Promenade Park is a proposed walkable neighborhood, connecting the existing corporate, health care, institutional and retail facilities along Center Valley Parkway. The conceptual plans for Promenade Park include a public Park and Conservation Program and a Development Program.

• Park Program. Promenade Park includes a new public park system for the benefit of Township residents, nearby office workers, and Promenade shoppers.  The park system is proposed to include Upper Saucon’s first public dog park, a mile-long multi-use trail, and a public amphitheater and fishing pier on the eastern shore of Lake Thomas.  Overall, the proposal includes roughly 50 acres of open space (more than 35% of the site), most of which is proposed for dedication to Upper Saucon Township.
• Development Program. We have created a conceptual development program to appeal to young professionals, empty nesters, and seniors. It is now estimated to include:

• Up to 250,000 square feet of commercial space including office, medical and select retail uses.
• 200 upscale for-sale townhomes
• 850 luxury apartments
• 150 senior living residences
• 150 room hotel

Yes. Our proposal intends to realize the 2020 Upper Saucon Comprehensive Plan, particularly its “Center Valley Parkway Master Plan.” This portion of the Comprehensive Plan sees this area as an “opportunity for a fully developed town center as an extension of… the Stabler Corporate Center, Promenade Shops, hospitality, and Penn State Lehigh Valley.” The Center Valley Parkway Master Plan shows areas designated for mixed use with upscale apartments.

Yes. The Lehigh Valley Comprehensive Plan calls for mixed-use development centers that support pedestrian-scale development and are linked with high-capacity transportation corridors. We are also addressing the climate concerns of the Lehigh Valley Comprehensive Plan by creating an environment less reliant on the automobile. Additionally, by concentrating development around existing assets, we are supporting the Center Valley Parkway corridor and ensuring the fiscal sustainability of the Township, another goal of the Lehigh Valley Comprehensive Plan.

We estimate a phased construction plan that will take approximately 5 years to build from groundbreaking.

Yes. Planned Residential Development “PRD” is a permitted use within the current “Enterprise Overlay Zone”. This “PRD” use is envisioned to “support the Stabler Center, Township businesses, and provide recreation and cultural opportunities for citizens of the Township”, as stated in Upper Saucon Township Ordinance #141-FF.

Yes. Let’s be clear—this project cannot proceed unless we can demonstrate adequate road capacity to PennDOT.

Our traffic consultants at Bowman have completed two Traffic Impact Studies which estimate our project’s impact on the surrounding road system. We completed two traffic impact studies to understand the traffic impacts of our development both with and without  PennDOT’s “Route 309 at Center Valley Parkway Improvement Project,” a new “flyover” interchange at Center Valley Parkway and Route 309 that is expected to begin construction in 2028.  This project is funded and will address the #1 bottleneck in Upper Saucon Township, improving its vehicular flow and safety.

Our ongoing PennDOT approval process includes a review of our traffic impact studies with input from Upper Saucon Township. Both of our traffic impact studies indicate Center Valley Parkway has significant capacity due to changing shopping and work-from-home patterns.

Yes. It’s imperative that we manage stormwater effectively.

We have engaged Bohler Engineering to design and permit our stormwater management facilities in accordance with the requirements of Upper Saucon Township and the PA Department of Environmental Protection. We have had meetings with the Lehigh County Conservation District (LCCD) and are keeping informed with our stormwater management approach. We will be submitting for a National Pollutant Discharge Elimination System (NPDES) permit and will be subject to all applicable reviews and scrutiny from the LCCD and Pennsylvania Department of Environmental Protection (PADEP).

We welcome collaboration with local environmental groups to ensure the best design of our stormwater systems.  Please contact us at info@promenadeparkpa.com

Yes.  We hired a team of economists from Econsult Solutions to conduct a comprehensive fiscal impact study of our development program and forecast school impacts.  Utilizing data from the US Census American Community Survey, Econsult predicts 113 public school-age children from our development.  They estimate that 81 of the 113 students will come from our proposed for-sale townhomes, underscoring the limited school impact of apartments and senior living.  Real-world comparisons to other town center projects suggest that Econsult’s estimates may overstate the actual school impact.

