hours."

Commissioner Dennis Lieb worried the church services might be loud and singing might disturb residents above the shopfront and at neighboring properties, and that the site wouldn't afford the congregation adequate space to grow.

"What we're trying to defeat is a public nuisance issue. Church services can be disruptive to a neighborhood," he said.

Planning commission vice chair Robert Sun said he was concerned allowing the space to be used as a house of worship would deprive the city of tax revenue, both by possibly making the property eligible for a tax-exemption and because if the space were dedicated to a non-commercial use, it wouldn't be generating any business tax revenue.

Chairman Charles Elliott noted that most if not all alternative uses the city lists as examples acceptable for a use variance in a commercial district involve a business function of some sort.

Neighboring property owner Pat Martinez also said he supported the space being used for a more commercial function over becoming a house of worship.

"I have nothing against the services personally," he said. "I would like to see something more commercial and think churches by nature are not used heavily. They're a partial use."

Sun agreed, adding that he's not opposed to recommending a variance be granted for the space in the future, but that it should be for something closer to the intended use.

"I don't think it has to be strictly retail. It could be a service business," he said. "I do think we have to take a long term view. A church would help the congregation thrive, bit I don't think it will help Downtown thrive."

The planning commission voted 4-1 to deny recommending to the city's zoning hearing board that a variance should be granted for the house of worship. Lieb cast the dissenting vote, and planning commissioners William Heilman and Mia Hatzis were not present.

While the planning commission did not approve the church's application, the group may still  receive a variance and an okay to occupy 101-103 Spring Garden St., Elliott noted.

"Our vote was simply a recommendation to the zoning hearing board that your application be denied, but we're not the final stop," he said.

The group's application for the variance is set to be heard before the city's zoning hearing board on Monday, April 21, Manges said.

With much less discussion, the planning commission approved an application for a tobacco and smoke shop in the city's South Side neighborhood.

The shop, to be located at 700-D Philadelphia Road in a small shopping center along with existing stores including a CVS pharmacy, Dunkin' Donuts, Subway, and Chinese restaurant Ichban Express, will be open from 7 a.m. to 8 p.m. seven days a week, said applicant Caroline Krouse.

She added she hopes the shop will be successful enough to offer employment shortly after becoming established, and said she thinks the location has a lot of potential.

"I think South Side is an area of opportunity in transition," Krouse said.

The "South Side Smoke Shop" will occupy one of two vacant stores in the shopping center, and the 1,100 square foot shop will carry a variety of tobacco and smoking products, including cigarettes, cigars, and electronic cigarettes, Krouse's application says.

Lieb said he really hates the shopping center's strip mall layout and added that it clashes with the pedestrian-friendly neighborhood surrounding it. But, he added, his objection to the shop was its merchandise, not its location.

"Cigarettes kill people," he said.

Elliott said he realizes the planning commission can't dictate the business plans of applicants, but also noted that cigarettes are dangerous to people's health and encouraged Krouse to consider adding other products and to gradually become a general merchandise shop.

"From a legal standpoint, I don't think you can vote against this. It's a legal product," said planning commission solicitor Joel Scheer. "I do think it's kind of ironic that CVS stops selling cigarettes, and the void is immediately filled a few feet away."

Planning Commission Says 'Yes' to Deli in Rehabbed Garage Space

By Christina Georgiou

Above, garage spaces at 321 South 10th Street in Easton's West Ward are
on track to become a new delicatessen and small grocery, shown in
this conceptual drawing.

The garage at 321 South 10th Street in Easton's West Ward as it appears
today.

A run-down row of garages along South 10th Street in Easton's West Ward got city planning commissioners' approval Wednesday evening to be rehabbed and transformed into a delicatessen with seating for up to eight people and a small section of groceries.

Khalid Chohan, who said he purchased the property last year, told the board he plans to completely renovate the structure, and showed sketches of how the eatery will likely appear when complete, which he estimated will take about a year.

Chohan, who was accompanied by his attorney Thomas Elliot, also told commissioners he will replace the broken sidewalk in front of the building, noting, "You can't even walk down the sidewalk respectfully."

The business requires a variance because it lies in a mostly residential neighborhood, and also for parking, but planning commission members agreed the neighborhood will benefit from the shop and that most customers patronizing the business would be on foot from the surrounding blocks.

"I think what you've offered--we're glad to have it," said Planning Commissioner Ron Shipman. "It will be a big improvement."

