Support Blessings of Hope's new building project in West Earl Township.
The Issue
West Earl Township Board of Supervisors - Petition for Text Amendment
I. INTRODUCTION
1. Pursuant to Article IX of West Earl Township's Zoning Ordinance ("Ordinance"), Petitioner Blessings of Hope ("Petitioner") respectfully requests that the West Earl Township Board of Supervisors ("Supervisors") amend the text of the West Earl Township Zoning Ordinance to update the definition and criteria for a Food Processing Facility to allow for a Food Processing and Distribution Facility. In support thereof, Petitioner provides:
II. BACKGROUND
2. Petitioner Blessings of Hope is a local non-profit organization that takes food and agricultural products that otherwise are going to be discarded as waste ( even though the products are still safe for human consumption) and, instead, processes, sorts and repackages the products so that it can then distribute the food through organizations such as food banks, churches and other ministries to individuals and families who are food insecure.
3. Blessings of Hope has been operating and steadily growing since 2006, however, they experienced a 500% growth in 2020 during the Covid-19 pandemic.
4. Due to the extraordinary demand for food within the County, Pennsylvania and the entire region,'Blessings of Hope has outgrown its current facility located at 500 Becker Road, Leola Pennsylvania and seeks to construct a new processing and distribution facility.
5. Petitioner owns property located at 1850 Diamond Station Road ("Property").
6. The Property consists of 46.5 acres and is improved with a farm house, a barn, and a number of agricultural buildings.
The Property is bound by commercially zoned properties to the North-East (across
Pleasant Valley Road), Diamond Station Road to the North and Route 222 to the South-East.
8. The Property currently is zoned Agricultural.
9. Within the Agricultural zoning district, the Township's Zoning Ordinance permits a Food Processing Facility subject to certain criteria. See § 184-11.D (I 0).
I 0. Blessings of Hope would like to construct its new facility on the portion of the Property to the south of Diamond Station Road along Route 222.
11. The Property is located at an ideal, central location beside existing commercial development with easy access to Route 222 and has adequate area to construct a processing and distribution facility to accommodate Blessing of Hope's vision for the future.
12. It also adjoins the Township's existing commercial zoning district and has and there already are numerous commercial business on Pleasant Valley Road.
13. While Blessings of Hope processes food and agricultural products that they receive, they also operate a distribution center. They receive trucks loaded with food and agricultural products which is then processed, packaged and distributed to local and regional organizations for further distribution to families who are food insecure.
14. Blessings of Hope relies heavily on the generosity of volunteers from the local community to help with the sorting and processing of food. Many of their volunteers also may be food insecure. Therefore, in return for volunteering, Blessings of Hope has had a practice of allowing its volunteers to select food items to take home for their families at the end of their volunteer shift, which practice they would like to continue at the new facility.
15. Blessings of Hope does not operate a retail store that sells food items to the public.
16. The Covid-19 pandemic illuminated crippling weak spots in the food supply chain, and Blessings of Hope worked tirelessly to accommodate both the unexpected excess and overwhelming need. During 2020, in addition to receiving food product from businesses and stores, they received enormous amounts of high-quality produce from local farmers that would have otherwise been sent to the landfill, composted or used as fertilizer.
17. The salvaged food and produce was processed and then distributed in Lancaster County and surrounding areas. Over 67,000,000 pounds of food was given to those in need, an average of over 150,000 meals per day.
18. Blessings of Hope plays a vital role in addressing the very real problem of food insecurity, one that existed prior to the Covid-19 pandemic and will undoubtedly continue into the future. They work directly with many local organizations to provide food at no cost to the recipients.
III. Proposed Text Amendment
19. Due to an ever-present demand and a desire to divert high-quality, nutritional food from landfills, Blessings of Hope would like to use the Property to build a new facility with more processing, storage and distribution capabilities.
20. As set forth above, the Property where Blessings of Hope would like to build its new facility is located in the Township's Agricultural district, which permits Food Processing Facilities by special exception subject to certain criteria.
21. Blessings of Hope requests that the Board of Supervisors amend the definition and criteria for a Food Processing Facility to allow for a Food Processing and Distribution Facility.