Yes. Our engineers have conducted a preliminary review of the water and wastewater systems in Upper Saucon Township, in collaboration with the Township’s engineers, and determined there is sufficient capacity for our project. In the event a constraint arises, we will work with the Township and Pennsylvania DEP to address the issue.

• The development program at Promenade Park was designed to maximize fiscal benefits to the School District and Township.  With housing options targeting two underserved demographics in Upper Saucon – young professionals and seniors – as well as a substantial commercial program, Promenade Park is anticipated to generate annual fiscal surpluses as well as one-time upfront benefits.
• Annual Impact: Economists at Econsult Solutions have estimated around $5.8 million in annual revenue, resulting in an annual fiscal surplus of $3.9 million to the Southern Lehigh School District. Upper Saucon Township will accrue an estimated $1.4 million in new annual revenue, resulting in an annual fiscal surplus of $682K to Upper Saucon Township.
• One-Time Fees/Taxes: Econsult has estimated approximately $8.7 million in one-time fees/taxes to Upper Saucon Township and approximately $1.0 million in one-time fees/taxes to the Southern Lehigh School District. It is important to note that we anticipate receiving a credit against the Township’s recreation fees for constructing the public park system.

• Promenade Park has been designed to deliver two main benefits to Upper Saucon Township: quality of life & a sustainable tax base
• Quality of Life – Upper Saucon Township is a beautiful community with a high quality of life. Promenade Park seeks to add to that with a new public park system featuring the waterfront Lake Thomas, a new dog park, and a mile-long trail system.  These areas will be accessible and enjoyable for all Township residents.
• Sustainable Tax Base – Our development program has been designed to achieve a maximum positive financial impact for the township and school district.  By knitting together and enhancing the premier commercial assets s of the Township, we are creating a vibrant and walkable environment where employers, retailers, and residents want to be.  This connected environment stands to ensure that the tax base is not just solidified but remains competitive in the future.

LUP2, LLC , LUP3, LLC, and LUPLT, LLC, which are affiliates of LU Properties, LLC. Arcadia Land Company and Realen Properties have a development agreement with LU Properties, LLC to develop this 130-acre site.

Upper Saucon Township will bind the development team to its promises through zoning ordinance requirements and development agreements.

We also believe that our team’s track record should be a source of comfort.  Arcadia Land Company & Realen Properties have a long history of working together to build beautiful and transformative communities in the Greater Philadelphia region.  Both of our companies have long focused on walkability and design quality, as exemplified in award-winning communities like The Village at Valley Forge, Woodmont, West End Flats, West End Walk, and The Isle.

Promenade Park is designed to set a new standard for quality and community in Upper Saucon Township and the Lehigh Valley region.

1. Proven Developers: Arcadia and REALEN have a long-standing reputation for creating exceptional places, with projects like The Village at Valley Forge, The Martin and Clear Springs Court in Doylestown, and the transformative developments of West End Walk and West End Flats in Media. Visit these communities to experience their thoughtful design and attention to detail.
2. Market Expectations: Center Valley attracts discerning households and businesses that value high-quality design. This demand ensures that Promenade Park will reflect the sophisticated expectations of the community.
3. Township Standards: Upper Saucon Township’s rigorous design standards for buildings, landscapes, and streetscapes, enforced through land development approvals, will guarantee a cohesive and well-executed neighborhood.

Promenade Park will combine expertise, local expectations, and careful oversight to create a vibrant, walkable community that Upper Saucon Township can be proud of.

Arcadia and REALEN welcome community input as we refine and improve our plans.  To connect with our development team and join our email list at the bottom of our website.

No. We submitted our Tentative PRD plan to Upper Saucon Township on August 31, 2026. While the PRD is a permitted use in the Township’s Enterprise Overlay Zone, the Tentative Plan and subsequent Final Plans still need to be approved by Upper Saucon Township. Furthermore, we are still pursuing permits with the applicable state and federal agencies.