In a 3-2 vote July 18, the Bethlehem Historic Conservation Commission denied a certificate of appropriateness to ArtsQuest’s proposal to demolish the entire complex of Banana Factory buildings on the Southside. Voting against were Chairman Gary Lader, Vice Chairman Craig Evans, and Ken Loush. Voting in favor of the proposal were Mike Simonson and Roger Hudak.

Desiree Strasser attempted to attend virtually but was unable to log in.

Representing the Banana Factory Arts Center at 25 W. Third St. was ArtsQuest CEO Kassie Hilgert and architect Todd Chambers from MKSD.

In a December 2018 meeting, the commissioners had reluctantly supported the demolition of three of the older structures and contemporary infill in the former industrial and retail group of buildings that is home to artists’ studios, classrooms and art galleries. Two of the buildings, considered historically contributing were to be incorporated into the new construction of the expanded arts center. Although tabled, the HCC agreed the $16-18 million project was heading in the right direction.

Citing delays brought on by the COVID-19 pandemic and soaring costs, Hilgert and Chambers presented a revised proposal to raze the entire complex owned by ArtsQuest and build a new five-story Southside cultural center on the site.

“This is an issue of equity. All of our programs at the Banana Factory can be accessed by anyone of any background and financial need,” said Hilgert.

Hilgert said, “Keeping the two contributory structures of the six buildings that make up the Banana Factory inflates the cost of the project to the point that it cannot sustain itself. In other words; undue economic hardship.”

They argued that with inflation, retaining the terra cotta D. Theodoredis Wholesale Banana Co. warehouse and the circa 1925 one-story former auto parts store that currently houses the Crayola Gallery, as approved in 2018, would now cost an estimated $29,3.

Razing all the buildings and replacing them with new construction would run $22,126,375. The nonprofit would save $7,237,241.

Already approved for demolition are a heavily-altered 1885 residence that once housed a brothel, the 1953 addition to the warehouse, a circa 1960 garage, and infill built in 2000. These were considered “non-contributing.”

During public comment, the majority of the dozen speakers supported ArtQuest’s request. Among them were Bill Woodruff, Lee Riley, Gregg Feinberg, Vicki Doulé, Mario Galante, Lou Fromm, Orville Trout, all affiliated with the organization, and resident Kevin Janus.

Feinberg related Stanley Theodoredis, grandson of the Wholesale Banana Co. owner, said to him, “There is no historic value to those buildings. Those buildings are just old.”

Pushing back were residents Stephen Antalics and Bill Scheirer. While expressing great appreciation for ArtQuest’s mission, they balked at the proposed demolition.

Antalics described how he had “developed double vision” after leaving Bethlehem 70 years ago and returning 20 years ago. “One eye sees Bethlehem 70 years ago. The other eye sees Bethlehem today,” he said. Antalics said the Northside looks much the same thanks to timely preservation efforts. He lamented only a “remnant” of historic buildings remain south of the Lehigh due to a much later preservation effort.

There to represent other projects, architect Christine Ussler, a former HCC historic officer, acknowledged that both sides had valid points during public comment.

“I feel there are other opportunities that haven’t been explored,” said Lader while casting his vote. He also expressed concern on possibly setting a precedent.

Ussler from Artefact scored unanimous COAs for the two projects she represented.

Entry level storefront renovations for 125 E. Third St. that complement previously approved window replacement on the upper façade were OK’d. The storefront framing materials are to be dark bronze anodized aluminum. Treatment below the storefront windows will depend on the successful removal of incompatible brick. They would be covered with tile referenced in a freehand sketch.

It was stipulated that further details be provided as original architectural elements are revealed when plywood panels and other contemporary infill are pealed away.

The installation of a 42-inch steel railing on the second floor open area at the side and rear of the back addition was approved.

Detailed drawings of the proposed final configuration will be submitted at a later date.

The three-story building was built circa 1910 is owned by Southside 125 LLC.

Ussler’s proposal to renovate the existing two-story front façade and a portion of the side wall of 210 E. Third St. was approved.

Her plan for removing the 1960s-era cement-based Formstone applied over the original face of the structure and repointing the historic brick beneath was welcomed by the commissioners. Infill material below the first floor windows is to reveal the lower portion of the original frames. Exposing the original transom is another goal along with installing historically-appropriate windows flanking a new entrance door. An etched privacy film would be applied over the glass as the current tenant is a church congregation.

The applicant is to return with additional details for a sign band, replacing the vinyl siding along the eastern wall, a concrete code-compliant ADA ramp, and a brick screen and gate for along the side yard.

When Lader opened the floor for public comment, Scheirer responded with, “Anything Chris Ussler is associated with I generally support.”

The heavily altered is owned by 210 E. Third St. LLC.

The Bethlehem HCC is charged with the task of determining if new signs or other alterations to a building’s exterior would be an appropriate fit for the neighborhood in one of three designated historic districts.

Obtaining a certificate of appropriateness is only a first step for business owners and residents in a designated historic district who wish to make alterations to a building’s exterior. The commission’s recommendations are later reviewed, and then voted on by city council before any project is allowed to proceed.