EASTON, Pa. — Developers of a proposed 273-unit apartment complex at a Downtown gateway got two vital zoning variances Monday.
The Confluence, set to be developed at 185 S. Third St., will be allowed to have a footprint of 77,844 square feet in an area limited to 16,000 square feet, and to be in excess of 15% of adjoining properties’ footprints, the city Zoning Hearing Board ruled.
The Confluence got conditional approval from the city Planning Commission during a meeting on April 3, after numerous residents raised concerns about the effect the apartment complex would have on parking in the Downtown District.
"We have a really strong track record of development in downtown Allentown, and we see a really strong demand for studio units."City Center Group Director of Planning and Construction Robert DiLorenzo
City Center Group Director of Planning and Construction Robert DiLorenzo on Monday said The Confluence’s total square footage had been reduced more than 180,000 square feet since the initial plans, with a subsequent drop in on-site parking.
Other changes included 35,000 square feet of “green roofs,” removing a planned cinema, switching to 273 units including studios and one- and two-bedroom apartments, and more.
“So probably the biggest change you'll see there is the elimination of condos and the addition of studios," DiLorenzo said.
"We see — Peron and City Center, we're also partnered on the marquee project, which is under construction — we have a really strong track record of development in downtown Allentown, and we see a really strong demand for studio units.
“And so we thought that by bringing some studio product here to Easton, it's also a very attainable product. But that would be a value add to downtown Easton, and a very attractive product.”
Is parking an issue?
Remington and Vernick Engineers’ Patrick Foley noted the current property is “unique” because the 50 lots that were consolidated into the current property previously could be built upon with 100% coverage.
“For the present application, we're proposing one building with multiple uses," Foley said. "Another type of project could be subdividing that into smaller parcels, different building configurations with 100 percent building coverage.
"But for this application year, we're proposing the building along the northern western and eastern edges, but also opening up the southeastern area to provide open space for our park."
“My bottom-line point is that with the addition of these projects, we've exacerbated the peak time condition to over 1,000 spaces as a shortage."Joshua Davis of Easton
During public comment, Joshua Davis, who has a degree in economics and works in the pharmaceutical industry, offered a presentation concerning the impact The Confluence could have on parking.
But zoning solicitor Rober Nitchkey Jr. said, “I am going to let you know that parking is not an issue.”
Davis detailed a 2019 parking study that he said claimed even with the newly established parking garage, there would be a parking deficit because of large-scale projects like The Confluence.
“My bottom-line point is that with the addition of these projects, we've exacerbated the peak time condition to over 1,000 spaces as a shortage," Davis said.
"And we have created that. ... Reviewing the map again, we're creating this deficit in a two-block space. Ultimately, the concerns I have are from a safety standpoint.”
'A lot of chaos and possible issues'
Davis said the garages are sometimes used as emergency parking during snowstorms.
Planning board member Matthew Loebsack asked how many times a snow emergency had been declared in the past few years, and Davis replied there were perhaps two instances in the past three years.
“I think that it would be prescient for us to consider these before we get the final approval for these projects," Davis said.
"Because if we're trying to decide them the day before, we're going to have a lot of chaos and possible issues.”
With both variances granted for the project, “you can break ground later this summer and be able to deliver the first units to market in 2026.”City Center Group Director of Planning and Construction Robert DiLorenzo
Nitchkey repeated that The Confluence developers had met the parking requirement, and any additional concerns would have had to be submitted to “the appropriate bodies” at another point.
But Davis said “it was impossible to come up with an algorithmic assessment of the actual parking until the plan was completed, which is now.”
City Councilwoman Crystal Rose, who lives in the Downtown area, also expressed concerns about the long-term impact The Confluence would have on parking in the area.
“I’m not arguing that we shouldn't put apartments here, I'm not arguing any of that," Rose said.
"I just think that I and many of the residents and business owners and people I represent would like to see more on-site parking."
With both variances granted for the project, DiLorenzo said “you can break ground later this summer and be able to deliver the first units to market in 2026.”
