LOWER MACUNGIE TWP. — After a public process dating back to last December, a nearly 59-acre proposed complex of housing, retail, offices and entertainment was approved Thursday night by township commissioners.
The vote on the Lehigh Valley Town Center signals clearing of a major hurdle for one of the region's most ambitious development plans, and now begins its land development phase.
The Jaindl Co.-led development, applied for under Landston Equities LLC, promises to bring a mix of a walkable, livable urban center and a suburban entertainment destination all in one.
- The 58.8 acre Lehigh Valley Town Center project was granted unanimous approval by Lower Macungie Township commissioners
- Developers say they expects construction to begin on the Topgolf portion of the project in 2024
- The project now moves into the land development phase, which will require further approvals
Township commissioners unanimously approved the conditional use for the project early in their meeting Thursday night, having completed the conditional use hearing at the prior meeting. Developers noted no major issue with the current conditions as presented.
Developer David Jaindl, owner of the Jaindl Land Co. that owns the property, said he and his colleagues feel good now that the project is heading to the land development phase with the township.
"That's the tough part," David Jaindl said. "The township was very receptive to what we're looking to do, and so it's going in the right direction.
"I think this was a big hurdle."
The 58.8-acre project at 361 Schantz Road and 4511 Cedarbrook Road, situated between Interstate 78 and Route 222, received a favorable recommendation in June from the township planning commission.
The project will need to come before the board again for approval of land development plans.
"It's been a long process to get the conditional use reviewed and approved, but it was done so with the expectation that we were going to be as thorough as possible to make sure that the needs of the user were met as well as concerns by our residents and our budding municipalities," Lower Macungie Township Director of Planning and Community Development Nathan Jones said.
"It's just one step of many. But we are looking forward to the project coming to fruition. We do think it's the highest and best use of land for the site."
Plans call for about 170,000 square feet of retail space, 135,000 square feet of office space, 550 apartments, a grocer, a comedy club theater, a six-story parking garage and a 180-room hotel, according to the Jaindl Co.
"The township was very receptive to what we're looking to do, and so it's going in the right direction. I think this was a big hurdle."David Jaindl, owner of Jaindl Land Co.
So far, the only tenant identified has been TopGolf, a popular entertainment center that acts as a cross between a driving range and a sports bar. More is expected to be discussed regarding tenants as the project edges nearer to completion.
"There's a ton of interest from from really high-end commercial users, that hopefully will be considering the site," David Jaindl said.
Breaking ground in 2024, if all goes well
He said developers hope to break ground in 2024 on the TopGolf section, dubbed as the project's first phase, in the first quarter of 2024.
"And hopefully within a year, a year and a quarter or so, it should be occupied," David Jaindl said.
The most recent agenda packet for the conditional use hearing required final approval and the start of construction to occur within three years of conditional use approval for the mixed-use piece of the project.
The planning commission gave its recommendation for the project along with a set of proposed conditions in June.
Commissioners tabled the decision to approve the project at their last meeting so members can “digest” the issues at hand. That included 53 conditions attached to the project and public commentary over traffic concerns, which will be discussed further during the land development process.
"I think the most important part is that we didn't rush into a decision," Board of Commissioners President Brian Higgins said. "There are 53 conditions, which is the most I've ever seen on any project."
"It is a unique opportunity for the community, but there are significant concerns that come with that traffic obviously being one of them. It gets positioned in a place where it's designed to hold the most traffic, but improvements will still have to be made."
Smart growth group Friends for the Protection of Lower Macungie has called the Town Center a "good project for a number of reasons," such as its pedestrian-friendly design, "appropriate locations" and immediate direct access to Interstate 78 and Route 222.
Present at the meeting was South Whitehall Township Manager Tom Petrucci, who made a comment on behalf of the neighboring township. He asked that South Whitehall be able to review and comment on specific aspects that affect township residents, such as traffic, infrastructure, sewer planning, noise and light glare. A representative from Upper Macungie Township made a similar request for joint discussion and opportunity for input.
“Hearing their concerns is definitely something we want to take into consideration; obviously, we want to mitigate all traffic impacts," Luke Jaindl, another developer with the company, said at the previous meeting. "That’s what we’ll continue to do as we go through this process.”
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; and restricting hours of the Topgolf facility to 2 a.m. on Fridays and Saturdays, and midnight on Sundays through Thursdays.
Also, Lower Macungie has requested lighting regulations, a buffer to separate use from nearby cemeteries, ornamental roof features, attractive landscaping and compliance with established stormwater and state Department of Transportation regulations.
A substation also was requested for the township's fire department and/or ambulance corps.
"I'm excited that retailers like TopGolf and ...Raising Cane'sare choosing Lower Macungie as their first ventures in the Lehigh Valley," Higgins said.
