BETHLEHEM, Pa. — With nearly 98% of the city built out and an ever-changing real estate market, city officials and partners have had to get creative in coming up with possible solutions to the broader housing crisis.
The city Opening Doors Steering Committee and Housing Stability Collaborative on Thursday met at Northampton Community College’s Fowler Center to update the public on measures in the works.
The Housing Stability Collaborative includes Community Action Development Bethlehem (tenant education and landlord-tenant mediation), New Bethany Inc. (rental assistance and case management) and North Penn Legal Services (access to counsel).
“The work you’re doing is phenomenal and giving people like me hope that there’s going to be real solutions that are affecting these lives."South Bethlehem resident Carlos Diaz
“There’s a lot of work that needs to be done in a lot of different spaces over a very long period of time to solve this problem,” city Community and Economic Development Director Laura Collins said.
“It’s a problem that has been building for decades and has a multitude of contributing causes. But what we will do tonight is come together as a community of folks who care and keep moving the needle.”
South Bethlehem resident Carlos Diaz told officials, “The work you’re doing is phenomenal and giving people like me hope that there’s going to be real solutions that are affecting these lives.”
Diaz said he appreciated the work from the collaborative so far and hoped to see precautions in place so accessory dwelling unit, or ADU, initiatives don’t get overrun by hedge funds or other outside investors.
All about the zoning
Asked about the possibility of putting affordable housing at the old Martin Tower site along Eighth and Eaton avenues, officials said that’s been brought up to the developer a number of times but to no avail.
One incentive for developers in such cases is theLocal Economic Revitalization Tax Assistance — but that's not always enough to draw interest.
As it stands, the Martin Tower developer legally could build 1,085 apartments on site and charge what it pleases for living costs.
"We can only, I think the right word is, ‘incentivize’ affordable housing. … We’re hoping that third-class city code changes, to allow for cities to have more tools, but right now, we only have the tools that are in front of us to be able to help us."Mayor J. William Reynolds
“If you own a property and the zoning allows for it, you’re allowed to build what you want,” Mayor J. William Reynolds said.
“We can only, I think the right word is, ‘incentivize’ affordable housing.
“We’re hoping that third-class city code changes to allow for cities to have more tools, but right now, we only have the tools that are in front of us to be able to help us.”
Bethlehem Deputy Director of Community Development Sara Satullo said she’s heard that relationship described as ‘a lot of carrots but no sticks.”
Alley house initiative
ADUs, which were a more common housing option in the city before zoning adjustments around the mid-20th century, are another option that's part of the city's housing strategy.
ADUs can take the form of a garage or attic conversion, standalone cottage or even a finished basement, offering a multi-generation, flexible option for folks to age in place and/or bring in extra income and more.
ADUs, which stand on the same lot as an existing home, are not currently allowed by right in any neighborhood in the city and would require a special variance to build.
"These aren’t tall towers that stand out or don’t fit; these are housing units that fit into the places where we live.”Karen Beck Pooley, Lehigh University professor of practice in political science, speaking on accessory dwelling units
The city, Lehigh University and New Bethany are looking to put up the program's first pilot home: a two-bedroom, 740-square-foot alley house behind 1604 W. Broad St. in West Bethlehem.
Karen Beck Pooley, professor of practice in political science at Lehigh University, is leading zoning policy research efforts.
“During the previous housing crisis, or as Bethlehem was booming, as the Steel was growing, these are a kind of unit that were sort of popping up throughout our community as a really flexible, quick way to add to our housing stock,” Beck Pooley said.
“These aren’t tall towers that stand out or don’t fit; these are housing units that fit into the places where we live.”
Bethlehem currently has 919 alley houses across more than 50 miles of alleyway, she said.
Stefko-Pembroke ambassadors
Stefko-Pembroke residents interested in sharing their concerns and ideas for a new neighborhood were invited to a discussion at 6 p.m. Oct. 22 at Northeast Community Center, 1161 Fritz Drive.
“We expect that these ambassadors are going to continue growing as community leaders over the next several years to ensure that this process is really rooted in the needs of the community and never strays from it."Community Action Development Bethlehem Director Anna Smith
The community welcomes four ambassadors, who have joined collaborative staff in surveying the area.
“We expect that these ambassadors are going to continue growing as community leaders over the next several years to ensure that this process is really rooted in the needs of the community and never strays from it,” Community Action Development Bethlehem Director Anna Smith said.
Short-term, broader help available
New Bethany Executive Director Marc Rittle said his group can help those facing hard times in the moment, or can see about getting them even further help if needed.
That could include rental assistance, case management and finding childcare, transportation, more ideal work and a better place to live.
The area doesn’t have enough emergency shelter beds and not enough affordable, transitional housing stock, Rittle said. Nearly 500 people in Northampton County are currently on wait lists for such services.
A tenant-based rental assistance program, he said, will help low- to moderate-income people or households facing an acceptable hardship.
“It’s our sort of goal to really, through case management and talking with the family, find out exactly what the triage solution is for you. And then if it is some cash that helps you in the moment, we will offer that.”Marc Rittle, New Bethany, Inc. executive director
“It’s our sort of goal to, really, through case management and talking with the family, find out exactly what the triage solution is for you,” Rittle said.
“And then if it is some cash that helps you in the moment, we will offer that.”
The last quarterly update meeting brought news of a pilot counsel program through North Penn Legal Services, offering free representation for folks facing eviction.
The firm is seeking the funds to continue that service.
This month, Gov. Josh Shapiro signed an executive order for the state to start comprehensive planning efforts surrounding the housing crisis, affordable housing and addressing homelessness.
Other strategies
Other updates on implementation strategies and more:
- Possibly adding sidewalks and a rapid transit bus stop area at Washington Avenue, Stefko Boulevard and Pembroke Road, all as an initial step in a revamp of the Stefko-Pembroke neighborhood
- Actively collecting community needs surveys from residents and businesses in the Stefko-Pembroke area
- Working with Lehigh University to find a zoning firm to help in the next steps of an ADU initiative
- Community Action Development Bethlehem has hired its first tenant advocate and organizer
- CADB is looking to develop a formal landlord-tenant mediation program to launch in January, and seeks volunteers to help
- A West Packer Avenue building owned by the Lehigh Conference of Churches is deed-restricted for affordable housing, and officials will seek grant funding to convert the structure into an 11-unit emergency family shelter
- A rental rehab program will offer incentives to create and preserve affordable housing, improve housing quality, neighborhood stabilization and prevent displacement while preserving the fabric of the community