Approval from the Easton Zoning Hearing Board is also necessary for the plan to go forward, and the potential new business' plan is on the agenda for this coming Monday's meeting.

If approved, Chohan said he hopes to have his new deli and grocery open in about a year.

Updated at 1:16 p.m.

City Planning Commission Okays Gov. Wolf Apartment Plans

By Christina Georgiou

VM Development principal Mark Mulligan talks about the plans
for the Governor Wolf Building on North Second Street Wednesday
evening in front of Easton's Planning Commission

A plan for a mix of about 50 one- and two-bedroom apartments to occupy the Governor Wolf Building on North Second Street was unanimously approved by members of Easton's Planning Commission Wednesday evening.

While the interior of the building will undergo renovation, the exterior will look the same after the  modifications, though a small cooling tower on the south side of the structure will be removed, Mulligan said.

"Basically nothing is changing on the exterior of the building," he said. "We're going to get rid of this really ugly tower and replace it with a small park for the residents."

At the sidewalk level, the "Penny Arch", so named because it was erected with penny contributions from local school children as a tribute to former Pennsylvania Governor George Wolf's dedication to public school education, will be restored, along with the building's bell tower, Mulligan promised.

"The deed restriction will prevent us--actually anyone--from every doing anything other than restoring (the Penny Arch)," Mulligan said. "And we're going to do that."

The entire plan to renovate the building will follow national historic preservation guidelines, Mulligan said.

"We're actually going for historic tax credits on this project," he said, adding, "The (national) park service is actually pretty thrilled with this project."

The building has been granted a Keystone Opportunity Zone (KOZ) designation, which exempts the property from taxes. After a 10-year abatement period, the redevelopment will generate an estimated $17,400 in income taxes and about $100,000 in property taxes annually.

The rehab of the 55,000 square foot space into a residential use will add an estimated 7.6 new students into the local school system.

The planning commission's go-ahead on the project Wednesday night included a variance from the city's requirement for the Downtown district that the ground floor space be used for a commercial purpose.

While the building had been used by Northampton County for offices, Mulligan said putting the first floor to a commercial use didn't fit with the project.

"It just never worked as an office building...we just didn't see commercial in it," he said, adding that to change that to comply with the standard zoning requirement would require a lot of interior demolition, and "that would ruin the building."


The former site of Easton High School will house three one-bedroom and two two-bedroom apartments on the first floor, five one-bedroom and three two-bedroom units on the second floor, 12 one-bedroom and three two-bedroom apartments on the third floor, 12 one-bedroom and one two-bedroom apartments on the fourth floor, and one one-bedroom and 11 two bedroom units on the fifth floor, VM Development principal Mark Mulligan told the board.

Mulligan said he's already received some inquiries from potential tenants interested in occupying the building. Most of the building's residents are likely to come from outside of the City of Easton, he said.

"We find they're more likely to be 'move in' rather than 'move up'," he said. "You've got people in the (Lehigh) Valley that are beginning to look at Easton as a place to live."

All of the units will be rentals, Mulligan said.

"But we're going to condo everything when the condo market recovers. Ownership is the gateway to a stable community," he told planning board members.

Mulligan estimated the project will be complete and ready for tenants sometime in 2015.

Mulligan and VM Development have invested in a number of significant properties in Easton in the last few years, including the the former Pomeroy department store building, which has since been renovated and houses more than 40 apartments, two restaurants and medical office space, the National Building on the corner of South Fourth and Northampton streets, the Alpha Building which is planned to be redeveloped into a mix of residential and commercial space when the new city hall is completed, and the former Simon Silk Mill complex on North 13th Street.

Brooklyn Firm to Draft Easton's New Comprehensive Plan

By Christina Georgiou

Easton's new comprehensive plan, which affects not only
zoning, but lays out a vision for the future of the city
and its neighborhoods, will be drafted by the Brooklyn-based
planning and architecture firm Urban Matrix, Planning
Commission members unanimously agreed Wednesday evening.

Easton's new comprehensive plan is once again moving forward with the city's planning commission voting unanimously Wednesday evening in favor of contracting the undertaking to a Brooklyn-based architecture and planning company.

Urban Matrix Architecture and Planning PC beat out 13 other firms' proposals and will draft the city's new comprehensive plan for $160,000. The price includes not only the plan itself, but also an executive summary, and an interactive website outlining the plan when it's complete. The firm will also work with the city's engineers, Pennoni and Associates, said the city's Chief Planner Carl Manges.

