As we move into a new week, several local government decisions and planning processes across York, Lancaster, and Chester Counties deserve REALTOR® attention. This week’s strongest issues center on development regulations, long-range growth planning, property taxes, housing opportunities, industrial development, and the infrastructure needed to support continued growth.

As always, PRAR is separating confirmed actions from proposals and upcoming decisions so members can quickly understand what has changed and what is still moving through the public process.

CONFIRMED ACTIONS

Lancaster County UDO Passes First Reading—with Significant Changes Still Ahead

Lancaster County Council has taken an important step toward replacing the County’s Unified Development Ordinance.

On September 1, Council unanimously approved first reading of Ordinance 2026-2059, the comprehensive rewrite of Lancaster County’s zoning, subdivision, development-review, transportation, infrastructure, design, and environmental regulations. Council attached more than two dozen changes before sending the document back through the planning process.

Among the issues addressed during first reading were septic requirements in certain rural and low-density residential districts, residential parking standards, signage, development agreements, and grading requirements. Importantly, first reading does not make the new UDO final. Lancaster County’s published schedule currently calls for second reading on September 28 and third reading on October 12.

Why It Matters to REALTORS®

This continues to be one of the most consequential local policy issues PRAR is monitoring.

A UDO affects far more than zoning classifications. It can influence housing density, available housing types, subdivision design, development costs, infrastructure requirements, project timelines, land values, and private property rights.

With Lancaster County also operating under an extended residential-development moratorium, decisions made during the next several weeks could have a lasting effect on the County’s future housing supply and affordability.

For REALTORS®, this is exactly the stage of the process that matters: the regulations are being shaped now, before they become final.

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York County Begins Planning for Growth Through 2050

York County is beginning another major long-range planning effort.

The County has issued a request for proposals for a new Comprehensive Plan that will establish policy direction for growth through 2050. The scope includes land use, housing, transportation, economic development, infrastructure, community facilities, natural resources, resiliency, and implementation strategies. Proposals are due September 8.

The project also contemplates a more focused small-area and corridor plan for the unincorporated Newport area, which the County identifies as experiencing significant growth pressure between Rock Hill, Lake Wylie, and the City of York. That work is expected to examine land use, transportation, community facilities, and infrastructure before feeding into the larger countywide plan.

York County’s existing York Forward 2035 Comprehensive Plan was originally adopted in 2016 and updated in 2023.

Why It Matters to REALTORS®

This may become one of PRAR’s most important opportunities for REALTOR® engagement over the next several years.

A comprehensive plan provides the policy foundation for many future decisions involving zoning, housing, infrastructure, transportation, economic development, and growth management.

The inclusion of housing as a required component—and the specific attention being given to the rapidly changing Newport area—is particularly important to the real estate community.

REALTORS® see housing-market conditions firsthand. Our members understand what buyers can afford, where inventory is limited, what housing types are missing, and how infrastructure and development regulations affect the market.

As the public-engagement portion of this process develops, PRAR will continue monitoring opportunities to ensure the REALTOR® and housing perspective is represented.

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Fort Mill Breaks Ground on Third Fire Station

Fort Mill officially broke ground August 27 on Fire Station #3, a new 10,000-square-foot facility at 1655 Masons Bend Drive.

The Town says the station is expected to be completed in Fall 2027 and will initially house four full-time firefighters, with room to expand staffing and equipment as the community continues to grow.

Why It Matters to REALTORS®

Public-safety infrastructure is an important part of responsible growth.

As residential and commercial development expands into new areas, communities must ensure that fire, EMS, roads, utilities, schools, and other public services keep pace.

For REALTORS®, infrastructure investment can affect development patterns, community desirability, long-term property values, and the ability of growing areas to accommodate additional housing.

This project is another reminder that housing growth and infrastructure planning must happen together.

PROPOSALS & DECISIONS TO WATCH THIS WEEK

York County: Former Walmart Property Could Shift from Commercial to Industrial

One of the more significant York County land-use proposals scheduled for September 8 involves approximately 24 acres at Flint Hill Road and Highway 21.

SDP Charlotte is requesting that the former Walmart-owned property be rezoned from General Commercial to Light Industrial for a proposed warehouse and wholesale-distribution development.

