Home Care In Mt. Bethel, PA

The Portland Generating Station in Upper Mount Bethel, Pa., opened in 1958 and operated as a coal-fired power plant until 2015 when the facility’s boilers were shut down under a court agreement with then-owner NRG Energy. The reason? Pollution and environmental concerns. Since then, the plant remained dormant, “as an eyesore on the Delaware River,” according to Lou Pektor, president of River Pointe Commerce Park, the company that took over the 162-acre site and the adjacent 640 acres in 2021 with the intent to build a massive industrial campus over the next decade.

The project site has varying topography, which will be used as an asset to effectively tuck larger footprint structures with varying heights into the side of rolling hills while minimizing view shed impacts. Image courtesy of River Pointe Commerce Park

The site has been undergoing substantial remediation work, beginning with the demolition of the former power plant—specifically, the removal of 700,000 square feet of post-industrial infrastructure, including two massive 480-foot-tall smokestacks that tower over the Delaware River and that once emitted sulfur dioxide into the skies over the Lehigh Valley and Northwest New Jersey.

Commercial Property Executive asked Pektor to expand on the potential economic impact of the project on the Lehigh Valley area. All planned buildings still need final land development authorization from the Upper Mount Bethel Township.

What inspired the River Pointe Commerce Park project? What is the vision behind this transformation?

Pektor: Several factors inspired this project.

One is its strategic location. Located along Interstate 80 at the Pennsylvania-New Jersey border in Upper Mount Bethel, River Pointe Commerce Park and River Pointe Commerce Park East can reach one-third of U.S. consumers within a one-day drive. It is also within 70 miles of major international airports and prominent ports.

Known as a ‘great place to live, work, play and learn,’ this site offers the combination of a strong regional labor market, established workforce development opportunities, exceptional quality of life, highly ranked health-care access and more than a dozen universities, all serving as key elements that add to the unparalleled attributes of this site.

Another factor is power. Because of the site’s history as a power plant, River Pointe can provide large volumes of power with direct connection to transmission at both 115 kV and 230 kV levels. This allows the park to cater to the high-energy demands of more complex industries than the typical warehouse.

READ ALSO: Manufacturing’s Comeback Boosts Industrial Space Demand

We also had an expansive industrial footprint and allowable heights. River Pointe Commerce Park and River Pointe Commerce Park East combined will make up more than 8.1 million square feet of industrial footprint across 16 buildings of varying sizes on 800-plus acres. The scale and array of square footage, and allowable heights of up to 100 feet enable the park to cater to a vast set of users and to create an ecosystem.

Additionally, utilizing the existing Norfolk Southern Rail that once hauled in coal to the power plant on East, River Pointe can attract users with diverse distribution needs. Furthermore, River Pointe Commerce Park benefits from the Local Economic Revitalization Tax Assistance Act. LERTA phases in real estate taxes on the improvements made to the property over 10 years, whereby taxes are increased by 10 percent each year until the fully assessed value is reached in year 11.

[…] River Pointe Commerce Park stands as a beacon of progress in revitalizing manufacturing in both the Lehigh Valley region and the U.S. as a whole. In recent years, the Lehigh Valley region has demonstrated robust growth in manufacturing, now constituting nearly 20 percent of its GDP. The project will contribute significantly to economic growth and stability by generating over 4,000 good-paying manufacturing jobs and creating a much-needed source of tax revenue for the region.

What does it take to convert this former brownfield site into a risk-free area? What methods will be used/have been used at River Pointe Commerce Park?

Pektor: River Pointe Commerce Park is dedicated to undergoing site remediation through the Act 2 program to turn the former power plant into an economic engine. Countless engineers and environmental experts have been brought on for in-depth site investigations and environmental analysis to develop the remediation, demolition and environmental preservation plan for the site’s reuse. Additionally, River Pointe Commerce Park is working closely with all related government entities to ensure all remediation requirements are adhered to and met.

What’s most challenging about this phase of the transformation?

Pektor: The most difficult part of the transformation at the former Portland Generating Station is the amount of time environmental preservation, remediation and demolition efforts take. River Pointe Commerce Park works with several experts to conduct extensive studies that guide the remediation approach. The 162-acre site of the former power plant is the only portion of the 800-acre project that must undergo remediation through the Act 2 program.