Submitted proposals and bids ranged greatly, he noted, with the highest coming in at $630,000. The next highest was $200,000, he added.

The $160,000 cost of the work to be done by Urban Matrix will be borne by funding from the HUD Sustainable Communities Program, the Pennsylvania Department of Community and Economic Development Municipal Assistance Program, and the Pennsylvania Historical and Museum Commission, grants the city has already been approved for, though some of the funding is set to expire if it's not used by mid-2014. Some of the funding too is tied into the silk mill revitalization project, which also needs to move forward in order that those funds do not expire as well, Manges said.

The process of selecting Urban Matrix involved two rounds of interviews. Thirteen initial proposals were narrowed down to five, and then a steering committee comprised of city staff and planning commission members worked down to two finalists.

"It actually came down to two firms that we really liked, and I locked them in a room and told them to fight it out," Manges said, adding that the firm that was ultimately passed over occasionally subcontracts for Urban Matrix and that he'd have been happy to work with either of the two companies.

"They were really impressive, and I'm really excited to work with them," Manges said of Urban Matrix.

Planning Commission chairman Charles Elliott said he's confident the city's comprehensive plan rewrite is in good hands.

"I think it was our sense that Urban Matrix understood Easton more than the other firms did," he said. "They have an experience working with complex issues and a great attention to detail...I think they're going to give us an excellent product."

Representatives from Urban Matrix will attend at least four planning commission meetings next year and work closely with planning staff as the new comprehensive plan is drafted. Public input that has already been gathered from members of the community and selected stakeholders toward the project will be incorporated into the final product, and Urban Matrix will also be gathering more input from the public during the process, Manges said.

Planning commission member Ron Shipman praised Urban Matrix, noting that the firm was also engaged by the City of Allentown in May for its planning expertise, for their vision and attention to detail.

"I was really impressed that they worked on Battery Park City," he said. "I don't think that project is anything like this, but it's beautiful."

Planning Commission members Robert Sun and Dennis Lieb, along with Shipman, said that the new comprehensive plan needs to consider the needs of the whole of Easton equally and also consider the individual needs of the city's different neighborhoods. The propensity for crime, public transportation, and individual neighborhood characteristics are all factors that need to be considered as the new plan is drafted, they said.

Manges said Urban Matrix seems particularly receptive to the wants and needs of their clients, and that all the factors the commission deemed important could be worked into the new document.

"This is not going to be a cookie cutter comprehensive plan," he said.

Manges estimated the plan will be complete by December of 2014.

The city's comprehensive plan hasn't been updated since 1997, and though such documents are meant to typically cover a 20 year span, Easton's growth and numerous changes in the last 16 years have left the current plan outdated, city planners have previously said. The planning department has attempted to outline an updated vision for the city for the last several years, only have the project set back by more pressing issues.

Last year, a new push by the planning department to complete the new plan in-house was begun in earnest, and headway towards that goal was in fact made. However, the departure of city Planning Director Becky Bradley to head the Lehigh Valley Planning Commission  and chief planner Brian Gish leaving to pursue advanced academic goals this past summer left the department short of staff and resources to complete the task in time to take advantage of grant funding earmarked for the undertaking, city officials said.

Those wishing to participate in an online survey about Easton's future, the results of which are expected to be considered for the comprehensive plan rewrite, can do so by clicking here.

Updates on the progress of the comprehensive plan rewrite are also expected to be posted on the Easton Planning Department's Twitter account.

New Hookah Lounge Gets Planning Commission Approval

By Christina Georgiou

Mellow co-owner Ken Janowictz

A proposed hookah lounge was given a nod of approval by the City of Easton's Planning Commission Thursday evening, though with some conditions on its operation.

Mellow, which plans to open on South Second Street, will offer a casual atmosphere in which customers will enjoy smoking water pipes, steam stones, and "vaping", or electronic cigarettes, testified co-owner Ken Janowictz. The establishment will also sell related tobacco and equipment, but won't offer traditional cigarettes, cigars, or pipes, he added.

"It's hippie-chic, for lack of a better description," Janowictz said. "(Customers will) be served much like a regular restaurant."

The lounge will also offer prepackaged snacks and non-alcoholic beverages, but doesn't plan to compete with existing restaurants in Easton's Downtown district, though it's technically considered one for zoning purposes by the city.

Janowitz said the specialty establishment will offer more than 20 different flavors of hookah tobacco served tableside in two rooms at his new location.

