Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• The Borough shows a preference for projects that increase tax "ratables" on historically underutilized or difficult-to-develop land , .
• Recent approvals for large-scale storage and logistics-capable sites involve high-density configurations, such as the seven-story U-Haul project .
• Industrial-adjacent approvals are heavily conditioned on comprehensive infrastructure commitments, including relocating storm sewers, installing sidewalks, and adjusting lighting for pedestrian safety .

Denial Patterns

• While no recent industrial rejections were recorded, projects face significant friction if they lack adequate provisions for accessibility or if stormwater management is not routed into existing facilities .
• Projects that fail to address the specific technical requirements of the Borough Engineer regarding stormwater facility maintenance agreements are deferred until paperwork is separated by property owner .

Zoning Risk

• Density Shifts: A major zoning change is being drafted for the area from Ridgeway to Route 80 to allow for higher density and height for assembled properties .
• Infrastructural Levies: The Borough recently adopted significant increases in tapping fees, now set at $6,945 per sewer EDU and $3,945 per water EDU, which significantly increases front-end development costs , .
• Ordinance Overhauls: New policies are being finalized for lot combinations and lot joinders to address historical title issues and unrecorded utility easements , .

Political Risk

• Anti-Truck Sentiment: There is emerging political discussion regarding an ordinance to prohibit 18-wheelers from parking overnight on commercial properties like Walmart, suggesting potential future restrictions on logistics staging , .
• Tax Pressure: Council is under pressure to foster investment and economic growth to avoid further property tax increases, which currently drives support for industrial "ratables" , .

Community Risk

• Tenant/Rental Friction: Extensive community and council debate over the "burdensome" residential rental registration process suggests sensitivity to property owner rights and administrative overreach , .
• Logistics Impact: Public concerns regarding illegal parking and traffic flow are frequent, prompting council to investigate "Safety Stick" camera technology for enforcement , .

Procedural Risk

• Environmental Delays: Ongoing drought conditions have placed a temporary hold on required water flow tests for new developments, potentially delaying fire suppression studies .
• Stormwater Compliance: New stormwater management ordinance revisions, consistent with Monroe County Conservation District recommendations, are moving toward public hearings, introducing tighter environmental standards , .

Key Stakeholders

Council Voting Patterns

• Pro-Development Alignment: The council frequently votes unanimously to advance infrastructure-related grants and large-scale land development plans once staff conditions are met , .
• Technical Deference: Council heavily relies on the Borough Engineer (Russ Scott) and Borough Manager (Kelly Lewis) to vet the minutiae of stormwater and utility agreements before casting final votes , .

Key Officials & Positions

• Kelly Lewis (Borough Manager): Highly active in streamlining the "dreadful" bidding process and advocating for the digitization of code enforcement and permitting systems , .
• Russ Scott (Borough Engineer/Solicitor Liaison): Central figure in determining development feasibility; focuses heavily on Act 57 studies, EDU calculations, and Highway Occupancy Permits , , .
• The Mayor: Frequently raises quality-of-life issues, including overflowing trash and illegal parking, which often leads to new ordinance referrals , .

Active Developers & Consultants

• Pocono Mountain Industries: Active in pursuing the acquisition and redevelopment of the IBW industrial property .
• UTRS Civil and Environmental Engineering: The primary engineering firm handling the Borough’s paving projects, landfill monitoring, and utility studies , , .
• Concord Public Financial Advisors: Managing the Borough's $4 million short-term debt financing for capital improvements .

Analysis & Strategic Insights

Forward-Looking Assessment

• Industrial Pipeline Momentum: There is strong momentum for self-storage and "flex" industrial uses, particularly along the Forge Road corridor. The active interest in the IBW property by a buyer seeking railroad siding indicates a renewed focus on heavy industrial/logistics assets , .
• Approval Probabilities: High for projects that can navigate the Borough's complex stormwater and utility relocation requirements. However, the probability of "speedy" approvals is low given the 12-month minimum timelines often cited for conditional uses .
• Regulatory Tightening: The most significant near-term risk is the emerging "Overnight Parking Ordinance" specifically targeting 18-wheelers, which could impact local logistics and distribution operations .
• Strategic Recommendations:
• Site Positioning: Focus on the Prospect/Ridgeway corridor where pending zoning changes will allow for increased height and density .
• Infrastructure Costs: Budget for the substantial new tapping fees ($10,000+ combined per EDU) which are now legally enforced based on the latest Act 57 studies , .
• Engagement: Early coordination with the Borough Engineer regarding stormwater maintenance agreements is critical to avoid "deemed denial" or repetitive deferrals , .
• Near-Term Watch Items:
• February 17th Hearings: Adoption of the new Stormwater Ordinance and Borrowing Ordinance , .
• March 20th Deadline: Expected action on the Pocono Christian School land development .
• Drought Status: Resumption of water flow tests once emergency declarations are lifted .