The project site has varying topography, which will be used as an asset to effectively tuck larger footprint structures with varying heights into the side of rolling hills while minimizing view shed impacts. Building layouts are located to maximize the preservation of open space and are respectful of the natural environment, its constraints and characteristics. Instead of creating a cleared site with a blank slate to build from, existing vegetation and natural habitats have been incorporated into the master plan designs and building locations. Existing old-growth wooded areas will serve as additional visual buffering. Architect-driven façade details on buildings will also ensure aesthetics are incorporated versus the typical construction of white industrial ‘boxes’ for manufacturing.

How long until the area is risk-free for the new use?

Pektor: This 162-acre site that houses the former coal plant and requires remediation will be subdivided to accommodate a well-planned development timeline. This site will be developed in phases and subdivided to accommodate the planned phases. Remediation of the southern portion of the site under the Act 2 program will be accomplished through soil capping—a combination of building construction and a layer of fresh soil where building and parking areas are not planned. The current development timeline estimate is for the areas requiring remediation to be constructed by the end of 2025.

Did you access any governmental cleanup grants for this project?

Pektor: In 2022, the Redevelopment Assistance Capital Program awarded River Pointe Commerce Park $500,000 for remediation, removal and disposal of asbestos-containing materials at the former power plant, in addition to demolishing one of the decommissioned boilers on the site. River Pointe Commerce Park is still exploring other governmental grants to assist with financing its cleanup efforts.

In October, the project received conditional use approval to develop a 1.5 million-square-foot building. What exactly does conditional use approval mean for River Pointe Commerce Park and what is the next step?

Pektor: Before the conditional use approval, the project had proposed constructing three separate buildings totaling more than 1.6 million square feet. With conditional use granted, it now has the option to combine these three buildings into one, totaling 1.5 million square feet. The conditional use approval is significant because a building of this size will help River Pointe Commerce Park attract a world-class manufacturer who is looking for a larger, adaptable footprint.

River Pointe Commerce Park road front. Rendering courtesy of River Pointe Commerce Park

What is the project’s overall timeline?

Pektor: To build a development of this size, numerous government approvals are required. In 2023 alone, River Pointe Commerce Park received approval on the following plans: conditional final plan approval for the subdivision at RPL East LLC, where the former Portland Generation Station power plant is located; conditional final land development approval for the first building on Lot 1E; conditional use approval to construct a 1.5 million-square-foot building; conditional preliminary plan approval for subdivision and infrastructure improvements; conditional preliminary plan approval for Lots 1, 2 and 6 and the ability to create Upper Mount Bethel Township’s first municipal authority to oversee sewer and wastewater operations.

The northern end of the project is expected to break ground in 2024, with subsequent lots breaking ground shortly after.

What is most exciting about the project?

Pektor: The master-planned industrial park has many eco-centric and self-sustaining features not typically found in many industrial parks, such as the 5 miles of walking trails incorporated into its design. But one of the most exciting aspects of River Pointe Commerce Park’s plan is its self-sustainability through the established Neighborhood Improvement District. The NID is a way for River Pointe Commerce Park, and any other companies that are located at the project, to financially support infrastructure maintenance management and community resources, including fire, security and EMS services, roads and stormwater management.

The proposed NID budget allocates $100,000 a year for Township Parks, Recreation and Culture, which will nearly double the township’s budget and allow for new community activities without increasing property taxes; $2.5 million for public safety and emergency equipment; $150,000 annually for stabilizing the Township’s ability to provide fire and life safety measures for all its residents; and $3 million for a municipal improvements complex, which will include a public environmental education center.

U. MOUNT BETHEL TWP., Pa. – By a 3-2 vote Monday evening, the Upper Mount Bethel Township Board of Supervisors voted to grant conditional use for a 1.5 million-square-foot building in developer Lou Pektor's large commercial development known as River Pointe Logistics, or RPL.

RPL's proposed development calls for a 12-building industrial park to be constructed on nearly 800 acres of land near the eastern edge of Upper Mount Bethel Township, Northampton County, in the Slate Belt.

Included in this proposal is the consolidation of Lots No. 4 and 5 from three industrial buildings into a single, 1.5 million-square-foot building at 2785 N. Delaware Drive (Route 611). The developer — represented by attorney Marc Kaplin — sought a conditional use approval from the township to advance this building during public hearings in August and September.