"It's a different kind of experience," he said. "I don't mean to compete with Easton's restaurants. We're more of a place to go afterwards."

While Janowictz had hoped to be open until 3 a.m. on weekends, commissioners worried about noise and residents on the block being disturbed, and imposed a condition on their approval that Mellow only be open until 2 a.m.

Janowictz said while he does plan to have live acoustic music on some nights, he assured the board that the new establishment won't be a nuisance, whatever hours the city allowed.

"I'm not a night club," he said. "The business name being Mellow is descriptive. We want people to relax."

While the city doesn't have a specific zoning category for a hookah lounge, the new establishment's location is within the Downtown commercial district. The fact that South Second Street lies within the 500-year flood plain is the reason it's opening was brought before the city's planning commission at all, said city Planning Director Becky Bradley, adding that all new businesses or construction would be subject to review.

Some planning commissioners seemed unfamiliar with smoking tobacco through a water pipe, and much of the board questioned the practice, particularly whether a shared hookah served tableside would be sanitary.

Janowictz assured the board that fresh disposable mouthpiece tips would be used for each customer, and that since the practice of using such tips was instituted about 20 years ago, there have been no instances of any communicable diseases associated with smoking hookahs.

"You strike me as a knowledgeable, intelligent guy who has thought this through," Planning Commission Chairman Charles Elliot told Janowictz. "The only thing that gives me pause is the potential for noise."

But planning commissioner Ron Shipman said that the establishment wouldn't be very different from others already in the neighborhood, and that noise shouldn't be a major consideration.

"I think he's bringing a legitimate business proposal, and I'm a conservative old guy who didn't even know what these things were before tonight," he said. "I think when you choose to live Downtown...you're not living in a cornfield...you're living in a busy environment."

The new hookah lounge, Easton's first, was approved unanimously by the planning commission, though with the following conditions:

• the establishment must close by 2 a.m.
• the consumption of alcohol is prohibited on the premises
• all patrons must present ID proving they are over 18 years of age
• music must not be audible beyond the property line

Mellow hopes to open in the next couple of months, Janowictz said, after passing the next city regulatory hurdle, which is gaining the approval of the Easton Zoning Hearing Board for the new business.

Easton Planning Commission Supports Extension of Arts Trail

By Christina Georgiou


The yellow line represents the planned extension of the Karl Stirner
Arts Trail through College Hill in Easton.


Extending the Karl Stirner Arts Trail through Easton's College Hill neighborhood got one step closer to becoming a reality Thursday evening with a resolution by the city's planning commission to add the planned walking trail extension to the city's new comprehensive plan.

While the move is the first step toward extending the trail, it will take at least another couple of years to execute, said city planning director Becky Bradley.

The new city comprehensive plan won't be complete until 2014, but the trail plan needs to be on it for further approvals from other agencies for the extension to happen, she said.

"We need to have it on the plan so they can even get started," Bradley told the planning commission.

Other hurdles, such as approvals from PennDOT for places where the trail intersects or runs with state roads, as well as finding funding for construction and trail markers, will also need to be overcome for the extension to become a reality, too.

But the planning commission's approval means fundraising and further planning for the effort can begin, she said.

"We shouldn't focus on the money. This is about the plan," Bradley told commissioners. "You set your goals and then pursue funds."


An approximation of what thenew fountain will look like
when placed in Nevin Park, from the presentation project
coordinator Hubert Etchison gave to the Easton
Planning Commission Thursday evening.

The extension of the trail is part of the College Hill Neighborhood Association's plan to revitalize Nevin Park and replace the cast iron fountain that once graced the recreational area.

Volunteer project coordinator Hubert Etchison recently outlined the plan for both the fountain replacement and the group's hopes to extend the pedestrian trail to city council, and the project was promised financial support from the city after it was announced that the committee working on the years-long project had reached a significant fundraising goal, enabling it to be able to commit to purchasing a stylistically appropriate replacement cast-iron fountain.

The fountain will likely be installed in Nevin Park within a year, those connected with the project have estimated, but making the trail extension a reality will take much longer.

"There are massive permitting hurdles to make this happen," Bradley said. "But that's part of the job--what are the hurdles and how do we make it happen."

The trail extension is designed to connect walkers with a more sylvan connection with the rest of the city, as well as highlight Nevin Park and local history, Etchison said.

While the second segment of the project will take much more time--as well as money--to complete, the citizen's group is committed to making it a reality.

