LOWER MACUNGIE TWP. — Township commissioners approved zoning amendments in preparation for a future major project during Thursday's board meeting.
Commissioners passed an ordinance amending the township's “Highway Enterprise” zoning district in a way tailor-made to the Lehigh Valley Town Center proposal.
- Commissioners OK'd a zoning ordinance modification that helps clear the way for the Lehigh Valley Town Center project
- The 58.8-acre lot may soon be home to a Topgolf, theater, aquarium, retail and hundreds of apartments
- The measure also sets requirements for 'mixed use' developments
As the ordinance was discussed, shown on screen was a the top-down concept for the mixed-use proposal on nearly 60 acres by Jaindl Land Co. The "town center" project proposes to include a TopGolf, aquarium or nature center, theater, hotel, grocery store, retail and hundreds of apartments.
The changes will affect not just this proposal but the potential for others in the same zoning district that fit the same guidelines.
"Tonight we're not talking about a project in particular," said Community Development Director Nathan Jones. "Tonight is procedural for the zoning ordinance itself, and the language that would allow for a project like this to come to be."
"This is quite possibly one of the best potential, highest and best uses for the township."Community Development Director Nathan Jones
"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 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."
The concept of a "mixed-use development" was also given requirements to meet if it were to take place on this type of zoning district, including the need for:
- Twenty or more acres;
- Two or more mixed-use structures;
- The devotion of 100% of the first floor of at least two of these structures to commercial, dining or other non-residential uses except for areas set aside and necessary for the private use of residents;
- A maximum density of 12 dwelling units per acre across the development;
- A maximum of 200 units in a single residential building;
- A maximum of six stories of habitable space;
- A maximum length of 400 feet for residential buildings;
- No building can be located closer than 25 feet to any other building;
- A free-standing single-tenant nonresidential building shall be permitted a building footprint in excess of 20,000 square feet but no more than 75,000 square feet
The modification also allows one freestanding maximum 50-feet sign that mixed use developments can place along Interstate 78.
Commissioner Maury Robert was the lone dissenter, citing density or apartments as a concern and making a failed motion to reduce it to 8.5 dwelling units per acre.
The zoning change allows the mixed use development in the zone, which commissioners said was already allowed in similar nearby zoning districts.
Not only that, the ordinance made specific acknowledgement that the uses of a mixed-use facility can include a golf driving range such as TopGolf, even including specific hours for such a facility, as well as a 5,000-seat performance theater, aquarium, mixed-use sports retail establishment, and other uses already permitted in the township's C-Commercial District regulations.
The potential TopGolf facility would need to have barrier netting up to 175 feet in height above the floor elevation of the building, with various lighting requirements.
Township officials said the site's proximity to Dorney Park and Wildwater Kingdom would make the entertainment components such as Top Golf and an aquarium or nature center ideal, along with its proximity to highway interchanges. The proposal says most traffic would presumably enter and exit from the Route 222 bypass.
Developer Luke Jaindl said at a prior meeting that while the potential anchors are of an entertainment focus, the core of the project is the walkable retail and lifestyle components of the space.
While the exact number of apartments has not been set, applicants say they would maximize the allowable height of apartment buildings for the zoning district; developers estimate it to be hundreds of units.
Solicitor David Brooman said developers in highway enterprise zones would still need to get conditional use with the township in order to pursue mixed-use developments.
A lawyer for a nearby business on Shantz Road voiced concern for potential changes to the road, but was told by the township that the traffic study has yet to be completed but likely would be in the next six weeks.