Monday's meeting revolved around various "conditions" that would be imposed on the developer by the township.

Township solicitor Ron Karasek said the developer had already agreed to nine such conditions prior to Monday, most of which were related to compliance with township zoning ordinances on health, noise and sewage discharge issues.

Board Chairman Martin Pinter introduced another condition to prevent "high-cube warehousing" such as those often used by Amazon.com Inc. and Alibaba Group Holding Ltd., to which Kaplin also agreed.

"We are in agreement that there will not be an Amazon or Alibaba use on the property," Kaplin said.

Township engineer Justin Coyle advised against granting the conditional use, as he believed he lacked all necessary information about the specific use. The developer should submit a detailed letter of intent and detailed renderings of the proposed building before gaining approval, Coyle said.

"We just, in my opinion, don't have all the information to move this forward," Coyle said.

Backing Coyle, Supervisors John Bermingham and David Friedman strongly expressed their disapproval of advancing the project to the land development stage.

"I'm going to listen to our engineer," Bermingham said. "...To do otherwise is reckless."

Pinter, Vice Chairman Robert Teel and Secretary David Due voted to grant conditional use, while supervisors Bermingham and Friedman voted against it.

In other news, the township considered a motion made by Bermingham to move the date of this year's trick-or-treating from 1 p.m. to 6 p.m. on Saturday, Oct. 28, to 2 p.m. to 4 p.m. on Sunday, Oct. 29.

Bermingham said he was proposing the date change in response to residents who told him they would prefer trick-or-treating to occur on Sunday as it traditionally is. Five hours was also quite long for people to be home handing out candy, Bermingham said.

According to Pinter, changing the date on such late notice would inconvenience local businesses that have planned for trick-or-treating on Oct 28. Teel agreed and encouraged Bermingham to propose the change earlier in future years.

Bermingham withdrew his motion after hearing these considerations, meaning that trick-or-treating will be held on Saturday, Oct. 28, from 1 p.m. to 6 p.m. as originally scheduled for this year.

The Upper Mount Bethel Township Board of Supervisors will meet again on Monday, Oct. 23.

U. MOUNT BETHEL TWP., Pa. – At a special meeting Monday night, the Upper Mount Bethel Township Board of Supervisors voted to dissolve its municipal sewer and wastewater authority less than six months after its creation.

Upper Mount Bethel supervisors approved the creation of the township's first-ever municipal authority, proposed as part of the River Pointe Logistics development.

Established by the township's previous administration by a 3-2 vote back in September, the authority was designed explicitly to manage the future sewage and water needs of River Pointe Logistics (RPL), a sprawling industrial development proposed by developer Lou Pektor. RPL calls for more than 6 million square feet of building space on 800 acres of land at 2785 N. Delaware Drive/Route 611.

Since last fall, the new administration led by board Chairman John Bermingham — often a vocal opponent of RPL-related proposals — has taken a more critical approach toward the development. The board voted unanimously in February to hire the law firm Gross McGinley LLP to investigate how to go about possibly disbanding the municipal authority, setting the stage for Monday's special meeting.

The meeting began with a roughly 30-minute public comment session during which residents spoke both for and against maintaining the authority. As many residents rely on wells and septic systems, the township had previously lacked any authority for sewage issues.

Proponents of the authority argued it served as a means for the township to regulate RPL's sewage proposal, which attorney Marc Kaplin said involved the developer constructing a 30,000-gallon maximum wastewater system available to certain township properties not owned by Pektor. Ceding this control would allow the developer or a third party to install a system not necessarily beneficial to residents without oversight, according to the authority's supporters.

"If you take that control away from Upper Mount Bethel Township, you're sadly mistaken," said Robert Teel, chairman of the township's planning commission.

Opponents said the creation of the authority had been rushed by the previous board, as it was established before obtaining an Act 537 agreement with the Pennsylvania Department of Environmental Protection and not recommended by township engineer Justin Coyle. Creating the authority was akin to "putting the cart before the horse," board Secretary Cori Eckman said later during the meeting.

Following public comment, supervisors took turns discussing their thoughts on maintaining the municipal authority, largely agreeing about the merits of the authority as a concept and that some action was needed.

"If we keep ignoring it, it's going to get worse," said Supervisor Jonathan Erler.

"I'm not in favor of it (now), but I'm in favor of having more discussions," said board Treasurer Jason Albert.