"We're not going to finish this fountain and then set up a hammock," he told the planning commission. "We're pretty pumped...We're trying to go beyond 'this is going to be a really cool fountain.' There are some really great opportunities to dial it up from that."

Trail markers highlighting area history, along with a narration of events and places that will be accessible via a smartphone, likely to be completed by local students and non-profit organizations, are to be incorporated into the path, Etchison said.

A full estimate of what adding the trail will cost is not yet complete, but the money to complete the project is expected to come from various state and federal grant sources, both Etchison and city officials have said.

"The historic significance of the things along the (Route) 611 part of this are amazing, and we haven't even started on the Cattell Street side of this," Etchison said.

The trail extension will connect with the existing Karl Stirner Arts Trail at the base of College Hill on North Third Street and form a loop, which would give walkers two ways to scale the steep slope--one directly up the hill, and the other, a longer route that is less strenous that veers toward the river. The trail would incorporated Nevin Park in the middle.

Whether the trail extension will still be named "Karl Stirner" is uncertain though, as Bradley and Etchison said it would be advantageous for fundraising purposes to leave naming possibilities undetermined for now.

"It could be 'give us the money guy' trail," Bradley said.

But whatever it's ultimately named, the plan will further enhance the city, she said.

"I think it's completely sound and smart and reasonable, what they're trying to do," Bradley said. "It's wonderful to have community members to come to the city with ideas of what they want."

The planning commission voted unanimously in favor of the resolution.

"I don't think there's any question but that we support it," said Easton Planning Commission Chairman Charles Elliot.

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.

Silk Mill Plan Gets Planning Commission Preliminary Approval

By Christina Georgiou


One of 18 buildings on the Simon Silk Mill property. The former
textile mill in Easton's West Ward has stood vacant for the
past 40 years.


The Easton Planning Commission unanimously gave preliminary approval for the first phase of redevelopment at the former Simon Silk Mill to move forward Wednesday evening, paving the way for it to become a mix of residences and commercial applications.

Eighteen buildings are currently on the former textile mill property lots, located in the city's West Ward. Phase I of the project, under contract with VM Development through the Easton Redevelopment Authority (ERA), will include mostly infrastructure work, said ERA Director Gretchen Longenbach.

The first part of the project includes the redevelopment of two of the buildings into a mixed residential/commericial building and a parking facility, with two accessory parking lots.

The first building to be developed is planned to contain 11,070 square feet of commercial space on the first floor, with 36 one- and two-bedroom apartments ranging in size from 476 to 728 square feet aimed at the middle income market. The building will be served by 83 parking spots.



A map of the Simon Silk Mill parcels, as they are now. Building
"M", along with the "North Building" will be demolished to make
way for a through road and parking.

The development is not expected to greatly impact the local school district, with just eight children projected to be residents.

Infrastructure to support the new use of the former textile mill will have to come  first, with a new, yet-to-be-named road to be built which will run through the complex, from North 13th Street to Bushkill Street. Large trucks will not be permitted to access the development from North 13th Street, according to the plans, and the city hopes to get PennDOT approval to make the speed limit on the new boulevard 10 mile per hour, Longenbach said.

A new sewage system is also planned.

"Wet wells and pumps are being designed to serve the entire project," said one representative for Van Cleef Engineering Associates in Bethlehem. "There is a very old gravity system that goes across the (Bushkill) creek, but it's been damaged by floods. It's our intention not to use it."

While flooding damaged the old sewer system to the complex, flood waters shouldn't be a problem for the development, as no flood water has reached any of the buildings in the last four floods, Longebach said.

"The city thinks there's no impact for reuse in the flood plain," she said.

Easton Planning Commission members questioned the traffic impact the new use of the silk mill might create, along with costs and benefits of its taxation situation and ecological impact.

"I'm not so concerned with the flooding. I'm more concerned with the traffic," said Planning Commission member Ron Shipman. "I think it could be a nightmare, quite frankly."

Shipman noted that there's little room to widen North 13th Street and that area is already prone to backups.

"I just think if you had residents living there and going in and out, I think traffic could be backed up," Shipman said.

He also worried that pedestrian safety might be an issue along North 13th Street, where the sidewalks are narrow.

Speaking for the city, Pennoni engineer Earl Armitage said the situation might be mitigated by bumpouts near the site entrance, which would narrow North 13th Street slightly, making pedestrians more visible and calming traffic.

Planning Commissioner Robert Sun questioned the tax data presented in the proposal, and wondered what the costs of providing public services to the site would be after its improvement.

