Executive Summary
Falls Township is experiencing a significant shift in its industrial pipeline, moving from speculative warehousing to large-scale data center development at the Keystone Trade Center . While logistics and manufacturing remain active, the Board of Supervisors demonstrates strong support for "digital infrastructure" due to reduced traffic impact and high revenue potential . Entitlement risk is low for projects within established industrial zones (PIP/HI), provided developers address utility capacity and residential buffering .
Development Pipeline
Industrial Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Keystone Trade Center (Area 3, Ph 3) | North Point | BCPC, RVE | 250 Acres / 10 Bldgs | Approved | Shift from warehouse to data center |
| North Point Ph 2 (Bldg 6) | North Point | Amazon Data Services | 1.03M SF | Amended/Approved | Conversion to data center use |
| 141 Steel Road Warehouses | 141 Steel Road Morrisville LLC | Shawn Durkin (Rody) | 272k SF & 56k SF | Approved | Removal of asphalt plant; tree fee-in-lieu |
| Metals USA Expansion | Metals USA | Pat Frasa, Mike McGinness | 70k SF (Bldg) | Approved | Steel storage; PIP district relief |
| PG Rentals Expansion | Pro Group Equipment | Russ Proas, Chelsea Jackman | 4 Acres (Site) | Approved | Laydown area for rail-fitted trucks; tree buffers |
| ... (Full table in report) |
Entitlement Risk
Approval Patterns
- High Success for PIP/HI Zones: Industrial projects in Planned Industrial Park or Heavy Industrial zones face minimal friction, often passing unanimously .
- Pro-Growth Sentiment: The board explicitly welcomes industrial expansions, viewing them as positive economic drivers .
- Waiver Flexibility: The board frequently grants technical waivers for parking aisle widths, tree planting in parking lots, and grading setbacks when site constraints like utility easements exist .
Denial Patterns
- Enforcement over Denial: The Zoning Hearing Board rarely denies industrial uses outright but directs operational conflicts (noise, idling) to code enforcement rather than restricting the use .
- Traffic Disproportionality: The primary ground for friction is traffic; however, the recent pivot to data centers has mitigated this risk by reducing truck counts compared to warehouses .
Zoning Risk
- MPM District Evolution: The Material Processing and Manufacturing (MPM) district is being effectively repurposed for data center campuses .
- Residential Encroachment: Rezonings for "attainable housing" or residential overlays (e.g., Silk Corner) face significantly higher scrutiny regarding density than industrial projects .
Political Risk
- Utility Capacity Concerns: Residents have raised alarms regarding the 600-megawatt power draw of new data centers and potential impacts on residential electricity rates and water tables .
- Tax Exemption Scrutiny: Public questioning of 15-year tax exemptions for large industrial entities (Keystone Trade Center) suggests a growing community focus on the duration of corporate incentives .
Community Risk
- Truck Idling/Noise: Neighbors of industrial sites (e.g., South Pennsylvania Ave) are active in reporting noise and fumes, leading to pressure for enhanced buffers and restricted hours .
- Light Pollution: While focused on school projects, the community's vocal opposition to 70-foot light poles indicates high sensitivity to vertical industrial elements near neighborhoods .
Procedural Risk
- Unanimous Requirement for Quorum: When only three supervisors are present, all votes must be unanimous to pass under the Second Class Township Code .
- Waiver of Land Development: Small additions (under 3,000 SF) frequently utilize the "Waiver of Land Development" process to bypass full site plan reviews .
Key Stakeholders
Council Voting Patterns
- Consistent Pro-Industrial Bloc: Supervisors Dense, Mullen, and Palmer typically vote in unison to approve industrial developments, focusing on revenue and job creation .
- Conflict Management: Supervisor Dense frequently discloses conflicts with Jones Engineering but is permitted to vote when his abstention would prevent a majority action .
Key Officials & Positions
- John Shepard (Township Manager): New manager focused on long-term capital planning and land-use ordinance updates .
- Joe Jones (Township Engineer): Central figure in technical reviews; highly influential on stormwater management and site grading requirements .
- Matt Takita (Zoning Officer): Key gatekeeper for non-conforming use determinations and GIS mapping .
Active Developers & Consultants
- North Point Development: The primary industrial developer in the township, controlling the massive Keystone Trade Center .
- Begley Carlin & Mandio (Legal): Attorneys Mike McGinness and Chelsea Jackman represent the majority of major industrial applicants .
- Gilmore & Associates / Terraform Engineering: Frequent engineering firms for industrial and school district projects .
Analysis & Strategic Insights
- Data Center Momentum: There is a clear strategic pivot away from "spec" warehousing toward data centers. Developers should emphasize reduced truck traffic and high-skill job creation to align with current board sentiment .
- Entitlement Sequencing: The township allows for concurrent preliminary and final land development approvals for industrial projects, significantly shortening the entitlement timeline .
- Infrastructure Leverage: New projects at the former US Steel site benefit from existing high-capacity power and water infrastructure, which is a major draw for the digital infrastructure sector .
- Strategic Recommendations:
- Buffer Aggressively: Proactively offering 6-foot PVC fencing and enhanced tree buffers can preempt neighbor opposition .
- Fee-in-Lieu: For sites with heavy woodland disturbance, the board is amenable to fee-in-lieu payments for the tree fund, though some preference remains for on-site planting .
- Near-term Watch Items: Monitor upcoming Planning Commission hearings for the Pensbury High School project, as its construction traffic and drainage basins remain a point of high community sensitivity .