The York County Planning Commission previously recommended denial. Planning staff raised concerns about consistency with the York Forward 2035 Comprehensive Plan, which identifies the area for neighborhood residential and related development rather than industrial use. Nearby residents have also raised concerns about truck traffic, noise, and compatibility with surrounding properties.

York County’s active rezoning records show the case scheduled for a public hearing and first County Council reading on September 8, with later readings tentatively scheduled for September 21 and October 5 if the proposal advances.

Why It Matters to REALTORS®

This case illustrates why land-use decisions matter even when the property itself is not residential.

Changing a property from commercial to industrial use can affect surrounding development patterns, traffic, nearby property owners, future housing opportunities, and the long-term character of an area.

It also raises an important planning question: when market opportunities change, how closely should individual zoning decisions follow the community’s adopted comprehensive plan?

For REALTORS® representing nearby property owners, investors, landowners, or developers, this is an issue worth watching.

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Chester County: Property-Tax Millage and Major Land-Use Decisions on September 8 Agenda

Chester County Council has a particularly REALTOR®-relevant agenda for its September 8 meeting.

Council is scheduled to consider the 2026 County millage rates, making the meeting directly relevant to property owners and the overall cost of ownership in Chester County.

Several zoning matters are also scheduled.

One involves approximately 23 acres at 858 Pinckney Road, which Chester County is requesting be assigned Multi-family Residential zoning. The Planning Commission voted 4-0 in support, but County Council’s September 8 consideration is only first reading, so the zoning is not yet final.

Council will also consider first reading of a request involving approximately 103 acres at 1328 Cedarhurst Road, proposed to change from a combination of Rural Two and Restricted Industrial zoning to General Industrial.

In addition, approximately 14 acres near Armory Road and Industrial Park Boulevard are scheduled for second reading of a change from Restricted Industrial to Limited Industrial zoning.

Why It Matters to REALTORS®

There are several different real estate stories contained in one meeting.

The millage decision affects the cost of property ownership. The Pinckney Road proposal could create additional opportunity for multifamily housing. The Cedarhurst Road request could significantly change the development potential of more than 100 acres. And industrial zoning decisions can influence employment, infrastructure, transportation, and surrounding land uses.

For REALTORS®, understanding these decisions helps us see not only where housing may be coming—but also where employment centers, commercial activity, infrastructure demands, and future growth may be headed.

A Bigger Housing Conversation Is Emerging

Although this week’s individual issues are different, a common theme connects many of them.

Our region is deciding how it wants to grow.

Lancaster County is rewriting the rules that govern development. York County is beginning a comprehensive plan that will guide growth through 2050. Chester County is considering additional multifamily housing while also evaluating major industrial development. Fort Mill is investing in public-safety infrastructure to serve a growing community.

These decisions are connected.

Housing cannot be discussed without infrastructure. Economic development cannot be separated from workforce housing. Growth management affects private property rights. Development regulations influence housing costs. And long-range planning eventually becomes the zoning and development policy that REALTORS®, property owners, builders, and buyers must navigate.

That is why PRAR continues to monitor these conversations before decisions become final.

The Bottom Line for PRAR Members

Local government decisions do not always make major headlines, but they can have a significant impact on real estate.

A comprehensive plan can shape the next 20 years of development. A zoning change can alter the future of a neighborhood. A UDO can influence whether housing is financially feasible to build. A millage decision affects the cost of property ownership. And infrastructure investment determines whether communities can responsibly accommodate growth.

PRAR will continue monitoring York, Lancaster, and Chester Counties with particular attention to housing supply and affordability, private property rights, zoning and land use, property taxes, infrastructure, development costs, and responsible economic growth.

Our goal is to help members understand what has changed, what is being proposed, and why it matters to your business, your clients, and the communities you serve.

Real estate is local. Your REALTOR® Association is paying attention.

PRAR Local Government Watch is provided for general member awareness. Proposed ordinances, rezonings, development applications, millage rates, and meeting schedules may change throughout the public process. Members should verify property-specific zoning, taxation, permitting, and development requirements directly with the appropriate local jurisdiction.