The proposal states that the site currently generates a total of $23,537 in taxes, of which $7,263 goes into city coffers. But since the land is currently owned by the ERA, it is tax exempt.

After redevelopment, Phase I is projected to generate $363,130 in taxes annually, with $112,053 going to the city, but since the site is part of the city's LERTA district, those property tax amounts won't be generated in full for ten years.

Additionally, the site may become part of a proposed Keystone Opportunity Zone (KOZ), which would further exempt the project from property taxes, as well as state and business taxes for up to a decade if approved.


Mark Mulligan of VM Development, at the podium, addresses
the Easton Planning Commission Wednesday evening.

Mark Mulligan, principal for VM Development, which is also working on Phase II of the Pomeroy Building conversion Downtown, defended the tax abatements.

"There have to be some incentives to get a developer in here," he said.

"Is there a figure as to what the costs to the city will be?" Sun asked.

Longenbach acknowledged that the site won't generate much in tax dollars for the city for some time, but said that redeveloping it is worth it, with the cost of services and road maintenance less than what the site is currently costing the city.

"We anticipate those to be reduced from what they are right now," she said. "I'd also argue the benefit of the development far outweighs any small cost of maintaining the roadway."

The first phase of redevelopment of the site doesn't have an official time table, and there is still more infrastructure work that needs completion before work actually begins on gutting and restructuring the buildings, both Longenbach and Mulligan said.

"There's been much work going on, but not visible work," Longenbach said.



An aerial view of the site, provided by Van Cleef engineers.

She added the city is pursuing a $2 million grant to aid with infrastructure costs borne by the ERA, and that it will also cost an additional $300,000 to add necessary electrical infrastructure upgrades to the site which weren't originally anticipated.

But VM Development hopes to have some of its planned work bidded on by early 2013, with the possibility of beginning construction by spring or summer of the same year, Mulligan said.

VM also has the contract for Phase II of the project, with first rights of refusal for the remainder of the project, which is expected to continue for a number of years.

"We're likening it to an industrial park, where the infrastructure is created and then the buildings are sold off," Longenbach said. "The Redevelopment Authority intends to stay involved with this to make sure they adnere to the master plan.

"Daddy's Place" to Bring Ethnic Brick Oven Goodies to West Ward

By Christina Georgiou

"Daddy's Place" is likely to open in the former Northampton Glass building before year's end, after the plan was approved by the Easton Zoning Hearing Board last evening and the city's planning commission earlier this month.

The new restaurant, located at 650 Northampton St., which will also offer a convenience store with six-pack carry out service, plans to install a brick oven, which owner Sharbel Koorie says will be the heart of the operation.

Sandwiches and wraps, both hot and cold, will be at the heart of the new eatery's menu, but Daddy's Place will also feature Lebanese specialties, he said, including meat, spinach and thyme pies. Bread for sandwiches will also likely be baked on the premises in the oven too.

"The heart of the business will be around that oven," Koorie told planning commission members on Sept. 5. "We're hoping to do a nice breakfast menu too."

While Koorie faced tough questioning from Planning Commission member Dennis Lieb at that meeting, largely focused on the business' plans for a liquor license and it's carry and take out service, Zoning Hearing Board members asked fewer questions about the new businesss after a lengthy presentation where Koorie answered questions posed by Downtown Easton lawyer Ted Davis, who represents Koorie.

Lieb contended the West Ward's quality of life would be negatively impacted by the addition of another business that serves alcohol and worried the convenience store would attract "undesirables."

He also questioned if Koorie, who is related by marriage to the owners of the nearby "Beer Brothers" distributorship, would be sourcing his beers from that business, a question that was deemed somewhat inappropriate by city legal counsel.

Lieb was the only Easton Planning Commission member to vote "no" on Sept. 5

The plan to convert the building includes fixing a leaking roof and water run-off problems with the due to the slope on the south side of the structure. The building is built into the steep hill and currently floods during rainstorms, Koorie testified. A retaining wall is also planned to mitigate the issue.

The business was also granted relief from some parking and landscaping requirements from both regulatory boards.

Koorie, a life-long West Ward resident, testified that he expects a large number of customers will be  pedestrians from the surrounding residential neighborhood and doesn't expect parking to be an issue with the current 13 parking spots the property already has. Relief was requested for an additional 12 spots that would normally be required for a restaurant in that district.

Adequate street parking is largely available on Northampton Street on that block, unlike many surrounding ones where it is at a premium, those present at both hearings agreed.