22. A proposed ordinance with the revised definition and criteria is attached as Exhibit "F" and a "redlined" version showing the specific changes is attached as Exhibit "G."
23. The proposed text amendments have been carefully calibrated to minimize any unintended consequences on the Township's agricultural zoning by establishing strict criteria as to where such facilities can be located.
24. For example, such facilities are only allowed if the property is adjacent to the C-2 zoning district and has 300 feet of frontage on a principal arterial road, such as Route 222.
25. The proposed text amendment does not permit the extension of public utilities into the Township's agricultural district so the proposed facility will not lead to additional development in this area.
IV. Use of Agricultural Land
26. Blessings of Hope understands and appreciates the importance of farmland in Lancaster County and submits that the proposed amendments will not have any adverse impact on the agriculture community or in any way materially affect the Township's agricultural district.
27. While the proposed facility would result in the loss of approximately 20 acres of agricultural land (Blessings of Hope would still use some of the Property for agricultural purposes), the amount of agricultural products and food that would be salvaged and distributed to families from this facility far exceeds the amount of food that could be produced by those 20 acres.
28. For example, an acre of corn produced between 175-199.99 bushels in Lancaster County in 2019, according to the United State Department of Agriculture. Since the Property has just over 46 acres, it is reasonable to assume that it could produce about 9,195 bushels of corn, or 644,000 pounds of corn for consumption. If 20 acres of land is removed, there would be a loss of approximately 300,000 pounds of corn.
29. Blessings of Hope processed and distributed 67,000,000 pounds of food for consumption in 2020 (which amount would increase if they could build a new facility).
30. Thus, while Blessings of Hope acknowledges the importance of protecting farmland in Lancaster County, the use of approximately 20 acres of agricultural land for a food processing and distribution facility that would provide food to millions of people in an exponentially greater amount than growing crops is consistent with and supports the underlying purposes behind protecting farmland.
31. It also supports the surrounding agricultural areas and farms.
32. For example, Blessings of Hope was able to process surplus products from local farmers. In 2020, Blessings of Hope was able to process 70,000 gallons of milk that would have otherwise been wasted.
33. The facility also will take produce and crops being grown in Lancaster County and process such produce so it does not go to waste. This allows more produce from farms to ultimately be used to feed people, a primary goal of the agricultural community.
34. The facility also processes and distributes food items from stores and retail chains that would otherwise go to a landfill. Such foods have raw materials that come from farms thereby avoiding additional waste of agricultural products.
35. Incredibly, close to thirty percent (30%) of available agricultural land in the world is used to grow or farm food that is subsequently wasted.
36. Blessings of Hope's use of approximately twenty acres of the Property as a processing and distribution facility will reduce this high waste, particularly in Lancaster County, and its adverse impact on the environment, all while ensuring that our community and surrounding areas will have greater access to a basic food supply.
37. The Property is also well suited as it is close to several main roads, allowing for easy and unobtrusive access for delivery trucks, without causing excessive traffic issues for neighboring properties.
V. BASIS FOR PETITION
38. The text amendment is consistent with sound land use and planning principles as more fully explained below.
39. First, it is not seeking a wholesale rezoning of the Property to commercial or industrial, which would allow a wide range of commercial uses. Rather, it seeks to amend the existing Food Processing Facility definition and criteria simply to accommodate a facility that is similar to a food processing facility but also includes a distribution component. As set forth above, this type of use is compatible and supports the agricultural community.
40. Second, the text amendment requires that a food processing and distribution facility be adjacent to the commercial districts of the Township and adjoin an arterial road.
41. Third, the text amendment does not allow the extension of public water or public sewer to a facility, which eliminates the risk that extending public utilities into the Township's agricultural district will lead to additional development and loss of farmland.
42. The text amendment continues the prohibition of retail sales to the public at a facility and includes additional provisions related to screening, lighting, and traffic.
43. The revised definition and additional criteria proposed in the text amendment insure that any facility that is constructed will not be detrimental to the agricultural uses of the Agricultural District, nor will it interfere or conflict with the continuation of agricultural activities and health, safety, and welfare of the community.
44. The text amendment also conforms with the spirit and intent and is consistent with the Conestoga Valley Region Comprehensive Plan (the "Comprehensive Plan") as described above.
