Category Archives: Neighborhoods
By Michael Sutherland
What’s up with the push back against adaptive re-use in Whitehall?
As the Morning Call reported this week, developer Nat Hyman wants to turn the former Majestic Athletic factory into 49 apartments.
The only issue is that Hyman has been denied multiple times for the variances that he needs by the zoning board in order to build.
This re-use of an abandoned building should make the township excited, but residents and officials have come out twice since 2009 against the project.
So why is supporting this proposal a good idea for the township?
- Adaptive Re-use
Right now, this property is sitting vacant as an eyesore to the township.
In allowing Hyman to turn the factory into apartments, the property would have a new life. If the quality of the re-development is high, the neighborhood would stabilize. Whitehall would see the value of the surrounding homes rise all by re-using what is already there. Reduce, re-use and recycle apply to buildings and neighborhoods, too.
- High ROI
This dense residential development puts a relatively high number of residential units on a small parcel of land. This will result in higher tax revenues for the township. It is a high return on investment compared to uses such as warehouses, which very often provide a relatively low amount of tax revenue when you factor in the amount of space they use. While these 49 residential units could add children to the school district, apartments in converted factory buildings do not usually attract families with children.
- We save our farmland
By re-using a former property in an urban area, we prevent the temptation to build on a piece of prime farmland. As the Lehigh Valley continues to grow, adaptive re-use of old buildings will be crucial in preventing urban sprawl and keeping our cities vibrant.
We support the adaptive reuse of buildings like this as smart growth.
I am new to the Lehigh Valley and am really enjoying spring and the beauty of the area. Learning about the EnvisionLV Sustainability Challenge has inspired me to want to take action to preserve the beauty of the Lehigh Valley. I have developed a more eco-minded and sustainable lifestyle by reducing my household environmental impacts.
What does this mean? First, I started by reducing plastic bags. Second, I have found several farmers’ markets that help me to consume more fresh local food. Third, I would now like to find ways to reduce my household waste, especially food waste. I have noticed that residents of the Lehigh Valley are able to recycle glass, plastic, aluminum cans, paper and cardboard. Actually, I have been informed that even if you live in an area where recyclables are not picked up, you could drop them at many recycling facilities, including those in Allentown and Bethlehem.
I have seen online educational material about yard waste recycling and composting offered through many municipalities in the region. Many websites show how to compost at your home. However, home composting is not feasible for people, like me, who live in apartments. I would like to use my food and organic waste for composting instead of sending it to the landfill, but where can I do it? As a new arrival I have noticed that the missing piece of the Lehigh Valley is food waste composting.
Come tonight to the Veteran’s Sanctuary, 24 S. 5th Street, Allentown, to share your ideas about how we can make the Lehigh Valley more liveable and walkable for ourselves, our children, and our grandchildren. No need to read! Click here for more info and to register (optional).
Smart Growth is the best framework to contain almost every area of life: housing, food, community, families, work, the economy, entertainment, transportation, conservation, education, art, public safety, social equity, worship, health care, fitness, even time management. During the last 69 years, we have forgotten a fact that mankind knew for millennia – that our built environment deeply affects our psyche in many ways.
1. Some people have never heard of smart growth. What a pity it is to be unaware that we’ve been sold an inefficient way of life, and that there’s a beautiful, simpler, less expensive way to live. This book club is a vehicle to raise awareness and do our part to build a critical mass in society that will effect change that will improve air quality, our health and create stronger communities.
2. It’s a forum for smart growth devotees to network and share information. Meeting together is an enjoyable and easy way to learn. We blog face-to-face, if you will, and get to know who else is out there striving for common sense in our communities. Smart growth is about community, right?
3. Together, we may brainstorm ways to practically make the Lehigh Valley a better place to live, work, play, and worship.
4. We can make ourselves available to help one another recalibrate our own communities. For example, we may share ordinances and codes which have worked, or even attend each others’ township meetings.
5. It is hoped that this will lead to local, bi-partisan community support, and commonsense behavior. Smart growth is a broad-based cause that I believe is supported by everyone who understands it. Conservatives ought to be behind it because it aids families and the economy and saves money. Liberals should back it since it is a framework for better social parity and environmental sustainability. The need for it reaches every person’s life.