The landscaping requirement variance request was made for security reasons, Koorie said, as the back of the property is somewhat secluded and attracts "undesirables" which can't be seen by law enforcement due to the foliage. Not replacing the trees will hopefully eliminate the problem.

"We've already had three trailer loads of trash hauled away (from back there," Koorie said Monday evening, adding that he wants to keep the area clean and free from trouble.

One neighboring resident expressed concerns at Monday's zoning hearing board meeting that the lights from the new business, combined with the removal of the tree buffer would disturb residents.

Eric Wenzelberger also worried the establishment might "turn bad" despite Koorie's stated intentions, he told the board.

But zoning board vice-chair Michael Civitella said he felt the use of the run-down structure is a good fit.

"This thing was an eyesore, and now it's going to be something nice," Civitella said. "It's in character with the neighborhood."

The other two present members of the zoning board, chairman James Edinger and member Michael Brett, agreed. The other two members, Lynne Starke and Pamela Panto, were absent Monday evening.

Wenzelberger said after the meeting he was satisfied after hearing Koorie's full plan that the new restaurant and take-out establishment, which will seat 30 indoors and have another 22 seats outdoors in season, will be a good addition for the neighborhood.

Koorie's wife and son will run the restaurant, and he will continue to work his day job with the city's codes enforcement department, he said.

Daddy's Place will be open seven days a week, from 6 a.m. to 10 p.m.  Monday through Saturday, with some hours to be determined on Sundays, Koorie said.

"But Sunday will be a shorter day," he said.

The work on the property is to be done by West Ward contractor Nick Alfero, also present at both hearings, and is expected to commence in the near future.

"Cash for Gold," "Fortune Tellers," Halfway Houses and Hookahs Come Before Planning Commission

By Christina Georgiou

Complaints and concerns from some citizens have prompted the city planning department to present suggestions for possible changes to various zoning definitions to the Easton Planning Commission for consideration, Planning Director Becky Bradley said Wednesday evening.

Highest on the priority list are shops that offer "Cash for Gold," but better defining where beer distributors, "fortune tellers," halfway houses and shops that sell smoking accessories may also be up for changes as well.

"Cash for Gold" establishments, along with others who offer cash for precious metals, will likely be considered pawn shops and restricted to zoning areas where those are permitted.

"We would like also to limit those to areas where pawnshops are already allowed--the adaptive reuse districts, and that's not Downtown," Bradley said.

The possible changes to the wording of the law will have to be crafted to clearly define those businesses and not allow them to be confused with coin dealers, jewelers, other metal recycling operations or federally regulated financial institutions, officials noted.

While there are already three pawnshops located on the city's Centre Square, they will not be affected by any changes as they are pre-existing, Bradley said. She added that if and when those businesses ever close shop, new ones will not be allowed to be located there.

A recent application for a new beer distributorship that was denied is the impetus for a probable change in zoning regulations for that commercial use, Bradley said.

Currently, beer is considered "general merchandise," she said, but with the loading and unloading needs of a business that sells beer by the case or by the keg, a special designation for that use is warranted.

"We just want to stay above the fray with that license," Bradley said.

Planning Commission Chairman Charles Elliott requested a list of the current beer distributors in the city, so the commission can compare locations, parking and other factors before making a decision.

Possibly restricting "fortune telling" services to certain parts of the city, or prohibiting them from operating on the first floor of buildings is more about the possibility of "ghost hunters" wanting to locate within city limits more than the fear of a sudden influx of card and palm readers, Bradley said.

"We really just want to deal with ghost hunters and stuff," Bradley said. "We've been approached by people that see those shows and have all this equipment and want to open a business like that."

Elliot noted the possible restrictions on "fortune telling" would apply only business operations, not individuals who engage in divination practices at home or for free for friends.

"But we're not going to shut down the State Theatre because there's a ghost there," he said.

Planning Commission member Dennis Lieb said he was unsure such potential businesses needed to be zoned restrictively.

"I think there's a difference between someone offering less than market value for something because they really need the money, and someone who's stupid enough to give someone money for ghost busting," Lieb said.

Multiple illegal re-entry facilities are causing problems in the city, Bradley said, moving on to the subject of halfway houses. She added that the legal ones are doing a good job.

A good place for them might be along Washington Street, she said, because the location is close to the courts, as well as close to public transportation, shopping, and other city amenities.

