Chester County · Uwchlan Township · #CU-02-25-18407
Lionville Station
Uwchlan Township, PA · 1,604,430 sq ft non-residential, recreation · 237.4 acres
About this project
Conditional use application for eight buildings totaling about 1.6 million sq ft and 4,797 parking spaces on roughly 237 acres in Uwchlan Township.
Official description: 8 buildings, totaling 1,604,430 SF and 4,797 parking spaces proposed.
- Plan type
- Conditional use
- Land use
- , Sports/Recreation
- Status
- Reviewed
Filing history
- 2025-02-03 · #CU-02-25-18407 · Conditional use · 1,604,430 sq ft
The full picture AI research · Nov 1, 2026
Lionville Station is a proposal to build eight buildings totaling about 1.6 million square feet on roughly 237 acres in Uwchlan Township. The buildings would have 4,797 parking spaces. The county files it under "recreation," but local news describes the application as light-industrial and warehouse use. News coverage gives the size as about 1.8 million square feet, so the figure may have changed or been counted differently.
The land is undeveloped. It is the former Siemens site, and the Downingtown Area School District has owned it since 2003. The district once planned a secondary-school campus there but never got the zoning it needed. The developer has a contingent agreement to buy the land.
The developer has also asked for a different plan on the same land. That plan is a 492-home community with open space and trails. The supervisors held hearings on the homes plan and closed the record in September 2026. The warehouse application is paused on an indefinite extension. A 2023 warehouse sketch plan for this area was withdrawn.
What it could mean nearby
- A project of this size, with nearly 4,800 parking spaces, could add substantial truck and car traffic on local roads. No traffic study was found.
- The competing homes plan would set aside about 127 acres of open space and about two miles of trails.
- The homes plan is mostly age-restricted housing, so it would likely add fewer school-age children than regular housing.
- The school district would receive sale proceeds if the land is sold. The reported price is $64 million.
Where it stands
The warehouse conditional use application was filed in February 2025 and is on hold under an indefinite extension. The supervisors are weighing the 492-home alternative first, with a decision due within 60 days of the hearing record closing, which is about early November 2026. If the homes plan is denied, the warehouse application could resume.
- Nov 2026 Supervisors' decision on the 492-home plan due, about 60 days after the record closed
- Sep 8, 2026 Supervisors closed the hearing record on the homes plan
- Feb 3, 2025 Latest county filing; conditional use application for the warehouse buildings
- Aug 14, 2023 An earlier warehouse sketch plan for the area was reported withdrawn (opponent fundraising page)
- 2003 Downingtown Area School District bought the land for a school campus
Want to weigh in? The Uwchlan Township Board of Supervisors decides, and residents can comment at its public meetings or by contacting the township.
Who's behind it
Rockwell Downingtown LLC · The company is named in local news as the developer seeking to buy the site from the school district; no official website was found.
Around the web
- Uwchlan Weighs 492 Homes as 60-Day Clock StartsMyChesCo · Sep 17, 2026Gives the developer, the pending warehouse application, the 492-home alternative, the site history and the decision deadline.
- Residents crowd Chester County meeting to oppose Amazon warehouse project6abcReports resident opposition to an earlier multi-building warehouse proposal in Uwchlan Township.
- Lionville Trade Center Sketch PlanUwchlan TownshipTownship posting of the earlier 2023 sketch plan for warehouses on the same land.
Planning terms explained
- Conditional use
- A use the zoning allows only if the supervisors hold a hearing and find the project meets set conditions.
- Zoning overlay
- An added set of rules on top of the existing zoning that allows a different kind of development.
- Age-restricted housing
- Homes limited to older adults, usually 55 and over.
- Sketch plan
- An early, informal plan shown to a township for feedback before a formal application.
- Extension
- An agreement that pauses the deadline for a municipality to decide on an application.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $320.9M
- ~16,044 roofing squares (assumes 1 story)
- ~4,011 tons of cooling (rule of thumb 400 sq ft/ton)
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