In what has become routine at Upper Mount Bethel meetings, Kaplin interjected multiple times during the board's discussion, prompting several heated exchanges with Bermingham.

After almost an hour of discussion, Vice Chairman David Friedman motioned to table a decision for one month. Friedman's motion was seconded by Eckman, but later withdrawn after supervisors agreed to allow Pektor to address the board.

Pektor used the opportunity to criticize the township's new administration for delaying progress on his development after he had vowed to invest his own money to go beyond some township requirements. Bermingham responded forcefully, leading to another heated exchange in which both men called each other "untrustworthy."

Ultimately, Pektor's speech prompted Friedman to withdraw his initial motion and then motion to dissolve the municipal authority entirely by transferring its assets directly to the township. The motion passed by a 3-2 vote, with Bermingham and Eckman joining Friedman in favor, and Albert and Erler opposed.

"I held out an olive branch, and I was kicked in the head," Friedman said of allowing Pektor to speak, drawing some audible criticism from members of the public.

With the vote finalized, Bermingham concluded the meeting by vowing that the board would "go back, start from the beginning, and get it (the municipal authority) done the way our engineer said."

The Upper Mount Bethel Township Board of Supervisors will hold its next regular meeting on Monday, March 11, according to the township's calendar.

UPPER MOUNT BETHEL TWP., Pa. – At a contentious hearing Monday evening, the Upper Mount Bethel Township Board of Supervisors voted to delay conditional use for the large commercial development proposed by River Pointe Logistics.

The proposed development calls for a 12-building industrial park to be constructed on nearly 800 acres of land — which partially sits on the eastern edge of Upper Mount Bethel Township, Northampton County. The site is along the Delaware River and near the Portland-Columbia toll bridge, which provides easy access to Interstate 80 across the river in New Jersey.

Monday’s 4-hour hearing revolved around River Pointe’s plan to consolidate three previously proposed buildings on Lots No. 4 and 5 of the site into one massive, 1.5 million square-foot industrial building at 2785 N. Delaware Drive (Route 611).

The developer’s attorney, Marc Kaplan, repeatedly noted that the proposed consolidation would decrease the overall square footage of buildings in the area from roughly 1.652 million to 1.508 million — a reduction of nearly 150,000 square feet.

Kaplan argued that River Pointe had also committed to reducing the maximum height of proposed building from 100 to 65 feet, increasing its distance from the nearby Community Park by more than 500 feet. Because of these modifications, Upper Mount Bethel Township should grant conditional use to the developer, Kaplan said.

However, some of the township’s supervisors – and most residents – were not convinced.

At the beginning of Monday’s hearing, Kaplan and supervisor John Bermingham got into several heated exchanges over the threshold for granting legal “party status” to citizens who wanted to testify against the development, as well as the true subject of River Pointe’s conditional use application.

Although the legal definition is narrower in the context of a conditional use hearing, Bermingham argued that all Upper Mount Bethel Township residents should be granted party status to formally oppose the proposal. His statements drew raucous applause from the public, but skepticism from chairman Martin Pinter and vice chairman Robert Teel.

“All I want is everyone in here to have party status because [the project] is everybody’s concern,” Bermingham said.

“Speaking about a concern is not the same as party status,” Kaplan later responded, drawing boos from the public.

Kaplan attempted to present the aforementioned square-footage reduction as the main subject of River Pointe’s conditional use application. Bermingham and the two residents who were granted party status — Sheryl Mims, of the 1600 block of Potomac Street, and Frances Visicaro, of the 3000 block of North Delaware Drive — said the subject was the 1.5 million square-foot building regardless of any proposed modifications.

“This is about conditional use for a 1.5 million square-foot building,” Bermingham said.

Kaplan called one witness to testify in favor of the development: Steve Walsh of Dynamic Engineering. Walsh spoke about a recent traffic study conducted for the project, as well as the potential uses of the proposed building.

According to Walsh, the traffic study showed an 8.7% decrease in total vehicle trips from a study conducted earlier in the development process. He also explained the facility could accommodate general-industrial, wholesale business, wholesale produce meat/cold storage or variety of other uses permitted in Upper Mount Bethel Township’s I-2 zoning district.