The possible switch would only apply to rehab and re-entry facilities with multiple units and that offer psychological and other services that are delivered on-site, not private residences, Bradley added.

Shops that sell waterpipes and other less conventional smoking accessories may also face some zoning hurdles in the future.

Currently, they are considered "general merchandise" or "retail specialty" shops, but there is the possibility that could change.

"What's happening is we've got some tobacco shops that are in danger of becoming paraphernalia shops," Bradley said.

Commission member Ron Shipman said that if the merchandise is illegal, the Easton Police Department should handle the matter and the city shouldn't attempt to legislate something that is illegal.

Fellow Commissioner William Heilman also said he doubted a change in zoning regulations on the matter is a good idea.

"So a $40 mahoghany pipe is intended for tobacco, but a blown glass $2.50 pipe isn't? That's a slippery slope," Heilman said.

Bradley admitted such legislation would be tricky, saying that local revitalization organizations, such as Easton Main Street, like the idea of "high end cigar bars," similar to Leaf in Forks Township, but are not keen on "hookah lounges." She added that it is illegal for the city to legislate based on the owner or one special interest group's perception of the use as long as it's not prohibited.

"Those places can open and they're perfectly legal. So why do we want to touch it?" asked Heilman. "I don't think we want to touch it."

The matter of zoning definitions will likely be revisited at the next Planning Commission meeting in September, or in October, Bradley said.

City Solar Ordinance to Be Introduced Next Month

A map shows solar exposure on the shortest day of the year,
December 21, in the City of Easton's Downtown district.
Shaded areas are shown in dark blue.

By Christina Georgiou

Easton City Council members are likely to consider adopting an ordinance regulating the placement of solar panels in the city next month, they said Tuesday evening, after hearing a presentation about the preliminary draft of the new proposed law from Planning Director Becky Bradley.

The goal of the regulations is to ensure both that panels that are erected are structurally sound and not aesthetically intrusive, as well as to define the rights of both those that erect them as well as neighboring properties, Bradley said.

“The ordinance very clearly states that it is the responsibility of the solar power owner to ensure the efficiency of the panels,” Bradley said.

However, if enacted, the law states that new structures that might be built after neighboring solar panels' erection may not reduce the sunlight that reaches them by more than 20 percent.

As initially presented, the proposal also included planted vegetation, but this provision will be removed before the introduction of the ordinance, it was agreed.

“My concern is...we're encouraging people to plant trees, and in 20 years, (they) may grow too high,” said Mayor Sal Panto.

Placement of the panels and their erection will be treated like any other zoning matter in the city, Bradley said.

“So we would check that, just like we'd check a fence,” she said, adding that panel in the Downtown historic district will also have to be approved by the Historic District Commission as well.

“You have to make it as least visible as possible,” she said. “If it's not in the the historic district, we'd treat it like any other zoning.”

The proposed ordinance is based on similar legislation in Philadelphia and Los Angeles, Bradley said, adding that there are few municipalities that currently regulate the placement of solar panels.

The wording of the proposed law is intentionally not exact when it comes to measurements, but should provide guidance for placement, aesthetics and right-of-way issues, she said.

“You have to give a broad range to make it work, or you'd eliminate (the possibility of) maybe 50 percent of those (that might benefit from solar panels),” Bradley said. “We really have a unique opportunity to crate something unique. Our fear is that someone's going to sue us (if the language is overly restrictive). We don't want to be the case law for the entire United States of America.”

“The main thing is, is someone invest money into this technology, we want to protect them,” said Councilwoman El Warner.

A map of existing sun exposure in the Downtown district, based on sunlight on December 21, the shortest day of the year, suggests solar power generation could save property owners much in energy bills, she noted, adding that Downtown was picked because of the varying heights of structures in that part of Easton.

“We have excellent sun exposure,” Bradley said.

While the new law would allow property owners to both generate energy for their own use and sell excess electricity back to the power supplier, the proposed ordinance does not allow for solar farms.

“No one was really against solar farms. It was just that on a steep slope, it causes all sorts of drainage and runoff issues,” Bradley said.

Panto praised the law overall, and said he's in favor of more alternative and sustainable electricity generation happening in the city.

“I still want to see windmills in Hackett Park,” he said. “I think that would be a great place for wind energy.”

The proposal will be introduced at a city council meeting sometime in August, after the city's planning commission has a chance to review it at their next meeting on Aug. 1, Bradley said.

“It may be a little after Aug. 8, but it will be in August,” she added.