Allen Town Planning Commission Meeting - January 13, 2026

The Allen Town Planning Commission convened on January 13, 2026, to approve the December minutes, elect officers, review the 2025 Annual Report noting a significant increase in development activity, and deliberate on six major agenda items including a subdivision waiver, two time extensions, a reinstatement request, and two new major land developments. The commission unanimously approved the waiver for 406 North Fair Street, granted extensions for two flexible industrial projects, reinstated the approval for a Popeyes restaurant, and granted preliminary final approvals for a Senior Life daycare facility and a new multi-family apartment building at 411 West Walnut Street, subject to specific staff conditions and future design revisions.

Consent Calendar

• Approval of the minutes from the December 9, 2025, meeting was granted unanimously without comment or corrections.
• Election of officers was conducted via a slate motion without objection or opposition.

Public Comments & Testimony

• Jason Bupta (representing Allentown Housing Authority): Stated full support for the waiver request at 406 North Fair Street, clarifying the project is a home ownership program for Allentown residents via a HUD program, not for large corporations.
• Adam Anderson (Civil Engineer, Site Design Concepts, Popeyes project): Expressed that the applicant is not objecting to the timeline but acknowledged the need for the reinstatement; stated that traffic movements have not changed substantially despite the lapse.
• Robert (Executive Director, Senior Life): Expressed support for the project's inclusion in the residential neighborhood to serve the local community; clarified that the facility serves low-income seniors with multiple morbidities and operates Monday through Friday.
• Tony Albrecht (Project Architect, Senior Life): Expressed that the current facade design with projecting gables provides necessary visual engagement without requiring a door rotation, emphasizing security needs for the memory care unit.
• Don (Planning Commission Member): Expressed concern regarding the potential for commercial vehicle storage and traffic congestion from food truck deliveries, requesting assurance that operations would not impact residential tranquility.

Discussion Items

• 406 North Fair Street (Subdivision Waiver): Staff presented the case for waiving the Saldo requirement for public street frontage, citing unique historical conditions where three dwellings were previously on separate lots. The applicant confirmed the need to subdivide for a home ownership program and addressed sanitary sewer concerns. Commission members questioned the resale restrictions and income requirements, which were clarified as HUD-program dependent.
• 1024 North Bradford Street & Unnamed Self-Storage Project (Extensions): Staff confirmed projects are within the new five-year timeline introduced by the January 1, 2026, code updates. The applicant, represented by attorney Carly Seabia, stated work is proceeding diligently despite delays in finalizing land development agreements and easements. Commission members accepted the request for a one-year extension without further objection.
• 701 North 19th Street (Popeyes Reinstatement): Staff recommended reinstatement based on MPC protections for approvals pending under the old code, noting the new code extends protection to five years. The applicant explained the lapse was due to administrative delays and pending PennDOT approvals. Commission members clarified the extension term would run from the date of the current meeting (January 13, 2026) rather than the original approval date, extending to January 13, 2027.
• 1415 Lee High Street (Senior Life Daycare): Staff supported the proposal but recommended facade material changes, an entrance addition on Lehigh Street, bird-friendly glass, bike racks, and expanded green infrastructure. The applicant, Don, committed to complying with staff letters but resisted rotating the main entrance facade, arguing the current design meets security and aesthetic goals. A waiver was discussed for moving street trees behind the ROW due to utilities, with the Shade Tree Commission noting this must be shown on the record plan.
• 411 West Walnut Street (Multi-Family Apartment): Staff supported the seven-story apartment building but requested an access easement from South College Street, floor plans, lighting plans, and modifications to the first-floor facade to appear more like a residential building than a parking garage. The applicant, Chris Geary, confirmed willingness to work with the parking authority for loading zones and address landscaping and lighting concerns. Commissioners raised points of concern regarding the site clear triangle, utility conflicts between buildings, and the reliability of the off-site easement.

Key Outcomes

• 406 North Fair Street: Motion passed unanimously to grant the waiver for subdivision into three lots, subject to compliance with staff comments, the condition that the property line be at the party wall, and Zoning Hearing Board approval. Vote: Aye.
• 1024 North Bradford Street: Motion passed unanimously to grant a one-year time extension to December 14, 2026. Vote: Aye.
• Self-Storage Project: Motion passed unanimously to grant a one-year time extension to December 14, 2026. Vote: Aye.
• 701 North 19th Street (Popeyes): Motion passed unanimously to reinstate the conditional approval and extend the timeline by 12 months to January 13, 2027. Vote: Aye.
• 1415 Lee High Street: Motion passed unanimously to grant preliminary final approval for the Senior Life daycare, conditioned on compliance with staff comments (facade materials, street entrance suggestion, bike rack, green infrastructure) and the Shade Tree Commission's requirement to show relocated trees on the record plan. Vote: Aye.
• 411 West Walnut Street: Motion passed unanimously to grant preliminary final approval for the 44-unit apartment building, conditioned on providing additional details on the first-floor facade, lighting plans, floor plans, steep slope analysis, and working with the parking authority for a dedicated loading zone. Vote: Aye.
• Next Meeting: Scheduled for Tuesday, January 20, 2026, at 12:15 PM in the fifth-floor conference room for an informal workshop discussing alternate members, meeting time, and the annual budget.