Allentown Zoning Hearing Board Meeting Jan 7, 2026

The Allentown Zoning Hearing Board convened on January 7, 2026, to address items including a special use application for a residential conversion at 406-408 Ridge Avenue and a variance request for a live-work unit at 1343 Linden Street. Item regarding 807 North LaCrosse Street was continued to January 26, 2026, at the applicant's request. The City of Allentown entered appearance as an objector to the Ridge Avenue proposal primarily due to code-specific building safety and egress concerns, while the applicants demonstrated good faith efforts to resolve deficiencies. Board members expressed support for the proposals, emphasizing the need for housing and the unique constraints of the properties.

Consent Calendar

• [None listed; all items were active discussion and vote items.]

Public Comments & Testimony

• Bradley Cartre (Neighbor): Expressed full support for the 1343 Linden Street application. The speaker stated that the property is a beneficial addition to the neighborhood and highlighted the area's walkability, proximity to public transit, grocery stores, and community resources like churches and schools. The speaker noted that existing tenants in the immediate vicinity rarely drive, suggesting low impact on parking.

Discussion Items

• 406-408 Ridge Avenue (Special Use Application):

  • City Position (Zoning Officer Mike Hanzo): The city is not diametrically opposed to the conversion to four residential units but raised significant concerns regarding building code compliance, specifically the lack of two safe means of egress for the new first-floor units. The officer highlighted that the property is landlocked, making rear egress across private property a legal and physical hurdle. Additionally, a pre-sale inspection revealed code deficiencies, and a stop-work order had been issued by the building department for unpermitted work by the previous owner. The speaker emphasized that the current owner, Mr. Karametti, is acting in good faith to rectify these issues.
  • Applicant Position (Mr. Karametti): The owner stated his intention to bring the property into full compliance with current codes, noting he had hired an architect and demolition permits were already filed. He explained his decision to pursue two apartments instead of commercial use based on realtor advice regarding marketability in the area. The speaker expressed that the first floor was previously a dental office with unpermitted modifications and that the goal is to legitimize the four-unit configuration.
  • Architect Position (Stuart Galk, Galk Architects): The architect testified that the proposed use is feasible. Regarding egress, the speaker explained that the International Building Code allows for a single means of egress if the building is fully sprinklered, citing a recent project on Front Street that utilized this provision. The speaker argued that while the lot is landlocked, the lack of off-street parking is an existing non-conformity carried over from the previous dental office use, which required fewer spaces than a dental office would have needed. The speaker also noted that converting the space to a single large unit is less feasible due to market demand for smaller units and the building's internal configuration.
  • City Concerns on Parking: While the applicant argued that parking relief is unnecessary due to prior commercial non-conformity, the city noted that zoning review letters had previously identified a parking deficiency. The architect countered that the previous dental office use would have required significantly more parking (approx. 9 spaces) than the proposed two apartments (approx. 3 spaces), suggesting the current parking situation is a reasonable non-conformity to maintain.

• 1343 Linden Street (Variance for Live-Work Unit):

  • Applicant Position (Jeff and Kelly Holzman): The owners requested a variance to convert an existing office space into a live-work unit. They stated that commercial office space in the area has been difficult to rent, whereas residential units are in high demand. The speaker noted the property has existing residential apartments on the upper floors and that the proposed space already contains a full bathroom and kitchenette, requiring only minor interior finishing. The speaker indicated the intended use would be for a tailor or similar artist/service professional, which fits the live-work definition.
  • Board Clarification: Board members clarified that the live-work unit must adhere to specific permissible uses (retail, personal services, artistic studios) compatible with the underlying residential zoning, and that a subsequent city business license would verify the specific tenant's business type.

Key Outcomes

• Motion Made and Passed: Approved the special use application for 406-408 Ridge Avenue, granting the requested zoning relief for the two additional first-floor units.
  • Condition 1: The applicant must ensure the entire building is equipped with an automatic sprinkler system OR obtain an engineered solution for fire egress acceptable to the City Building Code Official.
  • Condition 2: All bedroom windows must be approved egress windows suitable for fire escape, compliant with the current or 2018 building code (whichever applies to the design contract).
• Motion Made and Passed: Approved the variance for 1343 Linden Street to create one first-floor live-work unit.
  • Condition 1: The future tenant must comply with all Article 15 requirements for live-work units, specifically regarding permissible uses.
  • Condition 2: The tenant must obtain and maintain a valid City Business License, with zoning review to confirm the business type aligns with the live-work regulations and the underlying zone.
• Item Continued: The application for 807 North LaCrosse Street was continued to January 26, 2026. A clerical error in the original public notice regarding the 406-408 Ridge Avenue property (indicating a special exception rather than a by-right use) was acknowledged by staff as a non-substantive error that did not affect the sufficiency of notice.