BETHLEHEM, Pa. — A community’s reimagining of the Stefko-Pembroke neighborhood has reached the end of its planning phase.
This week, everyone and their families are welcome for free food, candy and a look at current plans for a new, mixed-income housing community envisioned for Pembroke Village along Fritz Drive and the surrounding area.
Bethlehem Housing Authority and the city will hold a trunk-or-treat celebrating the occasion from 5 to 7 p.m. Thursday, Oct. 9 at Northeast Community Center, 1161 Fritz Drive.Bethlehem Housing Authority
Bethlehem Housing Authority and the city will hold a trunk-or-treat celebrating the occasion from 5 to 7 p.m. Thursday, Oct. 9, at Northeast Community Center, 1161 Fritz Drive.
Costumes are welcome, and children should bring bags for candy, according to an event release. The event’s rain date is Saturday, Oct. 11.
Approaching the end of a two-year, community-driven planning process, officials have drawn up a “build-first” proposal to replace the aging Pembroke Village public housing development and its 196 units with a variety of mixed-income offerings.
It also would upgrade neighborhood amenities, according to Bethlehem Deputy Director of Community Development Sara Satullo.
Avoid 'islands of poverty'
The Choice Neighborhood Transformation Plan was kickstarted by a half-million-dollar planning grant from the U.S. Department of Housing and Urban Development two years ago.
It now features 456 new living units at an 80%-to-20% mix of affordable and market rate.
“It’s like this kind of holistic approach to ensuring folks have everything that they need to be successful, and to try to deconcentrate poverty."Bethlehem Deputy Director of Community Development Sara Satullo, on the Choice Neighborhoods Program, which is in place to redevelop distressed HUD properties and improve quality of life locally
“It’s like this kind of holistic approach to ensuring folks have everything that they need to be successful, and to try to deconcentrate poverty,” Satullo said of the Choice Neighborhoods Program, which is in place to redevelop distressed HUD properties and improve quality of life locally.
The BHA tenant’s rent would continue to be 30% of adjusted gross income, “both during temporary relocation and potential re-occupancy at redeveloped sites,” according to plans.
And current research points to mixed-income communities having a higher quality of life, Satullo said.
Those areas also allow community planners an opportunity in “really rethinking what public housing could look like” and avoiding "islands of poverty."
Community at the forefront
Project drawings show two-story townhomes, two- and three-story walk-up apartments and two four-story buildings with elevators and balconies for seniors and tenants with disabilities.
New neighborhood drawings show a new central community resource center for supplementing operations at Northeast Community Center.
A central lawn nearby features a performance space, playground and could end up with a splash pad.
Satullo said plans are currently in the works for safer routes to local schools such as Marvine and Lincoln Elementary.
And Dutko Park, a “gateway” greenspace between Stefko Boulevard, Pembroke Road and Washington Avenue, is in for pedestrian safety and recreation upgrades as part of the neighborhood makeover.
The new homes would be offered with priority for Housing Authority residents who are both interested and in good standing, according to plans.
Satullo said officials would apply for upwards of $50 million in Choice Neighborhood Implementation Grant money whenever that’s next available. The build is expected to take 5-7 years.
However, without that money, Satullo said the project could take upward of 15 years, as officials would have to pursue funding using the Low-Income Housing Tax Credit and other means.
'Rethinking what public housing could look like'
The project as planned would come with a 1-to-1 replacement of the 196 units at Pembroke Village.
The 19.5-acre New Deal-era public housing project in Northeast Bethlehem, home to a national historic district, was built in 1941 and is operated by Bethlehem Housing Authority.
It’s the oldest existing public housing property in Bethlehem, which made it a natural contender for Bethlehem’s Choice Neighborhoods application, Satullo said.
“Just having a safe house isn’t enough. Choice really recognized the idea that you need to go beyond just fixing housing — so that’s why it focuses on people, housing and neighborhoods."Bethlehem Deputy Community Development Director Sara Satullo
“Just having a safe house isn’t enough,” Satullo said. “Choice really recognized the idea that you need to go beyond just fixing housing — so that’s why it focuses on people, housing and neighborhoods.
“You’re getting somebody in safer housing, high-quality housing that is affordable to them, but you’re also making sure that they have access to jobs, food, health care and schools.”
Getting to this point has meant a slew of meetings for the steering committee, working groups, community ambassadors and other volunteers.
Officials even took a group to Philadelphia to see its take on a Choice neighborhood in the Sharswood area.
Moving forward, residents said they wanted to form a neighborhood council, take on a wellness and nutrition program and implement a neighborhood rebranding.
Workforce training opportunities could be offered through Northampton Community College, Lehigh Valley Health Network, St. Luke’s University Health Network and other local employers, according to plans.
Home ownership opportunities could come through Habitat for Humanity.
More details
Here’s more on the rebuild and surrounding area:
- Pembroke Village is made up of 464 household members; 180 households; 11% African-American, 6% Caucasian, 1% Asian/Other, 82% Hispanic/Latino
- Within the Pembroke Choice Neighborhood, market-rate rents likely would range from $1,200 a month for a one-bedroom apartment, $1,700 for a two-bedroom apartment, to $2,100 for a three-bedroom apartment
- Newly constructed two- to three- bedroom, market-rate townhomes (of 1,000 to 1,400 square feet) would cost $225,000 to $300,000
- The 456 units include 164 one-bedrooms, 214 two-bedrooms, 56 three-bedrooms and 22 four-bedrooms
- A Neighborhood Partnership Program tax credit award could be used to establish a Community Resource Hub
- Five local bus routes run through the area, with enhanced services planned
- Neighboring Marvine Village opened in 1952. Pheifel Homes, Bayard Homes and several other developments are within the proposed area.
Area statistics
Here are some statistics from the residential data:
- Goal to get 60% of the neighborhood to share their thoughts; officials met with 53% of BHA households at Pembroke Village, going door to door all summer with bilingual teams, gift-card incentives and food for compensation
- Average annual household income of $28,597
- Mostly one- and two-person households; the Top 3 most prevalent age ranges were 10-19, 0-9 and 30-39
- Median household income of $30,923; about 26% of household member income comes from Social Security or a pension, and 1% of the income comes from unemployment. Nearly half of household income come from some sort of general assistance program
- 64% of residents satisfied with their current living arrangements; Satullo lightheartedly called it “a front-porch community” at heart, even though residents don't currently have them
- 56% interested in becoming homeowners
- Residents requested a splash park, barbecue picnic area and pavilion, playground, bakery, cafe, health clinic and barber salon
- 71% of households have a bank account
- 40% have access to internet with a smartphone
- 48% of residents reported having a physical or mental disability
- 39% consider themselves in good health
- Residents want broader work experience in health care, agriculture and computer skills.
The area
The tract that includes Pembroke Village is home to 4,217 residents, identifying as 38% white, 13% Black and 64% Hispanic or Latino, according to the 2020 U.S. Census.
Taking up about 0.7 of a square mile, the Bethlehem Choice Neighborhood runs along the area south and east of Stefko Boulevard, west of Livingston Street and the city limits, north of the Lehigh River and north of Pembroke Road.
It’s about a mile east of Downtown Bethlehem, and is home to Just Born Quality Confections' world headquarters, Stefko Shopping Center and Marvine and Lincoln elementary schools.