45. For example, the Comprehensive Plan sets a goal to "support and enhance community cooperation among and between individuals, neighborhoods, for-profit and non-profit organizations and businesses, social and fraternal organizations, community service providers, and government entities." See Conestoga Valley Comprehensive Plan at page 3.
46. Blessings of Hope works with over 200 food producers and distributors in the Pennsylvania region to receive and distribute food. Food banks and other organizations, like Petra Food Bank, Water Street Ministries, Iglesia De Cristo Misionera Inc, and Emmanuel United Methodist Church, who are able to receive the food to distribute to their respective communities.
47. Collaboration between different organizations and nonprofits is not only essential to the foundations of food distribution infrastructure, it's encouraged by the PA Department of Agriculture. "To truly address hunger. . .it takes innovative cooperation between private, public, and nonprofit sectors to ensure the availability and awareness of interventions and wrap-around services to support low-income families."
48. Blessings of Hope model of operation is in line with other goals referenced in the Comprehensive Plan, which encourages volunteerism and community-centered programs. The majority of their operation is based on individuals and families volunteering and giving their time to help support their community.
49. In fact, the Comprehensive Plan even sets forth a Volunteer Outreach Program on page 3 of Community Services which "focuses on developing opportunities within the community for residents of all ages to fully participate in community projects as volunteers ... "
50. In summary, the proposed text amendment expands the current definition of a "Food Processing Facility" in order to allow for the processing and distribution of food.
51. This amendment will allow Blessings of Hope to utilize the Property to process, store and distribute agricultural and food products that would otherwise go to waste and then to distribute food to millions of families facing food insecurity, many of whom live in Lancaster and the surrounding communities.
52. This proposal represents the value and culture of Lancaster County's community and heritage -pulling together to help one's neighbors while recognizing and protecting our agricultural heritage.
WHEREFORE, Applicant respectfully requests that the West Earl Board of Supervisors hold a public hearing on this Petition and thereafter enact an ordinance to change the definition and criteria of a Food Processing Facility as more fully explained above.
The Issue
West Earl Township Board of Supervisors - Petition for Text Amendment
I. INTRODUCTION
1. Pursuant to Article IX of West Earl Township's Zoning Ordinance ("Ordinance"), Petitioner Blessings of Hope ("Petitioner") respectfully requests that the West Earl Township Board of Supervisors ("Supervisors") amend the text of the West Earl Township Zoning Ordinance to update the definition and criteria for a Food Processing Facility to allow for a Food Processing and Distribution Facility. In support thereof, Petitioner provides:
II. BACKGROUND
2. Petitioner Blessings of Hope is a local non-profit organization that takes food and agricultural products that otherwise are going to be discarded as waste ( even though the products are still safe for human consumption) and, instead, processes, sorts and repackages the products so that it can then distribute the food through organizations such as food banks, churches and other ministries to individuals and families who are food insecure.
3. Blessings of Hope has been operating and steadily growing since 2006, however, they experienced a 500% growth in 2020 during the Covid-19 pandemic.
4. Due to the extraordinary demand for food within the County, Pennsylvania and the entire region,'Blessings of Hope has outgrown its current facility located at 500 Becker Road, Leola Pennsylvania and seeks to construct a new processing and distribution facility.
5. Petitioner owns property located at 1850 Diamond Station Road ("Property").
6. The Property consists of 46.5 acres and is improved with a farm house, a barn, and a number of agricultural buildings.
The Property is bound by commercially zoned properties to the North-East (across
Pleasant Valley Road), Diamond Station Road to the North and Route 222 to the South-East.
8. The Property currently is zoned Agricultural.
9. Within the Agricultural zoning district, the Township's Zoning Ordinance permits a Food Processing Facility subject to certain criteria. See § 184-11.D (I 0).
I 0. Blessings of Hope would like to construct its new facility on the portion of the Property to the south of Diamond Station Road along Route 222.
11. The Property is located at an ideal, central location beside existing commercial development with easy access to Route 222 and has adequate area to construct a processing and distribution facility to accommodate Blessing of Hope's vision for the future.
