Oct. 28, 2026
— Jeff Ward, Lehigh Valley News Briefs
Bethlehem’s Zoning Hearing Board voted Wednesday in favor of three variances for a plan for 18 small apartments on Stefko Boulevard but denied a fourth, leaving the project’s future in doubt.
The 1438 Stefko Blvd. property was not granted a variance from a city requirement that the first floor of the proposed building have a commercial use. Other variances for lot area per dwelling, the total number of units and off-street parking were approved, 4-0 by the board.
The would-be developer can appeal the decision. Testimony on Wednesday indicated that requiring a commercial use on the first floor might make the plan uneconomical.
The plan was for efficiency-style apartments covering about 488 square feet each, with 18 parking spaces, one per unit. The zoning ordinance requires 32 spaces for 18 units, but that variance was approved.
Some small-business owners are concerned that residents of the three-story building would park on the street or in private lots, taking spots that customers use now.
The 1438 Stefko Blvd. plan was presented by David Ronca. Ronca said another person plans to develop the site. There is a home on the property now, next to Peeps maker Just Born.
The Planning Commission looked at the project in August and welcomed the concept but raised parking concerns.
“We all know there’s a very high demand for affordable workforce housing, especially in the Bethlehem area,” Ronca said at the meeting Wednesday. He said one parking space per unit, based on his experience as a developer, is sufficient. There are LANTA bus routes on Stefko Boulevard, and places to shop and work within walking distance.
The property can, without zoning relief, be used for perhaps as many as 10 two-bedroom apartments, according to documents submitted to the city. Ronca said denser development is required to make the housing cheaper, thus the 18 one-bedroom units.
The commitment to charging rents deemed “affordable” is only a verbal promise, according to a letter from the city.
The site is not suited to a commercial use, Ronca said, and Christopher Zajacek of Grace Realty said there is a surplus of commercial space in Bethlehem and a need for housing.
Attorney Victor Scomillio, representing Ronca, said the project is unique “because it’s a privately funded enterprise to provide a much needed area of housing for our community.”
Ronca said on-street parking nearby is “more than ample.”
Ross Garza of Garza’s Cutting Zone Barbershop, across the street, said the project might benefit Stefko Boulevard, but he is concerned about parking for businesses being taken by new residents.
Here’s a link to the meeting agenda from Wednesday and this link takes you to video of the meeting.
Below is an image of the project from documents submitted to the city, and beneath that, the developer’s narrative.
Here’s the developer’s story, cut and pasted from the city website:
1438 STEFKO BLVD. ZHB APPLICATION NARRATIVE
Applicant is seeking to develop a multi-family dwelling unit to accommodate true workforce housing.
The subject property is situated in the 1400 Stefko Blvd.(“Property”), in the General Commercial (CG) zoning district. On the Property is a 1940s era, single-family home that is in very poor condition and is nonconforming in this District. Surrounding properties in the immediate vicinity consist mostly of small business; combined home/small businesses;
and few single-family homes.
Based on the site location, little demand for commercial space, and fierce market competition, the property is not conducive to any commercial reuse or combined commercial/residential reuse.
The Applicant proposes to raise the existing home and construct a 3-Story, Eighteen (18) Dwelling Unit Multi-Family apartment building, consisting of approx. 490SF, “Expanded Efficiency” apartments, containing a combined kitchen, living and sleeping space and full bathroom. The Project Plan contains a full description of the units.
The market demographic of the proposed apartments is “workforce” focused, alongwith “retires” and “empty nesters”, who may be on a fixed income.
The project also contemplates eighteen (18) parking spaces. The applicant submits based on the strong likelihood the majority of the apartments will be occupied by single individuals, and parking demand will not exceed one vehicle per apartment unit. The applicant does also intend to “cap” apartment occupancy to a maximum Of two (2) tenants.
It should also be noted that with very nearby access to Lanta Bus service and vast shopping and businesses within walking distance, the applicant believes it is likely a number Of tenants may not require a vehicle, especially if employed nearby.
Notwithstanding, on-street parking is available immediately nearby on Marvine St. and Crawford St. The Attached Parking Exhibit shows on street parking availability at various times throughout a day.
The requested variances are reasonable and warranted, due to the limited commercial re-use opportunity of the property. It should be noted that the Property could “by-right” be redeveloped with possibly up to ten (10) two-bedroom apartment units, or perhaps six (6) three-bedroom units. Comparatively, there would be 20 bedrooms vs. 18 proposed,
however, with the ability to have many more occupants.
The Property, based on the foregoing conditions, presents a hardship to develop with a commercial enterprise on the first floor. A variance removing the first- floor business requirement will alleviate the parking concerns and will not alter the character of the neighborhood. The absence of a commercial use will be consistent with current use of the
Property. The density of the Property will be limited to 2 individuals per unit and one car per unit. The variances requested will be the minimum variances needed to develop the Property.
The City has need for the style of apartments Applicant is presenting. To address the community’s need, the Property cannot be developed in strict conformity with the zoning requirements.
The applicant provided a “sketch” submission to the City Planning Commission, and appeared before the Commission on August 25, 2026 to discuss the project. At the subject meeting a number of City Planning Commission members commended the applicant in their efforts to provide much needed “workforce” housing. Similar sentiments were expressed in the attached Planning Department’s August 18, 2025 review letter.
