Planning Commission - 2026-03-10
Meeting Intelligence Preview
Meeting Summary
The Planning Commission held a record-length meeting reviewing multiple major developments. Key actions included approving a six-month extension for a Dunkin' Donuts at 902 Union Boulevard, granting conditional approval for a 9,156 sq ft modular classroom addition at Sonia Sotomayor Dual Language Immersion Academy, approving revisions to 301 North Front Street adding 93 residential units (now 360 total), conditionally approving 115 Riverside Drive (242 units, 7 stories), and tabling 51 North Front Street (210 units) and 2-16 Allen Street (200 units) for design revisions to better reflect waterfront character.
Key Decisions (6)
Extension for 902 Union Boulevard Restaurant/Drive-Through
Granted sixth-month extension to 10/12/2026 for Dunkin' Donuts to record land development plans for proposed restaurant and drive-through. This is the fifth extension since original conditional approval on 11/10/2020.
Modular Building at Sonia Sotomayor Academy
Approved 9,156 sq ft one-story modular building with 10 classrooms and 2 restrooms at Allentown School District property, replacing existing 1,600 sq ft two-classroom module. Adds capacity for 200 students and 8 staff. Building will be on piers with 30-month intended use.
301 North Front Street Revision - Mixed Use Building
Granted conditional preliminary final approval for revisions to previously approved 16-story mixed-use building. Unit count increased from 267 to 360 apartments (71 studios, 186 one-bedrooms, 103 two-bedrooms, 4 three-bedrooms). Commercial space reduced to approximately 21,500 sq ft. 478 parking spaces provided.
115 Riverside Drive - Mixed Use Building
Granted conditional preliminary final approval for 7-story mixed-use building with 242 dwelling units (41 studios, 141 one-bedrooms, 62 two-bedrooms), 13,195 sq ft retail, and 312 interior parking spaces. Developer: Urban Residential Properties/John Palombo.
51 North Front Street - Mixed Use Building
Tabled 7-story mixed-use building proposal with 210 dwelling units (47 studios, 110 one-bedrooms, 48 two-bedrooms, 5 three-bedrooms), 4,500 sq ft retail, and 286 parking spaces. Commission expressed concerns about design not reflecting waterfront character and appearing too modern/suburban.
2-16 Allen Street/1-17 Liberty Street - Mixed Use Building
Tabled 7-story mixed-use building with 200 dwelling units (45 studios, 112 one-bedrooms, 43 two-bedrooms), 18,000 sq ft retail, and 240 parking spaces. Commission requested exploration of widening Brick Street and potential preservation of existing Sussman Building elements.
Zoning Changes (3)
51 North Front Street
Urban Residential Properties/John Palombo
115 Riverside Drive
Urban Residential Properties/John Palombo
2-16 Allen Street/1-17 Liberty Street
Urban Residential Properties/John Palombo
Development Activity (7)
Dunkin' Donuts Restaurant
Restaurant with drive-through, land development plans pending recordation
Sonia Sotomayor Academy Modular Addition
9,156 sq ft modular building with 10 classrooms, 2 restrooms, replacing 1,600 sq ft module. Capacity for 200 additional students, 8 staff. P-2 zoning district.
301 North Front Street Mixed-Use
16-story building, 565,465 sq ft total, 360 apartments, 21,500 sq ft commercial, 478 parking spaces. Revised from original 267 units.
115 Riverside Drive Mixed-Use
7-story building, 242 dwelling units, 13,195 sq ft retail, 312 parking spaces, pool and amenity courtyard
51 North Front Street Mixed-Use
7-story building, 210 dwelling units, 4,500 sq ft retail, 286 parking spaces. Adjacent to America on Wheels Museum.
2-16 Allen Street Mixed-Use
7-story building, 200 dwelling units, 18,000 sq ft retail, 240 parking spaces. Lot consolidation required.
Allentown Parking Authority Lot
Approximately 30 parking spaces planned for neighborhood parking
Market Signals (6)
Housing Demand
Four waterfront projects together will add over 1,000 residential units, with potential for nearly 2,050 new units in the Riverside Drive area, indicating strong multifamily demand.
Commercial Demand
Office space was eliminated from 301 North Front Street revision due to difficult market conditions; developer noted trend of smaller offices (1,000-1,200 sq ft) moving to ground floors.
Housing Demand
City housing assessment found rental vacancy rate between 0.8-1.4% versus healthy rate of 5-8%, indicating severe housing shortage pressuring prices upward.
Sentiment
Commission expressed concern that waterfront developments lack connection to industrial heritage and Lehigh Riverfront Master Plan vision, requesting more organic, character-driven designs.
Infrastructure
Traffic impact study being prepared for cumulative impact of multiple waterfront projects; concerns raised about Jordan Drive/Front Street intersection capacity with no protected left turns.
Housing Demand
First and Sixth Ward neighborhood jobs-to-housing ratio will drop from 2.09 to 1.61 with proposed 652 units, moving closer to balanced 1.5 ratio.