Allentown Zoning Board Meeting: 118 St. John St. & 1421-25 Hamilton St. (2026-03-02)

On March 2, 2026, the Allentown Zoning Board heard two cases: a special exception for a group child care home expansion at 118 St. John Street and a dimensional variance appeal for a 10-unit apartment conversion at 1421-1425 Hamilton Street. Both cases were approved subject to conditions.

Consent Calendar

• None identified. The meeting proceeded directly to the two cases.

Public Comments & Testimony

• Case 2 (1421-1425 Hamilton Street): One interested party was present but did not object; no objectors were identified.
• Case 1 (118 St. John Street): No objectors or interested parties were present.

Discussion Items

• Case 1: Paulino Segundo Tejeda – Special Use Appeal at 118 St. John Street

  • The applicant sought to expand an existing family child care home (licensed for 6 children) to a group child care home. The use is permitted as a special exception in the N3 district. The only stated deficiency was the need for three off-street parking spaces; the applicant currently has two paved spaces but recently obtained a crossover permit (issued Feb. 24, 2026) to extend the rear parking lot.
  • Zoning Supervisor Mike noted that based on a quick review, the lot width (~29.5 feet at the rear) could likely accommodate three compliant spaces, but a slight pentagonal jog at the rear reduces width to just under 24 feet, so exact compliance is uncertain without a scale drawing. He suggested the board could condition approval on providing such a drawing.
  • The applicant testified that he, his wife (the operator), and one additional outside employee will staff the group child care. Hours of operation (6:00 AM–5:30 PM, Monday–Friday) will remain unchanged. No exterior renovations are planned; the home will retain its residential appearance.
  • The board reviewed the special exception criteria: the dwelling is a single-family house type A, B, or C with a single household (applicant and wife); only one outside employee will be added (ordinance allows up to two); and no adverse neighborhood impacts were identified.

• Case 2: Jandal Partners LP – Appeal at 1421-1425 Hamilton Street

  • The applicant requested a dimensional variance for three of ten proposed apartment units in the historic John Taylor House (circa 1909). The variance was needed because three units fall below minimum size requirements due to existing building constraints, including historical features and balloon-frame construction.
  • Witnesses: Casey Keller (commercial real estate broker) testified that the property has been vacant since 2015, was purchased in 2014, and marketed for about a year. He stated that residential conversion is the market-feasible use, the building is suited for apartments, and the existing parking lot eliminates the need for parking relief.
  • Lucien Tibias Duli (principal architect, Artifact Inc.) testified that the proposed plan maintains ~99% of the building's historic character. She noted that three units are undersized: Unit 101 (studio, ~404 sq ft vs. 500 required) due to constraints from the primary staircase and lobby; Unit 301 (two-bedroom, ~647 sq ft vs. 700 required) due to the mansard roof, balloon framing, and egress hallway; and Unit 303 (one-bedroom, ~383 sq ft vs. 500 required) because of similar constraints. The remaining seven units are oversized or compliant. She also stated that the hardship is caused by the existing structure, not the applicant.

Key Outcomes

• Case 1 (118 St. John Street) – Approved: The board approved the special exception for the group child care home, subject to conditions:

  • The applicant must provide a scale drawing to the Zoning Office showing that three code-compliant parking spaces can be installed (meeting dimensional requirements and with proper paving).
  • The applicant must provide proof of necessary state licenses (Department of Human Services) and all other permits.
  • The use must be operated as testified (hours, staffing, no exterior changes).
  • Motion by a board member, seconded, and all voted in favor.

• Case 2 (1421-1425 Hamilton Street) – Approved: The board granted the dimensional variance for the three undersized units (101, 301, and 303). The motion noted that:

  • The hardship is caused by the unique physical characteristics of the historic building (balloon framing, mansard roof, historic features).
  • The variance is dimensional (lower burden of proof).
  • No adverse impact on the neighborhood was identified; the use is permitted and density is unchanged.
  • The applicant is not seeking any parking relief.
  • Motion by a board member, seconded, and all voted in favor.

• Next Meeting: The board does not meet on March 9, 2026; the next scheduled meeting is March 16, 2026.