6. And of course, the book club is an excuse to better educate ourselves and thus make better choices.
To date we have held two meetings, and the conversation has been enjoyable, enlightening, and encouraging. We’re still working through James Howard Kunstler’s Home from Nowhere, an engaging book that will draw in the novice as well as give talking points to the experienced. Our December meeting “covered” only the book’s first half, so in order to do it justice, let’s discuss the second half in January. As always, if you can’t read the book, you won’t be left out in the cold; your presence is important. We hope to see you at The Allentown Brew Works at 6 pm on Tuesday, Jan. 21! Please spread the word.
If possible, sign up on Facebook, or email Joanne Guth at firstname.lastname@example.org to let me know you’re going.
We look forward to seeing more of you at our second meeting at 6:30 pm on Tuesday, December 17 in the mezzanine at the Allentown Brew Works, 812 Hamilton St. You can use the parking garage behind the Holiday Inn where the Smart Growth Summit was held, or there is a lot behind the building across Hamilton St. from the Brew Works for no charge.
The discussion between the four of us at the first meeting was lively and promising. This time the plan is to actually discuss Kunstler’s ideas in Home from Nowhere. Click here for his article (excerpted from the book) in The Atlantic Monthly.
Again, if you can’t read the book, come anyway with your ideas, or to network, listen, or learn. We need you!
If possible, sign up on Facebook, or email Joanne Guth at email@example.com to let me know you’re going.
Spread the word!
Smart growth isn’t simply a matter for cities to discuss and work toward, it can be used at the township and borough level to encourage sustainable suburbs. In more rural regions, Traditional Neighborhood Development has taken hold in the planning process for smart communities.
The PA Municipalities Planning Code defines Traditional Neighborhood Development (TND) as follows:
“Traditional neighborhood development, an area of land developed for a compatible mixture of residential units for various income levels and nonresidential commercial and workplace uses, including some structures that provide for a mix of uses within the same building. Residences, shops, offices, workplaces, public buildings, and parks are interwoven within the neighborhood so that all are within relatively close proximity to each other. Traditional neighborhood development is relatively compact, limited in size and oriented toward pedestrian activity. It has an identifiable center and a discernable edge. The center ofthe neighborhood is in the form of a public park, commons, plaza, square or prominent intersection of two or more major streets. Generally, there is a hierarchy of streets laid out in a rectilinear or grid pattern
of interconnecting streets and blocks which provide multiple routes from origins to destinations and are appropriately designed to serve the needs of pedestrians and vehicles equally.”
Traditional neighborhoods have several physical features that are recognizable: short front yard setbacks, street walls, and multiple transportation choices (cars, bicycling and walking). Sounds nice, doesn’t it? But what are the objectives?
Communities utilize TND to address concerns in several fields: transportation, safety, sociability, housing access, visual character and identity. For transportation, TND’s reduce the number of commuter miles because of access to public transit and biking which also leads to decreased traffic congestion. TNDs see less crime within their communities because of the secure areas that can easily be surveilled. These neighborhoods promote socialization across diverse groups of people and build a sense of community. One of the most important aspects of TNDs is the variety and affordability of the units. Housing types often associated with TNDs include apartments built over garages and apartments over stores or offices. These scattered units can help meet the needs for rental units without overwhelming an area with massive apartment complexes. The opportunity for creating more affordable housing arises from the higher densities found in TNDs and by the inclusion of rental units and ownership housing units, like condominiums and single family attached housing, in the housing mix.
To learn more about Traditional Neighborhood Development or to see pictures of Lehigh Valley TNDs, check out the Lehigh Valley Planning Commission’s report here. This fall, Renew Lehigh Valley will be hosting a conference on smart growth and our keynote speaker will be urban planner and specialist in Traditional Neighborhood Design, Tom Comitta. Look for more information soon about registering for the conference!
Transit oriented development (TOD) promotes building, developing and redeveloping community resources and employment centers around transit centers, whether those are bus or train. We don’t have that here in the Lehigh Valley.
Here’s the official definition:
“Development concentrated around and oriented to transit stations in a manner
that promotes transit riding or passenger rail use. The term does not refer to a
single real estate project, but represents a collection of projects, usually mixed use,
at a neighborhood scale that are oriented to a transit node.”
TOD doesn’t mean the construction of a bus stop near an office park, but a holistic approach to making communities accessible for those who don’t have or choose not to use a personal vehicle. This promotes equitable access to resources and employment, but also has positive environmental consequences. If fewer individuals are taking personal cars and opting to take the bus or train, carbon emissions will decrease.
