EASTON, Pa. — A handful of variations developers are seeking to turn the former Dixie cup factory into a 405-unit apartment complex got Wilson Planning Commission's recommendation Tuesday.
The variances now go to the borough Zoning Hearing Board and Borough Council.
Those variances addressed the number of parking spots for the proposed commercial part of the project, the size of the spaces, a property buffer that couldn't be accommodated, and the size of light post mountings on the property.
Just last week, Skyline Investment Group at a Northampton County Council committee meeting unveiled plans to turn the factory into a mixed-use complex.
While the variances were largely uncontroversial, evaluating them yielded some contention between two commission members.
What's in it for Wilson?
Fred Boettinger and Jeffery Bracken got into a bit of a tiff in regard to a TIF, or tax incremental financing district — a process by which a municipality can divert future property tax revenue increases from an area or district toward a project in the community — even though that item wasn't necessarily to be part of the evening’s discussion.
“The developers are asking for us to do something for them, and the TIF is doing something that's not for the good of Wilson Borough," Bracken said.
"So I don't think it's advantageous for us to say yes and move forward until something changes. So I think this should be tabled until those situations change.
"That's my opinion, and I think it needed to be said tonight, because I know nobody else there's probably going to stand up and say that. So I wanted to set the tone and say that in the public forum.”
"I would disagree that there's not a benefit for Wilson, at least in my opinion, and I think that we feel very strongly about that.”Skyline Development Group consultant Claudia Robinson
Boettinger responded to Bracken, who had called into the meeting, by saying, “You don't have a clear understanding of the purpose of the proceeding tonight.”
After some back-and-forth, Bracken stated he had not asked anything about a TIF.
Skyline Development Group consultant Claudia Robinson tried to address Bracken’s concern over the project not benefitting the borough, saying the property has been vacant for years and that making it into housing is a benefit.
He said the very cost of the project would exceed its value.
“And that's just the way it is because of the costs involved, and that it is to the benefit of Wilson Borough — to have this property converted into an incredibly attractive housing development that has public space and area for all the residents of Wilson,” Robinson said.
“And so I'm not saying that there's going to be a decision made today. But I would disagree that there's not a benefit for Wilson, at least in my opinion, and I think that we feel very strongly about that.”
Regarding a TIF the developers have with Northampton County, valued at about $1 million, Bracken said, “We wouldn’t see a dime of that.”
Robinson said revitalization of the property is a benefit for the community, but Bracken said, “The county is going to get that type of money, and it may trickle down in some form, that’s possible, but we don’t know that.”
Bracken said, “I can’t say yes tonight, and I don’t think we should move forward with this meeting tonight until it’s tabled, until other things get ironed out.”
Nevertheless, the discussion on the variances the developers were seeking continued.
Variances recommended
Variances recommended were the number of parking spaces for the commercial portion of the property, a 20-foot-wide buffer around the perimeter of the tract to be landscaped for shade trees and shrubs, a reduction in the size of parking spaces and an allowance for lighting with a mounting height of 25 feet.
“The concept really ... [is] to build really an homage monument using the original Dixie Cup, recognizing the importance of Dixie Cup company to the area, so that it really is looking to feed off of the bike trail.”Skyline Development Group consultant Claudia Robinson
Developers asked for the required 68 required spaces for the commercial area be cut to 43. Robinson said the proximity to the D&L Trail would help to draw walkers and bikers to the property and, as such, full-capacity parking wouldn't be needed.
“The concept really came from other types of venues around the country," Robinson said. "The focus was folks and their pets. The food that we would be serving is more light fare, the whole idea is to complement the bike trail that is adjacent.
"And also to build really an homage monument using the original Dixie cup, recognizing the importance of Dixie Cup Company to the area, so that it really is looking to feed off the bike trail."
As for the buffer issue, Senior Project Manager Neil Griffin said developers intend to construct an access drive reaching the commercial areas within the 20-foot zone.
“And then along the west of the site, backing up to the bike trail, there's already significant green space buffer there," he said.
"But by removing the buffer, we're able to provide a better connection and we’re actually going to have the bike path as a continuous route.
"And we’ll also have a triangle that comes onto the site onto that commercial property that allows us to do that movement.”
Lighting and parking
Griffin said the northern part of the site features a fire-access easement that has been determined necessary.
Boettinger asked whether a variance from the easements was “a condition of the land,” and nothing to do with the proposal, which Griffin confirmed.
"If you ask your police force, they might say, ‘Hey, give us all the light you can because it's better.’ So I think that is something that you all need to discuss among yourselves."Skyline Development Group consultant Claudia Robinson
Discussions regarding the variance for lighting — the developers requested a 25-foot limit as opposed to the standing 16-foot limit — raised some mild concerns about light pollution.
Commissioners asked about the hours of operation for the lighting, and whether they would be photocell powered.
Robinson said security and safety for residents and other people on the grounds was a top priority, and as such, lighting was an important topic — one which the developers were open to negotiate.
“We will work with you on that," Robinson said. "I'm just telling you; we're sort of agnostic. We definitely need to do something.
"If you ask your police force, they might say, ‘Hey, give us all the light you can because it's better.’ So I think that is something that you all need to discuss among yourselves to some extent with the local police force and the fire marshal, because everybody has an opinion."
Talk about the size of parking spaces, which the developers intend to be measured at 8 feet by 16 feet, was quick, with the commissioners agreeing the change from the standard 10-foot width had changed over the years.
Other project issues discussed
Follow-up discussion on site remediation touched on the removal or containment of lead and asbestos from the property.
“The reality of it is, it’s mostly removal, because if you look at the condition inside the building, there’s not a lot to encapsulate, if you get my drift,” Robinson said.
Robinson said that generally, an environmental engineer company will handle remediation, after the state Department of Environmental Protection would do site testing.
Questions concerning traffic during peak hours, particularly over the assumption of 195 vehicles leaving the facility in the morning — were quickly addressed.
“During the design process, we work with traffic planning and design to figure out how we can arrange the entrances in such a way that we minimize … the impact on the broader area,” Griffin said.
The variances will be addressed at the borough’s next zoning meeting on May 28, followed by a council meeting on June 10.
