HISTORY AND TIMELINE
- September 25, 2024 – AWI, Inc. Lot Add On Plan submitted to the Township for review. This purpose of this plan is to consolidate four lots into one, while also adjusting the SW property line for the existing stormwater basin. No site improvements are proposed with this plan.
- September 30 and October 8, 2024 – Open Houses hosted by High to share their vision for the Armstrong tract to the community and receive feedback. Please contact outreach@high.net with any questions regarding these meetings. Or, for project updates, visit https://www.highrealestategroup.com/development/ManorTwp/
- October 15, 2024– Planning Commission meeting to discuss the lot add-on plan for Armstrong World Industries. While this change to lot line swap is associated with High’s proposal, it does not represent a significant step towards that end and is more a clean up item associated with the September 15th submission.
- Mid December 2024– Flyer mailed by High Real Estate Group to Manor Township residents sharing their vision for the community.
- March 3, 2025- The Supervisors formally accepted the Kready Farm LLC (High Corporation) petition to amend the zoning ordinance and zoning map. It now gets forwarded to the Manor Township Planning Commission and Lancaster County Planning Commission for their review before coming back to the Supervisors for a public hearing and vote.
- March 12, 2025- High Corporation gave a presentation to the Manor Township Planning Commission explaining/describing the petition to amend the zoning ordinance and zoning map. Several questions were asked leading to a back and forth dialogue about the proposal.
- April 7, 2025- Manor Township Board of Supervisors sets the Public Hearing for the text amendment for May5, 2025.
- April 14, 2025- High Corp presents non-substantive changes to the Manor Township Planning Commission. Planning Commission votes to approve the changes and send the text amendment to the Board of Supervisors for the Public Hearing.
- April 21, 2025- Final draft or proposed petition and ordinance publicly advertised. See this version by clicking here.
- May 5, 2025- Planned Public Hearing on the proposed text amendment and zoning map change. High gave a presentation about the need of this proposal and Supervisors and the public had time to ask questions.
- June 2, 2025- Public Hearing was held at this Supervisors meeting. High gave a presentation about the need of this proposal and Supervisors and the public had time to ask questions. the Public Hearing was extended to the July Supervisors meeting.
- June 18, 2025- High shares the economic impact of their proposal with Penn Manor School at a public committee meeting.
- July 7, 2025- Public Hearing was continued at this Supervisors meeting. High, again, gave a presentation about the need of this proposal which included new information about a deed restriction on density and Supervisors and the public had time to ask questions. The Hearing was then officially closed with by unanimous vote. Then a motion was made to approve the text amendment and zoning map change as written. The vote was approved 4-1.
FREQUENTLY ASKED QUESTIONS:
Public Notice Transparency and Opportunity for Public Participation
1. How do residents have a voice in the project?
Residents are encouraged to attend meetings or share their comments with members of the various boards and commissions as well as township staff. The Developer has also been open to direct discussions with residents and has already fielded a lot of questions. You can email:
High Corporation outreach@high.net
Allan Herr, Supervisor, Chair aherr@manortwp.org
Jim Keck, Supervisor jkeck@manortwp.org
John Wenzel, Supervisor jwenzel@manortwp.org
Missy Phelan, Supervisor mphelan@manortwp.org
George Mann, Supervisor gmann@manortwp.org
Ryan Strohecker, Township Manager manager@manortwp.org
Nate Taggart, Zoning/Planning Director zoning@manortwp.org
2. Can we be provided a PDF copy of the plans thus far that the board have been given?
Copies of any plans on file are available upon request. There may be a charge for the copies depending on the format in which they are requested (I.e. paper copies, digital, etc)
General Development and Plan Questions
3. Was the property rezoned?
No. This tract of land has been zoned Industrial for greater than the last 30-40 years. Despite the current USE of the land being for agricultural purposes, the property has been ZONED for Industrial development for quite some time.
However, the text amendment and zoning map change sets the stage for the property to be rezoned to MRC (mixed residential/commercial) and allows for the MUCZ (mixed-use campus zone) overlay to be used in planning the development of the site. It also leaves a portion zoned Industrial located around the corner of Charlestown Rd and S. Centerville Rd.
4. Under the PRD- The landowner may submit a sketch plan to the Township Board of Supervisors for preliminary discussion of intent.
This is not a requirement of the Ordinance, but a choice of the applicant (similarly to the Sketch Plan defined within the SALDO). A Sketch Plan appears to be recommended but is not required. ZO section 425-88.D.(1)
5. Under the PRD- The complete application for tentative approval shall consist of site plans, architectural plans, site data.
