[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6481927,"mediaKeyId","5683662-114db4e4d5234a9a2d33b4f2123989c9","parentId",5683662,"title","Board permits nail salon at former dentist office on Emmaus Avenue","audioSeconds",1226,"startMs",3832000,"endMs",5058000,"viewUrl","/Search/View?dp=1&key=5683662-114db4e4d5234a9a2d33b4f2123989c9&start=3832&end=5058","thumbnailUrl","https://assets.pipeline.soar.com/5683662-114db4e4d5234a9a2d33b4f2123989c9/thumbnail_3832000.jpg","articleUrl","/articles/6481927/Allentown-City/Lehigh-County/Pennsylvania/Board-permits-nail-salon-at-former-dentist-office-on-Emmaus-Avenue","mediaUrl","https://secure.pipeline.soar.com/6481927-19e8103aaaf31c44658fc88efa83eb56/orig.mp4?Expires=1771285666&Signature=ZH2eKuJZQP29HqyTH1wqmFz5WogAwebrPzaSjC23uHvXRvI02EU94VXs851NGyU69S13oystb3rATLmaNAOU33QZe-2WE9G8FEs4HSWBodFL2ut0O5jJlGDCTAolFJjvf9ohapHYl9777KgdavrLxr9kQFS0WkfSZzqlPjzsFBPcEpwGadxd7IA1MpQJQCYTMleZNXifnM5xvDlH1eGPUsmG7Q~nVtbTiL-qJn0ngrlIPSeaVQLsA73KMqeT6kULtv3~Vg4SMQpUKHqc9naNO47cxLrsyXEjgyhq-tv9b13dJm2a6MUHP5~VQBuPMKKYAibVbIbuy0VTGj2Ns-O94g__&Key-Pair-Id=KUT5TJCACFTXG","author","Allentown City, PA","date","2025-08-25T00:00:00Z","article","The Allentown City Zoning Hearing Board on Aug. 25 approved a change of use for a one‑story building on Emmaus Avenue (address presented as 635 Emmaus Ave) to allow a nail salon to occupy space that had previously housed a dentist’s office. The board’s approval is subject to the operators obtaining applicable building permits and state occupational licensing.

Barry Cohen, listed on the record as the project engineer, told the board the new tenant would operate by appointment Monday through Saturday and did not anticipate more than six clients at a time. Cohen said the site can accommodate eight off‑street parking spaces (including one handicap space) after identifying unmarked areas that have been used as parking. The zoning officer confirmed the applicable parking standard for a nail salon: one space per nail station plus one space for every two employees, and noted the prior dentist office had been acknowledged on the record by a 1968 zoning hearing decision that established a seven‑space parking lot for that use.

Board members discussed the property’s unusual history — built as a dentist office in the 1960s and situated in a largely residential zone — but noted the proposed nail salon would be a personal‑service use similar to the prior commercial operation and would operate primarily by appointment, which the board viewed as limiting adverse impacts on the surrounding neighborhood. Members emphasized the need for the applicant to comply with building‑code and ventilation requirements tied to nail and beauty services and for the operator to secure state licensing for cosmetology/personal services.

The board admitted the applicant’s exhibits and then voted to permit the use, conditioning the decision on the testimony that the use would operate as presented and that required permits and licensing would be obtained before occupancy.

Next steps: the board will issue a written decision. The applicant must obtain all required building and health/safety permits and appropriate occupational licenses before opening.","mediaType","Video","parentTitle","Zoning Hearing Board on 2025-08-25","oneSentenceSummary","The zoning hearing board approved a change of use for a one‑story building on Emmaus Avenue from a dentist office to a nail salon, subject to required permits and licensing; applicant said off‑street parking needs can be met.","taxTitle","Allentown City, Lehigh County, Pennsylvania","taxId",12607,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6481932,"Zoning board approves family childcare at 420 South Jane Street with conditions",1049,3171000,4220000,"/Search/View?dp=1&key=5683662-114db4e4d5234a9a2d33b4f2123989c9&start=3171&end=4220","https://assets.pipeline.soar.com/5683662-114db4e4d5234a9a2d33b4f2123989c9/thumbnail_3171000.jpg","/articles/6481932/Allentown-City/Lehigh-County/Pennsylvania/Zoning-board-approves-family-childcare-at-420-South-Jane-Street-with-conditions","https://secure.pipeline.soar.com/6481932-60d19565614d2bc99da41cf41b312895/orig.mp4?Expires=1771285666&Signature=aPtTd8QVtHfvvQUYytz45uffov~ck9FKlvMMN9mBOOgrcSdTQKzDiOqr2TmQtwv1DvEVuEi1YRb1UXtWH3QhHOHiO86sO5Ry9Q218uQ7prTE~5RxNblX~RQPNrx2y8Tn9h1~BUq7k~exoLvERFKMVRQEmm4X3oxkNjZm8c7VrX4u7AOY97pjFRGpKxrMLF37x-kZWQujXC9mSeTkeAUdLrZJSXAowkOgNK~nEqt3xHGxQ75upf7mAGKFWtZYccVoq67tmBUS6wpaO00jwrVQff59wK8-wnDoVFeh2muDpDlC9FNOWcTf1y4sPogrVJthWUEyFcyZah5hRTB6JwJxuw__&Key-Pair-Id=KUT5TJCACFTXG","The Allentown City Zoning Hearing Board on Aug. 25 approved a request by Vladimir Moreno Sanchez to operate a family childcare business at 420 South Jane Street, subject to conditions including appropriate state licensing and the staffing arrangement presented to the board.