In their 2012 report, the Lehigh Valley Planning Commission outlines the requirements for TODs:
The Planning Commission even produced a map of potential TODs in the Lehigh Valley:
Making it easier for people to get where they want to go is an idea that’s hard to argue with, but new development and providing the infrastructure and support for public transit can become expensive. DC Streets Blog examines this problem and offers suggestions for convincing developers to invest in TOD. These recommendations include:
- Public subsidies, like transit oriented development promotional grants or tax incentives
- Educating developers about the costs to them in automobile dominated communities
- Reform land use policies, for example loosening or eliminating single-use designations
- Educate and engage employers
- A new approach to looking at costs. While a building in a TOD community may cost more, it may also provide more affordable housing and increase the efficiency of workers.
- Walkability is also TOD. Land use policies that encourage walkability are also likely to improve TOD in communities.
- Connect the suburbs to TOD. This increases the size of the potential workforce for any given company, which increases the value of TOD to them.
It takes Lehigh Valley residents an average of 25 minutes to get to work and The Lehigh Valley Transportation Study (LVTS) long range plan estimates a $1.7 billion shortfall for funding needed through 2030. As part of the Envision Lehigh Valley project, LANta is producing a study on Transit Oriented Development and Bus Rapid Transit. Stay tuned for more information on that report as it is expected to be unveiled very soon!
The King George Inn has been a South Whitehall historical institution since 1756, but it may soon be a modern hotel and drug store.
Cliff McDermott owned the King George Inn for 42 years before a decline in business pushed him to close the restaurant that is designated as a National Historic Site by the National Park Service. He is now working with a development company to destroy the building and build a hotel or other commercial property.
Below is a letter to the editor of the Morning Call from Renew Lehigh Valley board member and State Representative Robert Freeman.
I was dismayed to read in The Morning Call that the owner of the King George Inn and Hotel Hamilton LLC plan on tearing down the 257-year-old historic structure to make way for a new hotel, bank and possible drug store.
While some might consider this progress, it is not. We lose a significant historic structure in return for more ubiquitous suburban-sprawl commercial structures. Instead of tearing down the King George Inn, the developers, architects and planners involved in this project should incorporate the original stone structure into the plans for the hotel. Incorporating the Inn into the hotel complex would offer restaurant and bar patrons something unique and historic. The developer could even qualify for historic tax credits.
The communities of the Lehigh Valley have lost a number of significant historic structures over the years as the result of misguided urban renewal initiatives and the ever-expanding pattern of suburban sprawl that consumes our landscape. It would be a travesty to see this National Register of Historic Places building torn down when a creative plan to incorporate it into the development could save it and offer something special.
The sale of the building depends on several zoning variances and the next meeting to review those is in two weeks. In the meantime, a MoveOn.org petition has been started to send to legislators when it reaches 2,000 signatures. Right now, it has 1,760. By providing your information on the MoveOn.org page, you can add your name.
In addition to the redundancy of adding another hotel and drug store to an area that is rife with commercial amenities, given its proximity to Dorney Park, the destruction of the King George Inn would be detrimental to South Whitehall’s sense of place. Smart growth and sustainability are not concepts that we should apply only to new construction. Historic buildings have a place in creating the distinct character of a community. Some of the most notable features of the Lehigh Valley are the historic ones; the maintenance of the blast furnaces at the old Bethlehem Steel site amid new construction is one example. Revitalizing our core communities does not require demolition, but rather the careful planning of necessary commodities with respect for the heart and soul of the area.
We’ve all seen the copious quantities of garbage cans that line our streets and trash closets on collection day and it seems almost impossible that anyone could run out of garbage but it’s happened to Sweden. The country has actually run out of trash.
Cities in Sweden burn garbage for the energy to power their buildings and plants; nearly half of the structures in Oslo are powered by the burning of garbage. Sweden’s use of garbage for fuel, coupled with their extensive and popular recycling programs leaves only 4 percent of their solid waste going to landfills. What percent of household trash from the United States ends up in a landfill, you ask? An estimated 50 percent. In fact, one garbage burning plant owner in Oslo has expressed interest in purchasing American garbage. They’re already paying neighboring countries for their trash.
