The Town Planning Board of Bethlehem meeting turned into a game of musical chairs in between two public hearings on Tuesday, March 18, as dozens of residents crammed into the hallways of Town Hall to voice their opinions on two major planning proposals.
Hearings on the Mystic Woods development and the 40-condominum proposal on the Verstandig’s Florist lot were held back-to-back at the meeting, with crowds overwhelming the small meeting room across from the Town Hall auditorium.
With as many as 60 residents waiting outside of the planning board meeting room, which was already filled to capacity, the meeting was moved across the hall for the condominium proposal.
Keystone Builders owner Stephen Bolduc revealed his plans to build 40 high-end condos on the Verstandig’s Florist lot off of Delaware Avenue. Bolduc originally brought his plans to the planning board in early February, and the board asked him to return for a public hearing.
The units will sell between the `low $300,000 and $400,000 range,` according to Bolduc.
`Since then, we’ve been working on the renderings,` Bolduc told residents at the meeting. `We’ve done a lot of hard work on this. We’re at a part where we’d like to proceed with the project. That’s why you’re here tonight: to give us comments.`
Well over a dozen residents made statements to the board about Bolduc’s project for over an hour.
A handful of residents praised the project and said they were happy with the plans.
Bolduc plans to transform the five-acre lot at 445 Delaware Ave. into nine, two-story buildings with 40 condominiums. A little more than two of the five acres would remain green space. There are greenhouses, a florist shop, and a home currently on the lot, which are slated for demolition in Bolduc’s plans.
Saratoga Associates architectural and engineering firm presented the plans with Bolduc.
It calls for 64 parking spaces, up from the required 60 spaces, and a circular access road to Delaware Avenue that will allow for two-way traffic. A storm water basin is to be built underground in order to collect runoff and storm water.
Construction plans show gray architectural shingles for all over the buildings with various siding and shutter colors. The overhead doors will be `carriage style doors,` according to Bolduc.
The biggest concerns of the residents who spoke were excessive runoff water, storm water management and traffic. There were also some comments about landscaping, the appearance of the condos, when workers would begin construction, lighting, the environmental impact, and exactly who will be moving into the project.
`I have concern with the drainage and I would like you to examine it before construction begins,` said Steven Bukowski. He also asked, `How can you say there will be no environmental impact?`
Resident Alon Dolmnitz agreed, saying, `I’ve also had some concern with the drainage here.`
Dolmnitz said he was in favor of the project in general, but he wanted to know what energy-saving measures would be included.
Bolduc told residents that the project will be `energy conscious,` and that Keystone Builders would use the best techniques available, as well as install Energy Star appliances.
`We use a very high-quality product; it is very green and very expensive,` Bolduc said of materials he will be building with, including a new spray foam insulation that he said is environmentally sound.
`The foam saves about 20-percent usage in energy consumption and we will be using high-efficiency appliances and furnaces,` Bolduc said. `Hopefully it will save everyone in the long run.`
Planning Board Chairman Parker Mathusa said all of the resident’s comments would be taken into consideration as the board looks over the plans.
Bolduc told residents that he would like to begin in May, but Mathusa said it will likely take longer.
`While there’s interest to move ahead, I want to make sure that some of the details are worked out,` Mathusa said. `Like the old saying goes, ‘the devil is in the details.’`
Bolduc does not actually own the property yet, he said, saying that a deal is in place with Robert Verstandig, the florist shop’s owner and operator. Bolduc said that the property would be sold to him pending planning board approved.
Verstandig’s is currently still open, but a move could be quick, pending approval, said both Bolduc and Verstandig.
Aside from water concerns from a number of neighbors, traffic issues also came up several times.
The plans showed that the project would produce roughly 21 cars per hour, but project engineers said that Verstandig’s currently has 33 cars per hour. Many residents said they were skeptical of the numbers and asked for a traffic study.
Mathusa said after the meeting that he would like to see more details on traffic, lighting and landscaping plans.
`If you try to back your vehicle out on Delaware Avenue at 7 a.m., you need God’s help,` said Mary Rodgers. `I think it’s deceptive to use that information,` she said of the car-per-hour estimates.
She asked for a traffic study, as did other residents.
`I’d also like to request that instead of using the same color styles that they use colors that complement the sidings,` said Bob Marriot of Delaware Avenue. `It’s going to look like a bunch of college dormitories.`
Aside from water and traffic concerns and a few aesthetic comments, no residents spoke out against the proposal itself at the meeting.
Bolduc said he appreciated the town’s input and wants to move forward his project and incorporate what he heard from the residents.
`We’re trying to do our best here. These are high-end units and we will build these the best that we know how,` Bolduc said. `This is the project of my life, and I want to do it right.`
Mathusa said the board would now work with the county on the plans, but said he expected that approval would take a few weeks longer than Bolduc’s anticipated May starting date.“