Executive Summary

Development Pipeline

Industrial & Large-Scale Projects

Entitlement Risk

Approval Patterns

• Negotiated Mitigations: Industrial-adjacent and institutional projects often face conditions such as prohibited left turns during peak hours and required easements from neighboring businesses .
• Phased Infrastructure: Approvals for large-scale operations frequently include deferments for sidewalks and curbs, provided the applicant signs covenants allowing the township to mandate installation if needed in the future .
• Precedent for Extensions: The Board consistently grants time extensions for large projects citing lead-time issues with state agencies like DEP or PennDOT .

Denial Patterns

• Traffic and Safety Friction: Projects face immediate tabling or denial if they introduce new access points onto high-speed corridors (e.g., West Chocolate Avenue) without a comprehensive traffic study .
• Neighboring Encroachment: The Board has shown strong opposition to industrial/warehouse projects originating in South Hanover Township that attempt to use Derry roads for primary access .

Zoning Risk

• Regulatory Tightening: Ordinance 2026-01 was adopted to specifically block commercial/industrial private accessways in zoning districts where the primary use is not permitted .
• Use Reductions: The Board recently removed "hotels and motels" from compact development and southern core overlays to protect residential character, signaling a willingness to restrict development rights to curb density .

Political Risk

• Anti-Development Sentiment: Supervisors have explicitly referenced "hotel fatigue" and a desire to stop "outside interests" from compromising residents' quality of life .
• Public Safety Focus: Political will is currently focused on funding police and fire services through corporate agreements, such as the new financial assistance agreement with Penn State Health .

Community Risk

• Organized Resident Opposition: Residents are actively calling for moratoriums on short-term rentals and the conversion of residential homes to businesses, citing property value and neighborhood stability concerns .
• Traffic Complaints: Consistent community pressure regarding traffic on Cocoa Avenue and North Hockersville Road drives the Board’s hardline stance on new traffic generators .

Procedural Risk

• Lengthy Extension Cycles: Projects like the DTMA garage and Swim Hershey have been delayed for years due to evolving DEP permit requirements and leadership changes at institutional entities .
• Sequencing Challenges: High-profile developments must now clear both the Board of Supervisors and the Downtown Core Design Board for demolition and architectural standards .

Key Stakeholders

Council Voting Patterns

• Unanimous Skepticism: The Board currently votes as a block to oppose industrial traffic impacts from neighboring townships .
• Recusals: Supervisor Zamuda and Supervisor Wyckoff have recused themselves from votes involving the Downtown Hershey Association due to professional board relationships . Supervisor Giovannello routinely abstains from Swim Hershey items .

Key Officials & Positions

• Chuck Emerick (Planning/Zoning): Aggressively defends township zoning determinations against developer appeals .
• Supervisor Zamuda: Heavily involved in transportation and traffic mitigation discussions, pushing for long-term road solutions over "Band-Aids" .
• Chief Garth Warner: Focuses on traffic safety metrics, recently advocating for all-way stops and prohibited right-turns-on-red to mitigate pedestrian accidents .

Active Developers & Consultants

• Hershey Entertainment and Resorts (HER): Primary driver of large-scale infrastructure and residential pipeline .
• HRG Incorporated: The township’s primary engineering consultant, influencing all technical traffic and stormwater requirements .
• High Hotels LTD: Currently in active litigation/appeal against the township regarding hotel classification at Cocoa Avenue .

Analysis & Strategic Insights

Forward-Looking Assessment

• Logistics Deadlock: The probability of approval for new speculative warehouse or logistics projects is near zero unless the project is contained within established industrial zones with direct arterial access. The passage of Ordinance 2026-01 serves as a functional moratorium on industrial access "creep" from neighboring municipalities .
• Regulatory Trend: There is an emerging trend of "rezoning by exclusion." The Board is increasingly willing to remove formerly permitted uses (like hotels) to prevent any new high-density development in residential-adjacent zones .
• Strategic Recommendation: Developers should focus on the 44-acre "Tract A2" owned by The Hershey Company as the most viable remaining industrial-zoned site, but any proposal must anticipate a Board requirement for internal roadway improvements or direct Highway Occupancy Permits (HOP) that bypass local collectors .
• Watch Items: Monitor the result of the High Hotels/Home2 Suites zoning appeal , as it will set the precedent for how the Board interprets "residence" versus "commercial" uses in mixed-use districts. Upcoming traffic studies for the SSN Retail project will also reveal the Board's current "tolerance threshold" for new peak-hour trips .