Available data for landfill use in the United States is a little bit old, but nevertheless startling. In 2003, Americans landfilled 2.46lbs of garbage…per person….per day. We have 3,091 active landfills across the states and while we are in no danger of running out of fill, we should consider that we may run out of land.
In the Lehigh Valley, there has been some discussion about the necessary expansion of the IESI Bethlehem landfill that operates off of Applebutter Road in Lower Saucon Township. The expansion would require a rezoning of the nearby area to accommodate waste, but the Lehigh Valley Planning Commission voted against this redesignation. So, where is the trash to go? The United States recycles 34.7 percent of its Municipal Solid Waste (MSW), burns 11.7 percent of it and discards 53.7 percent. With our population and rate of consumption, this leaves us with a lot of stuff packing our landfills while our municipalities are opposed to expanding landfills.
Should we start burning our trash for energy like Sweden? Try to recycle more? Or should we sell our trash?
What do you think is the SUSTAINABLE solution for the Lehigh Valley?
What’s in a name? That which we call a rose
By any other name would smell as sweet.
Currently a township, Whitehall is considering the requirements and consequences for their designation as a city, and from the rapid growth in its population it looks like Allentown, Bethlehem and Easton may have a new member in the city-club of the region.
Whitehall is a first class township and is eligible to change their designation to third-class city after a voter referendum and a council change to their home charter rules. Their population, at the time of the 2010 census, was 26,738 just below Easton’s population of 26,800. Although their population nearly mirrors a neighboring city, there are other considerations in changing a municipality’s designation. There are many benefits in Pennsylvania to becoming a city. For example, only cities are eligible for certain tax incentive programs from the state like the Neighborhood Improvement Zone (NIZ) and the Community Revitalization Improvement Zone (CRIZ). Cities have more departments and authorities, like their own independent housing authority, which Whitehall Mayor Ed Hozza has said would be an important element to the now-township. The increase in size and scope of municipal government that comes with a change from township to city obviously isn’t free. The idea to change Whitehall into a city is still in its early stages and the cost to taxpayers is a major consideration right now.
The proposed change in Whitehall’s designation will hopefully spark an interesting conversation in Pennsylvania about the nearly unparalleled fragmentation and silo-like nature of the state’s local governance. The process of turning into a city may cause other municipalities to consider joining in a merger with Whitehall. The city of Bethlehem is the product of several borough mergers. Bethlehem was first formed in the Borough of South Bethlehem, a separate Borough of West Bethlehem. Decades later, the Borough of West Bethlehem joined with the Borough of Bethlehem (in Lehigh County). Finally, in the 20th century, the City of Bethlehem merged with the Borough of South Bethlehem to create the City of Bethlehem that we have today. Whitehall Township has several neighboring boroughs that may benefit from a merging with Whitehall Township to become the City of Whitehall. One such borough that could benefit is Coplay. With a population of under 5,000, a shared physical border and a combined school district, their merge makes sense and wouldn’t result in a decrease of services to Coplay residents. Another benefit to the merge is eligibility for a CRIZ. The CRIZ mandates a population over 30,000 which Whitehall Township doesn’t have on its own but would with the addition of Coplay residents.
If you’re a regular reader of the Renew Lehigh Valley blog here (which you should be!), you may have already heard of the hollowing out of the urban cores in our region as the population left cities in favor of new, sprawling second class townships. This was highlighted by a 2003 Brookings Report called Back to Prosperity. Some of the contributing research for this report detailed the excessive, small-box government that plagues Pennsylvania. There are 2,562 municipalities in the Keystone State each with their own municipal governing body. They range in size from 1.5 million in Philadelphia to the Borough of Centralia with 8 residents at the time of the 2010 Census.
In this state, they are broken down into cities, townships, boroughs and one town (Bloomsburg). Within those classifications there are first class cities (Philadelphia is the only one), second class cities (Scranton is the only one) and third class cities. There are first and second class townships and unclassified boroughs.
The Lehigh Valley alone has 62 municipalities (Northampton and Lehigh Counties). This fragmentation and duplication of efforts and services promotes sprawl and inhibits regionalism. Municipalities in Pennsylvania are permitted to create their own comprehensive plans and are not bound to formally adopt the regional comprehensive plan that is written by the Lehigh Valley Planning Commission. Changes in state policy that would encourage smaller municipalities to merge with their neighbors would increase the efficiency of service provision, minimize redundancies and create a more amenable environment for regional efforts.