LOWER MACUNGIE TWP. — A massive mixed-use development planned for Lower Macungie Township will be an "urban burb" development with "urban feel, but in suburbia," its developer said.
- Developer Luke Jaindl of the Jaindl Land Company discussed the vision for the proposed Lehigh Valley Town Center project, now on its way to a conditional use hearing in Lower Macungie Township
- The project will come before the public and the Lower Macungie Board of Commissioners on July 20
- The entertainment, retail, residential and office complex is set to include a Topgolf, comedy club theater, hundreds of apartment units, a grocery store, office space and other amenities
The 58.8-acre Lehigh Valley Town Center at Interstate 78 and Route 222 would have 165,000 square feet of retail space, 180,000 square feet of office space, 514 apartments, a grocer and a a 180-room hotel, the Jaindl company developing the project said.
Various to-be-announced entertainment and retail anchors will take up that space.
"The overall intent of this development is to create a walkable town feel, create a sense of place, a sense of community. Not just a standard shopping center — something that is unique to the area in the market, and a place that people will call a destination, [a] place that people will call home and a place that they can come gather and come with their family."Luke Jaindl of the Jaindl Land company
"The overall intent of this development is to create a walkable town feel, create a sense of place, a sense of community," Luke Jaindl of the Jaindl Land Co. said.
"Not just a standard shopping center — something that is unique to the area in the market, and a place that people will call a destination, place that people will call home, and a place that they can come gather and come with their family, and go to Topgolf."
The project was recommended unanimously by the Lower Macungie Township Planning Commission for conditional use approval at the most recent meeting.
It's now on its way to a July 20 conditional use hearing by the Lower Macungie Township Board of Commissioners. Developers and township officials are set to iron out final conditions and hear from the public before potentially approving and moving along the project to the land development phase.
Urban-suburban fusion of walkability and destination
But what would the project be like when it comes to fruition?
Entertainment remains a big part of the development, with recent zoning changes in anticipation of the project permitting a planned 5,000-seat comedy club and performance theater, mixed-use sports retail establishment, aquarium and other uses already permitted in the township's C-Commercial District regulations.
"I think this is not, I wouldn't say, the way of the future," Jaildl said, "but I think it's [an] interesting approach to new development going forward."
Jaindl acknowledged the appeal of higher density of living and real estate, given the region's growing population and cost-of-living challenges, as well as a growing arts and culture scene.
Jaindl spoke of the residential part of the project as appealing not just for its location and inclusion in the East Penn School District, but also for easy access to a grocery store and other amenities without having to confront traffic.
The main entertainment draw would be Topgolf, a bustling entertainment center that’s a cross between a driving range and a sports bar, with a built-in sound system pumping out music.
As for the facility's signature game, players score points by hitting balls into targets. The more accurate the shot and the farther the distance, the more points are earned, tracked by microchip technology.
Jaindl said that aside from Topgolf, there are no tenants that can be divulged at this time, but he spoke highly of the companies with which the project leaders are in talks.
"I think [there will be] a lot of great high-end tenants that will be complementary to what we're creating, complementary to the Lehigh Valley as a whole," Jaindl said.
He said an exact desired timeline for the full project with the mixed-use, entertainment and office portions is yet to be established, with the Topgolf part wishing to break ground as soon as possible after approval.
'A design that is timeless'
Applicant representatives at a recent planning commission meeting said they’ve engaged with various local and national architecture and design consultants, such as the firms Streetsense and Nelson.
They said they've observed similar projects in locations such as the Fenton development in Cary, North Carolina, for inspiration.
Jaindl said his family living in the Lehigh Valley has given them and those at the company a unique passion for the project and what it can do for the area.
"It was important to us to partner with the right folks to create the right design, but ultimately, to create a design that is timeless, that feels like it's been there forever," Jaindl said.
"And get some of the historic nature of the Lehigh Valley as part of the development."
An important part of the development will be the green space, agricultural and sustainability components "woven through" the project.Luke Jaindl of the Jaindl Land Company
Mood boards meant to show the project's architectural and design goals focused on public gathering spaces, warm nighttime lighting and inclusion of greenery were shown at the meeting at which the project was recommended.
Jaindl said historical buildings in Bethlehem and the look of Bethlehem Steel were submitted as part of the design criteria and other mood boards, and that it was important to have an understanding of the local culture implemented as part of the design.
Jaindl also said an important part of the development will be the green space, agricultural and sustainability components "woven through" the project.
That includes a "working farm" to be managed by the developer with the intent of providing to the community living there, similar to the organic farm on St. Luke's Anderson Campus.
Anticipating township approval
The project is on track for a conditional use hearing, establishing official conditions from the municipality and potential approval in the township on July 20.
If the 3612 Schantz Road and 4511 Cedarbrook Road development is approved by Lower Macungie, the team behind it would work with the township on land development plans, which would require further approval from the board of commissioners.
Township officials have repeatedly spoken positively about the project, saying it aligns with plans for the area of the township.
They have said they're satisfied with the detail of the plans presented at this stage.
"I think this is a really impressive project."Lower Macungie Planning Commission Vice Chairman Jon Hammer
"Given the fact that this is, again, in a prime place for both density as well as infrastructure, we felt that as far as strata of [the] intensity of use, and the alternatives for industrial use in the area that this is quite possibly one of the best potential, highest and best uses for the township," said Nathan Jones, Lower Macungie Township director of Planning and Community Development.
Planning Commission Vice Chairman Jon Hammer said, "I think this is a really impressive project."
Steps needed to be taken
Various conditions were discussed for the project prior to its recommendation, including stipulations on the timeline, providing for emergency services personnel, rooftop requirements and outdoor restaurant seating, among other items.
However, because of some disagreements and items that remain to be specified, Jones said that at this juncture, the current list of specific conditions is no longer applicable as written.
The back-and-forth between the developers and township, however, is set to continue until the July conditional use hearing.Lower Macungie officials
The back-and-forth between the developers and township, however, is set to continue until the July conditional use hearing.
Jaindl also acknowledged in the realm of traffic that some street modification will have to take place as part of the development.
He said the company will work with the state Transportation Department to complete the required traffic impact mitigation efforts that will develop as the project progresses.
But Jaindl remained optimistic that creating such a varied center will help reduce the number of stops for some residents to a single or fewer trips.
If approved at the July meeting, conditions by the township will be specified and land development planning can begin, bringing greater specifics to the project and its new type of development and entertainment for the Lehigh Valley.
