Project Magic rezoning recommendation denied after residents raise traffic and drainage concerns

The Lancaster County Planning Commission on March 17 voted 4–0 to recommend denial of rezoning case RZ20260152, known as Project Magic, which sought to change a Low Density Residential parcel to Regional Business. Staff had recommended approval; the applicant described plans to consolidate three existing facilities into one distribution and fulfillment center and to build medical-office outparcels.

Applicant representative Jerry Gronski (transcript label 4) said the proposal would consolidate three locations and operate primarily as a distribution/fulfillment center for Unique USA Inc. ("rugs.com"). Gronski told commissioners the business expects, on a typical day, “4 to 5 trailers that come in a day and 3 that leave,” and that the company is committed to off‑site traffic and sewer infrastructure improvements. Residents who spoke, including Chad Boyles (transcript label 11), Becky Droz (transcript label 12) and Jeanie Saner (transcript label 13), raised repeated concerns about increased truck traffic on U.S. 521, potential drainage and erosion onto private lanes such as Lodge Road and Dogwood Acres Road, and about being surrounded by new commercial development. Boyles asked whether stormwater and drainage studies had been completed; Droz and Saner said homes worth several hundred thousand dollars would become enclosed by commercial uses and urged commissioners to consider neighborhood character.

Commissioners debated compatibility with surrounding Low Density Residential areas and the comprehensive plan, with multiple commissioners expressing concern that Regional Business zoning would permit a broad range of uses beyond the applicant’s stated intent. One commissioner (transcript label 3) said, “I disagree with staff’s recommendation for approval” and argued that a smaller step—neighborhood business—might better match adjacent uses. After discussion the commission voted to deny forwarding approval to county council by roll call (all four present recorded "Against" on the motion to approve), effectively recommending denial; staff noted the item will nevertheless be scheduled before county council for a final decision.