CPL study recommends targeting advanced manufacturing in Bethlehem, urges water and sewer capacity study

Victoria Storrs, chair of the Town of Bethlehem Industrial Development Agency, convened the IDA’s April 22 meeting at Bethlehem Town Hall where consultants from CPL presented the findings of an IDA‑funded industrial site study and outlined next steps for preparing parcels for industrial development.

The CPL presentation, led by planner Gillum Sinharoy and civil engineer Andrew Khosa, summarized how the team narrowed an initial ~192‑parcel universe to 13 priority parcels grouped into four areas — West Yard Road, Route 32, Bridal Road and the Pictou/Bridge/River Road cluster — and evaluated each site’s suitability for different industrial uses. "The biggest thing that came out was a strong alignment with advanced manufacturing," Sinharoy said, citing compatibility with clean energy, semiconductors and pharma/biotech supply chains.

Why it matters: the report is intended to help Bethlehem align with its 2022 comprehensive plan, attract state economic development dollars and make selected sites ready to compete for prospective tenants. CPL told the board the parcels’ relative proximity to utilities and rail makes several sites well positioned for investment but that municipal sanitary sewer and water capacity are key constraints.

CPL described the suitability matrix methodology: a NAICS‑based analysis at the three‑digit level for manufacturing categories, CoStar land‑acreage benchmarks, and weighted inputs for utilities and goods‑movement access (air cargo, seaport, rail, highway). Sinharoy said the team also weighted emerging regional industries — especially semiconductors and clean energy — more heavily when scoring parcels.

On market conditions, CPL reported a very tight industrial market in the region and noted a roughly 1.4% vacancy rate for the submarket that contains the study parcels. "There's a strong need for this type of real estate," Sinharoy said, adding that the vacancy figure supports demand for developed industrial space in the near to midterm.

Infrastructure recommendations: CPL recommended a focused water and sanitary sewer capacity study to establish what upgrades would be required to serve target parcels. The firm suggested staging work as short‑term due diligence (environmental surveys, geotech, archeological review, zoning/development readiness) and longer‑term infrastructure investments. For funding, CPL recommended pursuing FAST New York program tracks: track B to fund due diligence (often requiring a local match, roughly 50% in many cases) and track C to fund construction dollars (CPL said track C grants can in some cases cover a high share of construction costs, depending on job creation metrics).

Board questions touched on property‑owner participation — CPL confirmed owners for all 13 priority parcels were participating in the study — and the tradeoffs between pursuing a single larger industrial park versus advancing parcels individually. CPL estimated that due‑diligence and field work could take roughly 6 to 8 months depending on acreage and scope; broader infrastructure work would likely extend into a multi‑year timeframe.

Next steps: CPL urged the IDA and town planning staff to scope a capacity study, assemble cost estimates for the due‑diligence package and coordinate with ESD (Empire State Development) staff to shape competitive FAST New York applications. The board discussed bringing the comprehensive plan back to an IDA educational session so newer members have context for parcel choices.

The IDA did not take a formal vote on project funding at the April 22 meeting; CPL and town staff said they will return with scoping, cost estimates and a proposed phasing plan for the board to consider.