Executive Summary

Development Pipeline

Industrial Projects

Entitlement Risk

Approval Patterns

• The Council shows high support for redeveloping blighted or vacant properties through the Local Economic Revitalization Tax Assistance (LERTA) program .
• Projects that integrate with existing municipal infrastructure and receive Planning Commission backing, such as the Wise Markets expansion, proceed with multiple waivers .
• There is a clear pattern of approving conditional land development plans provided they address technical requirements like financial security and developer agreements .

Denial Patterns

• Projects that threaten to place industrial or high-intensity uses near residential zones face immediate restriction via moratoriums .
• The Council is increasingly wary of "highway commercial" or "industrial" uses in its core business districts, explicitly excluding them from recent adaptive reuse permissions .

Zoning Risk

• A 180-day moratorium on data centers is currently active to prevent development in residential areas while the city drafts specific zoning .
• The city has adopted an "Adaptive Reuse Ordinance" specifically to facilitate the repurposing of large vacant buildings like the former hospital and middle school, though it limits the types of allowed industrial uses .
• Stormwater ordinances (141 and 143) are being revised to accommodate modern development standards for the upcoming "tech site" .

Political Risk

• A significant leadership transition occurred following the passing of Councilman Barnhart and the retirement of the Police Chief .
• Budgetary pressures, including a $400,000 deficit driven by health insurance and IT modernization, may lead to increased fees or tax revenue scrutiny for new developments .

Community Risk

• Community members and the Shade Tree Commission actively oppose developments that require significant tree removal, as seen in protests against cutting trees on Susan Avenue .
• Public concern regarding transparency and "audio recording" in public buildings has triggered investigations by the District Attorney’s office, potentially cooling administrative speed .

Procedural Risk

• The city suffers from significant staff turnover in the Code Enforcement office, which has led to delays in inspections and processing .
• Grant management is currently in a state of flux following the resignation of the City Administrator, though a consultant has been rehired to manage existing contracts .

Key Stakeholders

Council Voting Patterns

• Councilman Savage: Consistent advocate for fiscal oversight and proper bill-payment procedures; often initiates motions for vouchers and budget readings .
• Councilman Ramos: Focuses heavily on code enforcement, internal office efficiency, and redevelopment of vacant properties .
• Mayor: Generally supportive of police modernization and infrastructure grants, but has shown resistance to unnegotiated salary increases or long-term financial commitments without broad departmental input .

Key Officials & Positions

• Sergeant Slack: Newly appointed Chief of Police; a 16-year veteran expected to continue the department's focus on accreditation and technology .
• Lisa Martina: Newly appointed City Treasurer; managing the city's transition toward a digital Point-of-Sale system and balanced budgeting .
• Steve Welker: Public Works and grant liaison; central to the execution of multi-modal street projects and Shade Tree grants .

Active Developers & Consultants

• Hailstone Economic: Hired to draft the reuse zoning ordinances specifically targeting difficult-to-redevelop buildings .
• Gannett Fleming (now G.): Responsible for the 10-year Comprehensive Plan governing city development .
• NEIC: Contracted to assist and train the city in residential rental inspections and code compliance .

Analysis & Strategic Insights

Industrial Momentum vs. Entitlement Friction

Sunbury is currently signaling a move away from heavy industrial development in favor of light tech and boutique manufacturing . The most significant friction exists for developers seeking data center permits or large-scale warehouse use, as the city has implemented a moratorium to ensure these uses do not encroach on residential character . However, for "cleaner" reuses of existing massive footprints (hospital/school), the city is actively lowering barriers through the Adaptive Reuse Ordinance .

Probability of Approval

• Flex Industrial/Office: High. The city is desperate to fill vacant anchor buildings and has established a "Special Exception" process to fast-track these .
• Logistics/Warehousing: Low. The explicit exclusion of "industrial" from the new district use ordinance suggests a policy-level pivot .
• Data Centers: Moderate-High (Long Term). Once the 180-day moratorium expires and zoning is defined, the city expects significant revenue gains, but initial entry is blocked .

Strategic Recommendations

• Site Positioning: Focus on the "Tech Site" or Chestnut Street corridors where infrastructure (sewer/stormwater) is already being prioritized for development .
• Stakeholder Engagement: Engage the Shade Tree Commission early if a site involves significant canopy removal to avoid public backlash .
• Entitlement Sequencing: Utilize LERTA applications early in the process to align with the council’s desire for bringing properties back onto the tax rolls .

Near-Term Watch Items

• January 12th Hearing: Public hearing regarding the adaptive reusage ordinance .
• Data Center Zoning: Expiration of the 180-day moratorium (expected mid-2026) and subsequent zoning release .
• IT/POS Implementation: The city’s transition to digital timekeeping and POS systems in Q1 2026, which will affect how permits and fees are processed .