12. It also adjoins the Township's existing commercial zoning district and has and there already are numerous commercial business on Pleasant Valley Road.
13. While Blessings of Hope processes food and agricultural products that they receive, they also operate a distribution center. They receive trucks loaded with food and agricultural products which is then processed, packaged and distributed to local and regional organizations for further distribution to families who are food insecure.
14. Blessings of Hope relies heavily on the generosity of volunteers from the local community to help with the sorting and processing of food. Many of their volunteers also may be food insecure. Therefore, in return for volunteering, Blessings of Hope has had a practice of allowing its volunteers to select food items to take home for their families at the end of their volunteer shift, which practice they would like to continue at the new facility.
15. Blessings of Hope does not operate a retail store that sells food items to the public.
16. The Covid-19 pandemic illuminated crippling weak spots in the food supply chain, and Blessings of Hope worked tirelessly to accommodate both the unexpected excess and overwhelming need. During 2020, in addition to receiving food product from businesses and stores, they received enormous amounts of high-quality produce from local farmers that would have otherwise been sent to the landfill, composted or used as fertilizer.
17. The salvaged food and produce was processed and then distributed in Lancaster County and surrounding areas. Over 67,000,000 pounds of food was given to those in need, an average of over 150,000 meals per day.
18. Blessings of Hope plays a vital role in addressing the very real problem of food insecurity, one that existed prior to the Covid-19 pandemic and will undoubtedly continue into the future. They work directly with many local organizations to provide food at no cost to the recipients.
III. Proposed Text Amendment
19. Due to an ever-present demand and a desire to divert high-quality, nutritional food from landfills, Blessings of Hope would like to use the Property to build a new facility with more processing, storage and distribution capabilities.
20. As set forth above, the Property where Blessings of Hope would like to build its new facility is located in the Township's Agricultural district, which permits Food Processing Facilities by special exception subject to certain criteria.
21. Blessings of Hope requests that the Board of Supervisors amend the definition and criteria for a Food Processing Facility to allow for a Food Processing and Distribution Facility.
22. A proposed ordinance with the revised definition and criteria is attached as Exhibit "F" and a "redlined" version showing the specific changes is attached as Exhibit "G."
23. The proposed text amendments have been carefully calibrated to minimize any unintended consequences on the Township's agricultural zoning by establishing strict criteria as to where such facilities can be located.
24. For example, such facilities are only allowed if the property is adjacent to the C-2 zoning district and has 300 feet of frontage on a principal arterial road, such as Route 222.
25. The proposed text amendment does not permit the extension of public utilities into the Township's agricultural district so the proposed facility will not lead to additional development in this area.
IV. Use of Agricultural Land
26. Blessings of Hope understands and appreciates the importance of farmland in Lancaster County and submits that the proposed amendments will not have any adverse impact on the agriculture community or in any way materially affect the Township's agricultural district.
27. While the proposed facility would result in the loss of approximately 20 acres of agricultural land (Blessings of Hope would still use some of the Property for agricultural purposes), the amount of agricultural products and food that would be salvaged and distributed to families from this facility far exceeds the amount of food that could be produced by those 20 acres.
28. For example, an acre of corn produced between 175-199.99 bushels in Lancaster County in 2019, according to the United State Department of Agriculture. Since the Property has just over 46 acres, it is reasonable to assume that it could produce about 9,195 bushels of corn, or 644,000 pounds of corn for consumption. If 20 acres of land is removed, there would be a loss of approximately 300,000 pounds of corn.
29. Blessings of Hope processed and distributed 67,000,000 pounds of food for consumption in 2020 (which amount would increase if they could build a new facility).
30. Thus, while Blessings of Hope acknowledges the importance of protecting farmland in Lancaster County, the use of approximately 20 acres of agricultural land for a food processing and distribution facility that would provide food to millions of people in an exponentially greater amount than growing crops is consistent with and supports the underlying purposes behind protecting farmland.
31. It also supports the surrounding agricultural areas and farms.
32. For example, Blessings of Hope was able to process surplus products from local farmers. In 2020, Blessings of Hope was able to process 70,000 gallons of milk that would have otherwise been wasted.
