LOWER MACUNGIE TWP., Pa. — The Lower Macungie Township commissioners on Thursday heard from applicants for two large mixed-use projects targeted for the township.
The North Krocks Road Mixed-Use Development project received a conditional use hearing, putting on record what the plan hopes to include so that township officials can vote on whether the project can move forward. Meanwhile, an ordinance was introduced that would amend the zoning so the Lehigh Valley Town Center project can proceed.
Officials emphasized that both plans are still in very early phases.
- The North Krocks Road development and Lower Macungie Town Center projects, still early in development, were both discussed Thursday
- The North Krocks Road development was subject to a conditional use hearing while a zoning ordnance was introduced to allow the type of development proposed by the Town Center project
- Both projects involve housing and retail uses, with the Lehigh Valley Town Center project including a TopGolf, aquarium and other entertainment facilities
The 13-building development on North Krocks Road, bordering Route 222, would include 318 apartments across 10 three-story buildings. Also in the plans are a pool and clubhouse, a dog park, walking trails, a 160-room hotel and a 19,800-square-foot retail building.
The project is proposed by New Jersey company French & Parrello Associates through Lower Macungie Township Mixed Use LLC.
The applicants said the property was primarily purchased by the LLC from the Diocese of Allentown. Proposed hotel tenants include Hilton brands Home 2 and Tru Suites, which would divide the building.
"We're going to have a very transparent and frank discussion ... It's just not right now."Brian Higgins, president of the township commissioners
"Many people are going to have many questions about this — I have many questions about this, driving that road all the time," said commissioners' President Brian Higgins. "This is stage number one."
"Many of the questions I have whether it's going to be about stormwater management, or it's going to be about traffic and traffic patterns...we're going to get to those questions. We're going to have a very transparent and frank discussion about all those. It's just not right now."
Representatives from Country Meadows Retirement and TGG/TCH Hamilton Crossings Associates LP were present, each expressing concern about potential traffic increases.
A condition for following recommendations of a traffic study was discussed by the board.
"It's going to take about three to four months to submit for land development," said Catherine E.N. Durso, an attorney for the project.
Now that testimony has been provided to the board in the conditional use hearing, commissioners have up to 45 days to decide whether to approve or deny the conditional use, potentially with further conditions, said Nathan Jones, the township's community development director.
If approved, applicants will begin formal engineering designs and submit land development plans for further municipal review.
Lehigh Valley Town Center
Moving the Lehigh Valley Town Center project forward, an ordinance recommended by the planning commission Tuesday was introduced for a future vote that makes explicit mention of the golf driving range (Top Golf), an aquarium, performance theatre and mixed-use sports retail anchors planned for the site.
An application for conditional use would follow before various other steps of approval, such as for land development plans. The development is pegged for nearly 59 acres at Schantz and Cedarbrook roads, on former Eastern Industries property.
Commissioners discussed some concerns over apartment density, while applicants emphasized the need for flexibility in order to support first-floor businesses. Jones said that given the true mixed-use nature of the planned development, he does not have current concerns.
"You really got to give yourself some flexibility on the high side to see where it shakes out based on what [retail tenants] you have coming in," said Erich Schock, attorney for applicants Jaindl Land Co.
The exact proposed number of apartments hasn't been set but is planned to be hundreds.
Residents and other officials raised traffic concerns.
"They have a 5,000-seat arena that presumably would be sort of like a baseball game — everybody comes in at the same time, everybody goes out at the same time," said Commissioner Maury Robert. "So that'd be probably 2,500 trips in, 2,500 trips out."
"People are already complaining about traffic on the bypass."
"At the end of the day, that's going to be a factor," acknowledged Schock.
Both the North Krocks Mixed Use Development and Lehigh Valley Town Center remain months from breaking ground if approved but continue to move along step-by-step in the municipal process.
"It's the first of a number of steps," said Jones. "Those number of steps ensure that during the public process, major issues are taken care of and addressed and the project is approved, built in a fashion that's for the benefit of the community."
