U. SAUCON TWP., Pa. – The Upper Saucon Township Planning Commission on Tuesday night offered revisions to proposed zoning changes to accommodate plans for a 130-acre mixed-use development.
“Promenade Park,” offered by Arcadia Land Company and Realen Properties, is slated for the former Stabler Corporate Center site, currently known as Stabler Pathways. The land — which is owned by LU Properties LLC, an affiliate of Lehigh University — is located in the township’s Enterprise Overlay zone, between the Promenade Saucon Valley shops and office buildings to the west.
Should the project ultimately receive approval, it would require a zoning amendment to add “planned residential development” as a use permitted by right in the township’s Enterprise Overlay Zone.
Initial plans for Promenade Park call for 250,000 square feet of commercial office and medical space, 150 senior living residences, 200 upscale for-sale townhomes, 850 luxury leasing homes and a hotel. One of the key features of the development, its representatives say, is that it will be a walkable neighborhood with trails that connect to the existing corporate, health care, institutional and retail facilities along Center Valley Parkway.
Rendering of the proposed Promenade Park
Provided photo
The township’s 2020 comprehensive plan implemented a growth management strategy to “incorporate flexibility for mixed-use development at appropriate levels of density, intensity and mix” in various districts, including the Enterprise Overlay Zone. Officials planned to increase opportunities for high-density residential development by allowing for a mix of uses in the EOZ. This would result “in a variety of upper floor living and live work opportunities as part of a mixed-use campus style development.”
Another 2020 comprehensive plan goal was to create conditions that are attractive to contemporary office users “to increase the range of high-quality employment opportunities.” This would be implemented in part by encouraging residential development in and around the EOZ to create a sustainable mixed-use town center.”
The township has 193 acres of non-agricultural land in the EOZ.
Rendering of the proposed Promenade Park
Provided photo
Tuesday night’s roughly two-hour discussion fostered discussion on a draft zoning amendment developed at the planning commission’s Feb. 3 meeting, which offered more formatting changes than conceptual alterations.
Mixed-use developments can prove challenging for even seasoned designers, one township official noted.
“Mixed use is hard,” said Trisha Lang, the township’s director of community development. “Developers are often good at one thing or the other.”
To further complicate what might become a challenging scenario, “the developer is unlikely to be the builder,” Lang added.
The walkable neighborhood would offer a mix of residential and commercial features.
Planners went section by section through the proposed amendment and disseminated issues they had questions about or changes they wanted implemented. Some concerns cited Tuesday night included parking as it relates to assisted living facilities, language to ensure developers do not continue to ask for project extensions, and that current EOZ height restrictions had not changed in this document.
Lang said the amendment is being written to encourage a “walking development.” The equilibrium between having too much parking versus not having enough is a common planning issue.
Solicitor Thomas Dinkelacker said often the township provides a clause indicating developers should have reserved parking set aside, if needed. This would eliminate creating more impervious surface than required for a development. The determination for the additional parking would be made by the township’s zoning officer.
According to representatives with the project, plans also include 60 acres of park and natural land, interconnecting trails, a public dog run and access to the previously hidden Lake Thomas.
If approved, Promenade Park is expected to be built in phases over three to five years, they said.
Dinkelacker said Tuesday night’s zoning changes offered by the planning commission were “not dramatic” and could be implemented for an April 27 vote by township supervisors.
The Upper Saucon Township Planning Commission meeting on March 3, 2026.
WFMZ-TV | Steve Althouse