Northampton County · Palmer Township · #2026-08-320-unit-apartment-phase-2-on-van-buren
320-unit apartment Phase 2 on Van Buren Road
1492 Van Buren Road, Palmer Township, PA · 320 homes, apartments
About this project
Phase 2 would add seven four-story apartment buildings with 320 units, three 12-car garages, a clubhouse with pool and pickleball court, and two bridges over Schoeneck Creek. The site is currently farmland, and the Phase 1 development is already next to it.
County recommendation: Raises serious concerns
Issues raised: Housing next to Route 33 (noise, diesel fumes), Karst sinkholes; geotechnical report does not match plans, Floodplain mitigation for first floors, Traffic study uses the wrong site location, Protection of creek, wetlands and habitat
- Plan type
- Land use of regional significance
- Land use
- apartments
Filing history
- 2026-08-25 · #2026-08-320-unit-apartment-phase-2-on-van-buren · Land use of regional significance · 320 lots/units
Map pin is approximate.
The full picture AI research · Nov 2, 2026
The developer proposes seven four-story apartment buildings with 320 units on farmland at 1492 Van Buren Road in Palmer Township. The plan also includes three 12-car garages and a clubhouse with a pool and pickleball court. Two bridges would carry roads or drives over Schoeneck Creek. Phase 1 of the development is already next to the site.
A 2025 trade-press report describes a joint venture of two investment firms planning a $110 million project at this address. It lists 320 apartments in seven buildings plus 92 for-sale townhomes, with construction expected to start in early 2026. The sources reviewed do not say whether that project is the same as this Phase 2 filing. No news coverage of opposition or of specific approvals was found.
What it could mean nearby
- Roughly 320 more households would add traffic on Van Buren Road and nearby roads. No traffic study was found.
- The two Schoeneck Creek bridges mean stream crossings and possible state or local environmental review.
- Farmland would become housing, pool and clubhouse amenities, and garages.
Where it stands
A county filing was made on 2025-08-25 (as recorded), and no approval decision was found online. Plans like this usually go through township planning commission review, then a vote by the township supervisors, followed by state permits for the creek crossings.
- Aug 25, 2026 Latest county planning filing for Phase 2
- Jul 14, 2025 Trade press reported a joint venture planning a $110M, 320-apartment project at this address, with construction expected in early 2026
Want to weigh in? The Palmer Township planning commission and board of supervisors usually review such plans at public meetings, and residents can comment there. Agendas are posted on the township website.
Who's behind it
Black Bear Asset Management and Greystone Capital (joint venture) · A trade-press report names these two firms as a joint venture behind a project at this address, but it is not confirmed that the same venture is behind this Phase 2 filing.
Around the web
- Black Bear, Greystone to develop $110M multifamily project in Palmer Township, PennsylvaniaREBusinessOnline · Jul 14, 2025Reports a joint venture planning 320 apartments and 92 townhomes at 1492 Van Buren Road, with construction expected in early 2026.
Planning terms explained
- Land development plan
- A detailed site plan showing buildings, roads, parking and utilities that the township must approve before construction.
- Phase 2
- A later stage of a larger project built after the first stage.
- Planning commission
- An appointed board that reviews development plans and advises the elected supervisors.
- Stream crossing permit
- State approval needed to build a bridge or similar structure over a creek.
Researched by AI from public sources on Nov 2, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $76.8M
- ~1,920 roofing squares
- ~320 HVAC systems
- ~320 kitchens / 640+ bathrooms
- ~320,000 sq ft of finished living space
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