Board members granted the relief after clarifying parking and drop‑off questions. The zoning officer had noted a potential discrepancy between a 22‑foot driveway width shown in city GIS maps and a 30‑foot width the applicant reported; the city confirmed the difference could affect available space for required on‑site parking and for loading/unloading. During testimony the applicant clarified that one caregiver lives on site and the only additional staff member is an off‑site employee, meaning the total on‑site parking demand would be three spaces (two residential spaces plus one employee). Given that clarification, the zoning officer said the driveway and garage provided sufficient space and that the earlier deficiency determination was moot.

The board’s approval was conditioned on the use being operated as described at the hearing — specifically that one of the caretakers be a resident and that no more than one additional employee be present — and on the applicant obtaining any required state or agency licenses for licensing level changes (for example, for expanded family or group child care). Testimony indicated the business has operated for about eight to 10 months and currently serves roughly six children across staggered schedules; the applicant said families primarily drive to pick up and drop off children, and that pick‑ups are typically made using the side entrance from the driveway.

The board’s motion to approve included a requirement that the operators secure any necessary licenses if they expand beyond the conditions agreed at the hearing. The board asked the zoning office to record the decision and to notify the applicant in writing.

Next steps: the board will issue a written decision. The applicant was reminded to coordinate with the Department of Human Services (or relevant state licensing body) to confirm licensing requirements if the operation’s size or staffing changes.","The board approved a family childcare operation at 420 South Jane Street, conditioned on licensing and limiting employees as testified; the board found on‑site parking and drop‑off dimensions adequate after the applicant clarified staffing.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6481935,"Zoning board delays decision on Ridge Avenue conversion after applicant agrees to revise request",3019,140000,3159000,"/Search/View?dp=1&key=5683662-114db4e4d5234a9a2d33b4f2123989c9&start=140&end=3159","https://assets.pipeline.soar.com/5683662-114db4e4d5234a9a2d33b4f2123989c9/thumbnail_140000.jpg","/articles/6481935/Allentown-City/Lehigh-County/Pennsylvania/Zoning-board-delays-decision-on-Ridge-Avenue-conversion-after-applicant-agrees-to-revise-request","https://secure.pipeline.soar.com/6481935-3a250ffb65d7ec55303068f7e3d6a846/orig.mp4?Expires=1771285666&Signature=bkFb5RchI7e1gi1-ZiJV~iijz0WOx5xtFdHumlBSWo5d0M2hwn9yTW5iCaG4ybVCg-AoM260myZtdbpHLy4WlS6J0u1p4ChBf1~HL6kU27X6KW2hazg10hCGB8Oi6prBBAPv0hpLV-zmt12T17DgK1xkZ93AUmjAm~hgnxM9ITJLftxqNeknVuosz5ViEXyatDURfRPG3pp-hqkXv0dQgf-LPAzquXIFI0XaH0ksU99pTmqS7vfVXgZwYtMkg~Y5IAODo8NrFT2-oFNbkuxSA512amOkOysgZVQnet0-3zBPzoM3ffYBKTcL9snzP2-DF9bE8-R5HKiltvkzwXFzUg__&Key-Pair-Id=KUT5TJCACFTXG","The Allentown City Zoning Hearing Board on Aug. 25 continued a request from Raul Echeverria, owner of Echeverria Properties LLC, to convert the vacant first-floor commercial space at 322–324 Ridge Avenue into two one‑bedroom apartments, after board members said a reduced proposal — a single ground‑floor dwelling — would require less relief and likely be easier to approve.

The board and applicant agreed to continue the hearing so Echeverria may revise the plans and re-advertise the matter. The applicant indicated he would waive procedural timing requirements in writing to allow the amended filing; the continuance was approved by voice vote.

The proposal originally before the board asked for three variances: a use variance to convert the first-floor commercial space to residential, a parking variance of one space (the ordinance requires six spaces for four dwelling units), and a dimensional variance related to the minimum square footage required per dwelling unit. Echeverria testified he purchased the mixed‑use, three‑story property about four years ago and that the ground‑floor commercial tenant left after COVID and the space has been vacant for roughly two years. He told the board he had listed the space for retail but found limited market interest because the block is largely residential.

Realtor Aon Codner told the board he had marketed the property for about a year and had seen limited interest from retail prospects, despite incentives such as short introductory free rent. Codner testified that the block lacks foot traffic and that several nearby former commercial storefronts have been converted to apartments.

Board members said they found the record persuasive that the ground‑floor space had been difficult to lease for retail and that a residential conversion would decrease traffic and other impacts on surrounding houses. One member said converting the entire first floor to a single residential unit would be a different, lower‑level relief (a special‑exception request) than the use variance the applicant had sought for two units; several members said they preferred adjudicating a reduced request if the applicant chose to amend.

During discussion the board also flagged density and lot‑size considerations, noting the ordinance’s minimum square footage per dwelling requirement and the board’s historic caution about increasing density in small, detached‑building lots.

The continuance was granted to permit the applicant to submit amended plans for a single ground‑floor dwelling (or to otherwise reduce the relief requested) and, if necessary, to re‑advertise the revised application. The board indicated it was willing to accept an amended application and re‑hear the matter rather than rule on the current request as presented.

Next steps: the applicant will file an amended application and either accept re‑advertising or submit a written waiver of the municipal timing requirement; the board will set a new hearing date once the amended materials are filed.","An Allentown zoning applicant who sought to convert a vacant first-floor commercial space into two one‑bedroom apartments agreed to amend the application to a single dwelling unit; the board voted to continue the case to allow retooling and re-advertising.","actionData","errors"]

Article not found

Board permits nail salon at former dentist office on Emmaus Avenue

Zoning board approves family childcare at 420 South Jane Street with conditions

Zoning board delays decision on Ridge Avenue conversion after applicant agrees to revise request