Township residents again disputed the developer’s assertions, mainly claiming that the consolidation of three buildings into one “massive” facility with 350 exterior loading docks and 758 car parking spaces was a sign the project would likely become a warehouse. Because of the consolidation, one resident argued, the developer should conduct a new, more accurate traffic study.

Kaplan responded that developers are not legally required to disclose potential tenants until after obtaining a conditional use, prompting more concern from Bermingham, supervisor David Friedman and some residents.

Pinter, Teel, Friedman and secretary David Due voted unanimously to recess around 9 p.m. without making a formal decision on the conditional use application. Bermingham had left the hearing during a recess just before 8 p.m. due to a prior commitment.

The River Pointe conditional use hearing will continue on Monday, Aug. 28, with more testimony from Visicaro as an objecting party. After the hearing concludes that night, the Upper Mount Bethel Township Board of Supervisors will convene for a regular meeting regarding the items originally on the Aug. 14 meeting agenda.

UPPER MOUNT BETHEL TWP., Pa. – By a 3-2 vote Monday night, the Upper Mount Bethel Township Board of Supervisors voted to continue a conditional use hearing for developer Lou Pektor's large commercial development known as River Pointe Logistics.

RPL's proposed development calls for a 12-building industrial park to be constructed on nearly 800 acres of land near the eastern edge of Upper Mount Bethel Township, Northampton County. Included in this proposal is the consolidation of Lots No. 4 and 5 from three industrial buildings into a single, 1.5 million-square-foot building at 2785 N. Delaware Dr. (Route 611) — for which the developer must obtain a conditional use approval from the township.

Monday's hearing was a continuation from the Aug. 14 hearing during which many residents expressed strong opposition to the development, citing their concerns about traffic, general life impacts and the fact that the developer could not identify a specific user for the massive building.

Upper Mount Bethel Township resident Frances Visicaro was granted legal "party status" at the Aug. 14 hearing, and she presented several concerns about the developer's proposal on Monday.

The sheer size of the proposed building, fire safety regulations and adverse health impacts were among Visicaro's concerns about the project. She also argued that because the developer had not identified a specific use for the facility, conditional use approval should not be granted.

"Without the specific use identification, the township is unable to determine [compliance] with Section 4.3 of the zoning ordinance, nor determine if the use would jeopardize public safety, health and welfare," Visicaro said.

RPL attorney Marc Kaplan objected to several of Visicaro's statements, arguing that such specifics are not determined until later in the land development process.

Sheryl Mims — the other township resident granted party status two weeks ago — was also given the opportunityto present more evidence after the supervisors unanimously approved a motion allowing her to do so.

In her testimony, Mims spoke about the RPL proposal's effect on property values in the surrounding area. Several properties that sold after the proposed development was announced closed at up to nearly $100,000 less than their "estimated value" on Zillow.com, Mims said.

"Because of my proximity to River Pointe Logistics Center, the value of my home has declined," Mims said. "If I choose to move to find the same atmosphere that I originally found here, I would lose money because I would not be able to buy a similar property with the proceeds from the sale of my property here on Potomac Street."

Cross-examining Mims, Kaplan noted that some of the real estate transactions she cited were from 2021. Mims also could not determine how Zillow's estimated property values were measured, Kaplan said.

Later, several supervisors referenced a July 15 letter from township engineer Justin Coyle, which expressed concerns about the viability of consolidating multiple lots into a single 1.5 million-square-foot building at the proposed site.

Supervisor David Friedman noted the proposed building would be "189% bigger" than the 800,000 square feet permitted by a township text amendment.

"This is not a consolidation hearing," Friedman said. "This is a conditional use hearing."

Supervisor John Bermingham verbally sparred with Kaplan again, with the latter accusing Bermingham and Friedman of using Coyle's concerns as a way to "kick the can down the road."

Bermingham responded that he had an obligation to listen to the township's engineer and was not against development, but wants to see RPL "do things the right way."

After consulting with township solicitor Ron Karasek, Friedman introduced a motion to continue the hearing until Sept. 11 — which was later moved to Sept. 25. He was joined by Bermingham and Supervisor David Due, who also said he wanted time to hear more about "conditions" for the project proposed by Coyle.

Believing they had the necessary information to advance the project, Chairman Martin Pinter and Vice Chairman Robert Teel voted against continuing the hearing.

The hearing will continue at 7 p.m. on Monday, Sept. 25, at the Mount Bethel Fire Co.