Executive Summary
East Hempfield's industrial sector shows robust momentum with a focus on warehouse demisability and "last-mile" logistics within the Enterprise and Rural Business zones. Entitlement risk is currently low for projects aligned with the Comprehensive Plan, though community opposition regarding truck traffic on residential cut-throughs like Nol Road is intensifying. Developers should anticipate increased scrutiny on traffic mitigation and infrastructure contributions following a recent 0.5 mill tax increase driven by public safety costs.
Development Pipeline
Industrial Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Brookside Phase 6 Warehouse | 2701 State Road LLC | Kevin Ember (RTU), Eric Scott (Oak Tree) | 128,000 SF | Final Plan Approved | Demisable space for multiple tenants; Fire tank requirements . |
| SCTA Shared Ride Operations | SCTA | Nate Sturgis (Zoning Dir.) | 70 Parking Spaces | Preliminary Plan Waiver Approved | Outdoor storage for vans; Shared access with Brookside . |
| DL Holdings Expansion | DL Holdings | Kevin (Deem Surveyors) | 21 Acres | Final Plan Recommended | Joining two warehouses; replacement of detention basin . |
| Lancaster Sauce Co. Silos | Eastern Richardson Partners | Jared Russell (Dennis Group) | N/A | Variance Approved | Setback relief for accessory structures (silos) in front yard . |
| Hess Auction Storage | Hess Auction Group | Amanda Gra (Harbor Engineering) | ~10,000 SF | Final Plan Approved | Strictly storage; no water/sewer; highway occupancy permit . |
| ... (Full table in report) |
Entitlement Risk
Approval Patterns
- Preference for Diversified Industrial: The board demonstrates a strong pattern of approving warehouse projects that are demisable into smaller units (20,000–50,000 SF) to meet current market demand .
- Procedural Efficiency: Preliminary plan waivers are frequently granted for industrial and commercial projects that decrease impervious surface or utilize existing footprints, such as the 3000 Hemp Road car wash .
- Infill and Adaptive Reuse: Projects converting underutilized parcels within the Urban Growth Boundary receive favorable treatment, provided they address site-specific engineering like karst geology .
Denial Patterns
- Non-Accessory Storage: While not strictly industrial, the denial of an appeal for Landisville Lofts regarding trailer storage indicates the board's strict enforcement against "long-term storage" of vehicles that are not accessory to a property's primary use .
- Hardship Standards: Variances for lot coverage are met with skepticism if a "clear hardship" is not demonstrated, evidenced by split votes on residential pool coverage .
Zoning Risk
- Zone Expansion: Successful rezoning of 6.5 acres from Low-Density Residential to Enterprise at 200 Running Pump Road signals a willingness to expand industrial classifications where they align with historic use .
- Preservation Boundaries: The township has maintained a fixed Urban Growth Boundary for 30 years, with a strong policy (Resolution 1307) protecting farmland north of Route 283 from rezoning .
Political Risk
- Board Turnover: The seating of three new board members in early 2026 and the loss of 28 years of collective experience from departing supervisors may lead to shifting priorities or a period of procedural adjustment .
- Fiscal Pressure: A 0.5 mill tax increase for 2026, driven by "out of control" fire and emergency service costs, may lead the board to seek higher impact fees or infrastructure contributions from developers .
Community Risk
- Truck Traffic Cut-Throughs: Residents on Nol Road and Stony Battery Road have organized to protest heavy tractor-trailer traffic using residential streets as industrial bypasses .
- Aesthetic and Quality of Life: Organized opposition exists regarding "industrial highway" sensations, noise, and the safety of pedestrians near one-lane bridges used by commercial vehicles .
Procedural Risk
- NPDES and Environmental Delays: Significant delays in land development projects, including major school renovations, have been attributed to the rigorous NPDES permitting process and state-level environmental requirements .
- Easement Litigation: Legal challenges to municipal easements (e.g., Dorsia Road) indicate a willingness by neighbors to use the court system to stall projects .
Key Stakeholders
Council Voting Patterns
- Consensus on Development: Most industrial site plans and waivers pass unanimously, provided staff and engineering comments are addressed .
- Divided on Personnel/Leadership: Internal board politics regarding leadership and administrative contracts showed 3-3 and 6-3 splits, suggesting potential friction in non-developmental governance .
Key Officials & Positions
- Nate Sturgis (Director of Planning/Zoning): The primary gatekeeper for land development submissions and zoning interpretations .
- Cindy Schwitzer (Township Manager): Leads the administrative review and is the primary liaison between the board and developers .
- Bob Johnson (Board Chairman): Has emphasized the board's role in representing a diverse community and balancing growth with public safety needs .
Active Developers & Consultants
- Oak Tree Development Group: Heavily involved in the Brookside master-planned phases .
- Harbor Engineering: Frequent representative for local industrial expansions and stormwater modifications .
- David Miller Associates (DMA): Serves as the township's primary engineering consultant, with high influence over technical approvals .
Analysis & Strategic Insights
Industrial Pipeline Momentum vs. Entitlement Friction
Industrial momentum remains high, particularly for the Brookside and Lime Spring developments. Friction is emerging not from the board’s desire to restrict growth, but from the physical limitations of the road network . The board's recent approval of the SCTA Shared Ride Facility and Hess Auction Storage indicates a continued "green light" for projects that do not significantly increase employee headcount or peak-hour traffic .
Probability of Approval
- Warehouse/Logistics: High, if located within the Enterprise Zone. Plans that allow for "demisable" units are currently viewed as safer long-term investments for the township .
- Flex Industrial: Very high for expansions of existing non-conforming uses (e.g., RCW Athletic Club) when combined with rezoning to Enterprise .
Emerging Regulatory Trends
- Stormwater Tightening: Expect rigorous review of loading ratios. While modifications are often granted, they require extensive site-specific geotechnical data to overcome generalized ordinance limits .
- Public Safety Contributions: With the township facing unprecedented public safety costs, developers may face "voluntary" requests for emergency service support or equipment funding during the conditional use phase .
Strategic Recommendations
- Site Positioning: Prioritize sites with direct access to state roads. Avoid routes requiring heavy vehicles to transit through the Nol Road/Snapper Dam corridor to minimize organized community resistance .
- Stakeholder Engagement: Given the new board composition, developers should engage in early "education sessions" with staff to ensure new supervisors are briefed on the alignment of projects with the 2040 Comprehensive Plan .
- Entitlement Sequencing: Secure Preliminary Plan Waivers early for infill projects to bypass redundant hearings, as the board has established a clear precedent for granting these for low-impact industrial sites .
Near-Term Watch Items
- Traffic Safety Plan: Lancaster County MPO traffic safety plan draft comments may lead to new restrictive striping or speed control measures on industrial-adjacent roads .
- NPDES Permitting: Construction timelines should be padded by at least 3-6 months to account for current state-level permitting bottlenecks .