LOWER MACUNGIE TWP., Pa. — Lower Macungie Township commissioners voted Thursday to delay a final decision on whether the proposed Lehigh Valley Town Center can move forward.
After a detailed review of 53 conditions associated with the massive project, along with a bit of public commentary, commissioners pushed back at least two weeks a decision on a conditional use request so members can “digest” the issues at hand.
- Lower Macungie Township's board of commissioners opted to table a conditional use decision for the proposed Lehigh Valley Town Center Project
- President Brian Higgins explained the commissioners would like time to "digest" 53 conditions which came from the planning commission
- Public comment at the hearing was sparse, though concerns about traffic issues and possible effects on local reservoirs were stated
Some of the conditions included requiring at least 20% of the roof area on structures for the mixed-use part of the site to include roof dining, terraces, bars or public and private access spaces.
Also, the township has requested lighting regulations, a buffer to separate use from nearby cemeteries, ornamental roof features, attractive landscaping and compliance with established stormwater and state Transportation Department regulations.
Delay to 'digest' details
Luke Jaindl, vice president of Jaindl Land Company, said he understood the decision to push the vote on the conditional use approval, considering the massive amount of information provided to the commissioners, coupled with conditions provided by the township planning commission.
“We would have liked a vote, but we understand that 53 conditions is a lot of conditions for them to digest in a period of days, so they just wanted an additional two weeks to digest and review [them], and they can get back hopefully for a positive vote on August 3."Luke Jaindl, vice president, Jaindl Land Company
“We would have liked a vote, but we understand that 53 conditions is a lot of conditions for them to digest in a period of days," Jaindl said.
"So they just wanted an additional two weeks to digest and review [them], and they can get back hopefully for a positive vote on August 3."
Commissioners President Brian Higgins introduced the request to table the decision, noting that if there were any issues, he hoped “a compromise can be found.”
“Normally at this point in a conditional use hearing I would ask for a motion to direct the solicitor to write our decision,” Higgins said.
“However, this is a unique project, as has been expressed many, many, many times… Something we haven’t seen here before. It’s a great project.
"I’m super excited for it, but what I am going to do is… When you think about it, the planning commission has submitted 53 conditions, which is more than before, so I am going to ask for a motion to table so that the commissioners have the opportunity to digest all of the conditions that have been laid out before us.”
In best interest to move quickly
Attorney Chris McLean, speaking on behalf of Landston Equities, noted the one point of contention that the Jaindl Land Company raised during the hearing concerned a requirement to initiate construction in a specific timeframe.
“The planning commission recommended that the non-TopGolf portion of the project must be commenced within five years, and we’re just looking to ensure there’s the possibility to get some relief from that if something comes up,” McLean said.
“We’re not expecting it, but we’re looking for a little flexibility.”
“I think in general, the magnitude of the project, having so few residents [speak at the meeting] is good.”Luke Jaindl, vice president of Jaindl Land Company
Jaindl said it was in the company’s best interest to move the project forward as quickly as possible, but “market conditions, things that are out of our control, market collapse, recession… we want to have that flexibility.”
The Lehigh Valley Town Center Project is set to include more than 500 apartments in addition to entertainment, retail, office and restaurant space.
Encompassing 58.8 acres at 361 Schantz Road and 4511 Cedarbrook Road, right between Interstate 78 and Route 222, the project has been applauded by officials for its urban appeal situated in a suburban environment.
Only TopGolf identified
All told, the project will feature about 165,000 feet of retail space, 135,000 square feet of office space, 514 apartments, a grocery store, a theater, a six-story parking garage, and a 180-room hotel, according to the Jaindl company.
As of Thursday, only TopGolf, a driving range-meets sports bar facility, has confirmed it will be part of the project.
During the public comment period, only two individuals voiced any concerns, mostly asking Jaindl to consider traffic issues and the potential impact to local reservoirs, though these items are likely to be addressed in future phases of the project.
“I think in general, the magnitude of the project, having so few residents is good,” Jaindl said.
“Hearing their concerns is definitely something we want to take into consideration; obviously, we want to mitigate all traffic impacts. That’s what we’ll continue to do as we go this process.”