33. The facility also will take produce and crops being grown in Lancaster County and process such produce so it does not go to waste. This allows more produce from farms to ultimately be used to feed people, a primary goal of the agricultural community.
34. The facility also processes and distributes food items from stores and retail chains that would otherwise go to a landfill. Such foods have raw materials that come from farms thereby avoiding additional waste of agricultural products.
35. Incredibly, close to thirty percent (30%) of available agricultural land in the world is used to grow or farm food that is subsequently wasted.
36. Blessings of Hope's use of approximately twenty acres of the Property as a processing and distribution facility will reduce this high waste, particularly in Lancaster County, and its adverse impact on the environment, all while ensuring that our community and surrounding areas will have greater access to a basic food supply.
37. The Property is also well suited as it is close to several main roads, allowing for easy and unobtrusive access for delivery trucks, without causing excessive traffic issues for neighboring properties.
V. BASIS FOR PETITION
38. The text amendment is consistent with sound land use and planning principles as more fully explained below.
39. First, it is not seeking a wholesale rezoning of the Property to commercial or industrial, which would allow a wide range of commercial uses. Rather, it seeks to amend the existing Food Processing Facility definition and criteria simply to accommodate a facility that is similar to a food processing facility but also includes a distribution component. As set forth above, this type of use is compatible and supports the agricultural community.
40. Second, the text amendment requires that a food processing and distribution facility be adjacent to the commercial districts of the Township and adjoin an arterial road.
41. Third, the text amendment does not allow the extension of public water or public sewer to a facility, which eliminates the risk that extending public utilities into the Township's agricultural district will lead to additional development and loss of farmland.
42. The text amendment continues the prohibition of retail sales to the public at a facility and includes additional provisions related to screening, lighting, and traffic.
43. The revised definition and additional criteria proposed in the text amendment insure that any facility that is constructed will not be detrimental to the agricultural uses of the Agricultural District, nor will it interfere or conflict with the continuation of agricultural activities and health, safety, and welfare of the community.
44. The text amendment also conforms with the spirit and intent and is consistent with the Conestoga Valley Region Comprehensive Plan (the "Comprehensive Plan") as described above.
45. For example, the Comprehensive Plan sets a goal to "support and enhance community cooperation among and between individuals, neighborhoods, for-profit and non-profit organizations and businesses, social and fraternal organizations, community service providers, and government entities." See Conestoga Valley Comprehensive Plan at page 3.
46. Blessings of Hope works with over 200 food producers and distributors in the Pennsylvania region to receive and distribute food. Food banks and other organizations, like Petra Food Bank, Water Street Ministries, Iglesia De Cristo Misionera Inc, and Emmanuel United Methodist Church, who are able to receive the food to distribute to their respective communities.
47. Collaboration between different organizations and nonprofits is not only essential to the foundations of food distribution infrastructure, it's encouraged by the PA Department of Agriculture. "To truly address hunger. . .it takes innovative cooperation between private, public, and nonprofit sectors to ensure the availability and awareness of interventions and wrap-around services to support low-income families."
48. Blessings of Hope model of operation is in line with other goals referenced in the Comprehensive Plan, which encourages volunteerism and community-centered programs. The majority of their operation is based on individuals and families volunteering and giving their time to help support their community.
49. In fact, the Comprehensive Plan even sets forth a Volunteer Outreach Program on page 3 of Community Services which "focuses on developing opportunities within the community for residents of all ages to fully participate in community projects as volunteers ... "
50. In summary, the proposed text amendment expands the current definition of a "Food Processing Facility" in order to allow for the processing and distribution of food.
51. This amendment will allow Blessings of Hope to utilize the Property to process, store and distribute agricultural and food products that would otherwise go to waste and then to distribute food to millions of families facing food insecurity, many of whom live in Lancaster and the surrounding communities.
52. This proposal represents the value and culture of Lancaster County's community and heritage -pulling together to help one's neighbors while recognizing and protecting our agricultural heritage.
WHEREFORE, Applicant respectfully requests that the West Earl Board of Supervisors hold a public hearing on this Petition and thereafter enact an ordinance to change the definition and criteria of a Food Processing Facility as more fully explained above.
The Decision Makers
Petition Updates
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Petition created on October 15, 2021