A zoning ordinance is a collection of regulations that govern how land can be used and what can be built and where. Zoning is an important tool to guide growth and development and one of the key ways in which the city works to achieve the vision and goals of its Comprehensive Plan, Vision 2030.

It’s been many years since the City of Allentown last comprehensively updated the zoning ordinance. The zoning ordinance needs to be rewritten to respond to changes in the economy, to comply with state and federal law, and promote the type and quality of development desired by the community.

Allentown Project Directions Report

Allentown Vision: 2030 is a comprehensive and economic development plan outlining a 10-year blueprint for guiding economic growth and physical change in our city. The plan was adopted in 2019. It was developed with the help of thousands of Allentown community members who shared their voices to create an ambitious but realistic agenda for the future. One of the key “catalytic actions” recommended in the plan is a complete update and modernization of existing zoning regulations.

ZONEAllentown aims to create a simplified and user-friendly approach that is aligned with the Vision 2030 plan. Specific project goals include:

• Removing obstacles to achievement of the city’s economic development goals;
• Streamlining development review and approval procedures;
• Encouraging development in targeted growth locations,
• Incorporating updated design standards and new place-making tools;
• Promoting walkable mixed-use development patterns;
• Protecting stable residential neighborhoods;
• Offering a variety of housing choices for city residents;
• Ensuring consistency with applicable laws; and
• Incorporating illustrations, graphics and navigational features that make the updated ordinances easy to use and understand.

The process of creating the new zoning ordinance began with an analysis of the city’s past and current planning efforts, including the comprehensive plan, downtown plans and design guidelines, historic districts, housing plan, and manufacturing plans. Studies were also conducted to gain an understanding of Allentown’s existing physical form. This work—particularly the study of Allentown’s many unique building types—provides the structure for many of the new regulations, all of which seek to promote development and redevelopment that respects the physical, built form of our city.

The resulting zoning ordinance is sometimes called a “form-based code,” which is a modern approach to zoning that uses clear, illustrated regulations to help maintain and enhance the city’s physical character or form. In short, the new ordinance has been written to clearly convey the city’s expectations for new development and redevelopment activities going forward.

The draft zoning ordinance is organized in a series of articles, outlined in the table of contents at the beginning of the document. The following illustration is intended to show how to navigate and read the updated ordinance.

(click for full-size version)

Each zone identified on the proposed zoning map allows a mix of building types. The regulations that apply to these allowed building types can be found in Article 3 of the new ordinance.

The regulations for each building type in Article 3 consist of 6 sections: (1) introductory page with example photos and tables for (2) building siting, (3) parking siting and accessory structures, (4) building height and roof types, (5) windows and doors on street facades, and (6) miscellaneous regulations that offer additional explanation of the information presented in tables. The regulations in Article 3 are further enhanced by building design regulations in Article 7, which include provisions addressing building materials, windows, and other street façade elements.

The city’s current zoning ordinance lists well over 100 residential, business, civic/institutional and other uses that may—or may not—be allowed in one zoning district or another. Despite the (high) number of uses listed and defined, the ordinance fails to address many modern land use and business types in the 21st century.
The use regulations in Article 4 of the draft zoning ordinance and the way in which uses are classified and defined have been completely updated. Instead of a very detailed listing of allowed businesses and uses, the proposed new zoning ordinance relies on a shorter list of more modern and generalized categories of defined use. The allowed uses in various zoning districts are presented in a single consolidated table of allowed uses, all of which are specifically defined and linked to any special regulations that apply.

While the building type and use regulations form the foundation for the new ordinance, there are many other aspects of building and development regulated by the new ordinance. As with the current zoning ordinance, there are regulations governing:

• Landscaping (Article 8)
• Motor Vehicle and Bicycle Parking (Article 9)
• Signs (Article 10)
• Development Review and Approval Procedures (Article 11)
• Enforcement (Article 12)

Zoning affects everyone: residents, neighborhoods, businesses, developers, investors, and employers. The new ordinance is to offer greater certainty to all affected interests regarding the type, scale, and physical character of allowed development and redevelopment activities. It is important to note, though, that new zoning rules will not require existing property owners to make changes; the updated regulations will apply only when new construction or significant changes occur.

Proposed changes to the city’s subdivision and land development ordinance (SALDO) are far less extensive than the zoning ordinance. The basic structure of the ordinance is being retained, which means that proposed changes can be easily identified. New language is shown as red underlined text and deleted provisions are show as text. The proposed changes are mainly aimed at clarifying current unwritten practices and synching the SALDO and the new zoning ordinance, as well as state law. Key new provisions include:

1. Requirements for submittal of transportation impact studies for developments expected to generate significant traffic (See Sec. 350-18 of proposed SALDO)
2. Updated plan submittal requirements (See Article 3 of proposed SALDO)
3. Clarification of what constitutes a “complete” land development application (See Sec. 350-28.F)
4. Streamlined approval authority for “minor amendments” to approved plans (See Sec. 350-31.L)

Check back soon to complete a brief survey about ZONEAllentown.

There are several meetings and events planned in connection with the public review draft phase of the ZONEAllentown project and the list will grow as we move forward. We hope you will join us to learn more and to offer your feedback and suggestions.

Allentown Vision: 2030 comprehensive plan
Existing zoning ordinance
Existing subdivision and land development ordinance (SALDO)

planning@allentownpa.gov