High Associates is starting to sketch in its plans for a 476-acre tract bordering the headquarters of Armstrong World Industries in Manor Township, Lancaster County.
The plans, which could change with market conditions, call for a flexible mix of single-family homes, apartment buildings, retail space, industrial space and green space, according to Ken Hornbeck, senior vice president of development for High Associates, based in East Lampeter Township, Lancaster County.
Construction likely would not begin until at least 2027 and last at least a decade, Hornbeck said.
High, which announced plans to buy the tract from Armstrong World last year, expects to close on the land purchase by the end of this year.
Where is this happening: West of Lancaser city.
The tract is south of the Armstrong World headquarters on Columbia Avenue in an area roughly bordered by Millersville Road to the east, Charleston Road to the south and South Centerville Road to the west.
The land is currently zoned industrial but High plans to seek rezoning to allow residential and other uses, Hornbeck said.
“We think the highest and best use for the property and the community is to modify the zoning to allow for an integrated mixed-use development,” he said. “Over the next several months we will begin the process of holding public meetings with Manor Township and the community as we work through the rezoning and land-development approval process.”
What are the details: The initial sketch envisions between 200 and 700 single-family homes, between 300 and 600 apartment units, about 10 acres for retail, and 80 acres for industrial.
The final count for residential units depends on the rezoning process, as well as the evolution of the market over the life of the development.
“The full build-out will take more than a decade, so we want to have the flexibility to adjust the plan to meet changing market conditions,” Hornbeck said.
A Lancaster County land-use plan called Places 2040 recommends 7.5 units per acre in urban growth areas like the one containing the Armstrong World tract, and that is what High plans to ask for, Hornbeck said.
“With the current shortage of housing in Lancaster County and the country, we anticipate the demand for housing will be strong, particularly given the unique features and amenities associated with this development,” Hornbeck said.
High Associates affiliate High Real Estate Group would develop, own and manage the apartments, while High would partner with national and regional homebuilders on the single-family homes.
What are the amenities: They include retail areas fronting Millersville and South Centerville roads.
The areas could house a small specialty grocer, restaurants and small shops, Hornbeck said.
High has earmarked 24 acres for a park and more than 150 acres for open space, Hornbeck said.
The development would require changes to roadways, though it is too early to say what they will be, Hornbeck said.
The industrial zone — designed to meet current needs for warehouse and flex space –would occupy the southwest corner, with green space separating it from housing, Hornbeck said.
The forecast: By the time it begins building, High could be facing a regulatory and financing climate that is more conducive to housing construction.
In the run-up to this year’s presidential election, candidates are floating ideas to tackle the shortage of housing, particularly affordable housing.
Vice President Kamala Harris, the Democratic candidate, has proposed subsidies for first-time homebuyers and a mix of financial incentives and regulatory changes designed to spur more residential construction.
Former President Donald Trump, the Republican candidate, has also proposed regulatory changes, as well as opening up more federal land for housing construction.