Reference(s) to a “Master Plan” was not found within this section of the PRD Ordinance. The Master Plan concept is new to our ordinances and specific to the MUC. ZO section 425-88.D.(2)(b)[2]
6. The PRD requires a yearly plan submission. “In the event a development plan is granted tentative approval with or without conditions, the Township Board of Supervisors may set forth in the official written communication the time within which an application for final approval of the development plan shall be filed, or, in the case of a development plan which provided for development over a period of years, the periods of time within which applications for final approval of each part thereof shall be filed. Except upon the consent of the landowner, the time so established between grant of tentative approval and application for final approval shall not be less than three months, and in the case of developments over a period of years, the time between applications for final approval of each part of the plan shall not be less than 12 months”
This section requires that the ‘Final approval submission’ be within three months of the date of tentative approval or for multi-year (phased) projects the ‘Final approval’ submission must be within 12 months of tentative approval. This section does allow the Board of Supervisors to set a schedule/timeframe for the submission of final approval applications. Reference(s) to a “Master Plan” was not found within this section of the Ordinance and no mention of communication between developer and the Township (outside of the plan submission process) was found. ZO Section 425-88.D.(2)(b)[2]
The only reference to a yearly submission is found in the Pennsylvania MPC under Section 707.(4)(ix) – “in the case of development plans which call for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned residential development are intended to be filed and this schedule must be updated annually, on the anniversary of its approval, until the development is completed and accepted”
7. Under the PRD, would the developer have to do yearly updates/submission?
Not under the Manor Township PRD section. However, the section 707.(4)(ix) of the MPC says “in the case of development plans which call for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned residential development are intended to be filed and this schedule must be updated annually, on the anniversary of its approval, until the development is completed and accepted”
8. Under the PRD, what are the sketch plan requirements?
The requirements of a Sketch Plan and only applies if a Sketch Plan submission was made (which is not required). ZO Section 425.88.E
9. Under the PRD- What are the requirements for application for tentative approval?
Tentative approval includes site plans (which are to be signed/sealed by registered professionals). There is a reference to a “Master Site Plan” within Section 425-88.F.(2)(a) which relates to plan scale and sheet size. We interpret this to relate to what is commonly referred to as “Overall Plan” sheets within a typical Final Land Development Plan set. Under the supplemental information requirements for tentative approval there are references to the following: Master Utility Plan, Master Traffic Evaluation Study, and Master Landscape Plan. ZO Section 425-88.F
10. Under the PRD- What are the requirements for final approval?
Final approval requirements include: site plans, lighting plans, landscape plans, architectural drawings, design/layout, financial security, and traffic studies. Also included are requirements for outside agency approvals. ZO section 425-88.G
11. Under the PRD, what are the open space requirements?
25% of the gross area of the PRD shall be shown/implemented as compliant open space. Floodplain areas are to be included in this area. ZO section 425-88.J.(1)
12. Under the PRD, what are the density requirements?
The maximum gross density of the PRD to be 5.5 units/acre. This can be calculated using the gross acreage of the PRD and does not necessitate the required open space area to be “removed” from the lot area before calculating the density. ZO section 425-88.M.(1)
13. Under the PRD, what housing types can be developed?
An allowable variety and number of dwelling unit types can be developed. ZO section 425-88.M.(2)
14. What are the commercial requirements of the PRD?
“The commercial density of a PRD shall range from a minimum of 25 square feet of commercial floor area per residential dwelling unit to a maximum of 150 square feet of commercial floor area per dwelling unit. The commercial component of a PRD shall be mandatory unless waived by the Manor Township Board of Supervisors” ZO section 425-88.N.(1)
This section outlines the minimum and maximum area dedicated to commercial uses and is based on the number of proposed dwelling units.
15. How many homes could theoretically be built under the PRD?
Entire acreage per the petition – 476.5 acres
PRD maximum allowable density – 5.5 units/acre
Total potential PRD density – 476.5 acres * 5.5 units/acre = 2,620 units
These numbers are just to represent gross possible and are not necessarily practical.
16. How many homes could theoretically be built under the proposed text amendment?
Entire acreage per the petition to be rezoned to MRC with MUC Overlay – ~394 acres
Proposed MUC Overlay allowable density – 7.5 units/acre
Total potential MUC Overlay density – 394 acres * 7.5 units/acre = 2,955 units
These numbers are just to represent gross possible and are not necessarily practical. Also, this does not account for less acreage due to 14 acres of parkland dedication, 3-5 acres of fire company dedication and approximately 10 acres to build Stonemill Rd extension; all of which is being offered in conjunction with the text amendment proposal.
17. What are Data Centers?
A physical facility used to house computer systems and related components, such as:
- Servers – which store and process data
- Networking equipment – like routers and switches to manage data flow
- Storage systems – to retain large amounts of data
- Cooling systems – to prevent overheating
- Power supplies and backup generators – to keep systems running 24/7
Data centers are critical to supporting internet services, cloud computing, enterprise operations, and anything that relies on digital information storage and processing. They range in size from small rooms to massive buildings and are often secured, climate-controlled, and equipped with fire suppression systems.
18. Changing the zone will allow High to do anything they want.
This property is unique due to its size and has to be looked at differently from other developing properties. It’s because of this that the Township has been open to this text amendment and zoning change. The proposed text amendment establishes criteria that will put limits on what High is permitted to do with the property. They will not be able to do anything they want.
19. Why are traffic studies not done yet?
At this stage of the process, traffic studies are not required. They will be forthcoming as part of the formal submission during the subdivision and land development process.
20. Why are we not getting more concessions? Like to build a fire company or build a school?
The Township has worked with High to obtain land for the fire company. Any negotiations about concessions with the school would occur between the school and High. They have held several meetings together.
21. If you vote the text amendment down, will the Township be sued?
The answer to that question is unclear. The Supervisors do have a right to vote the text amendment down is they so choose. While the response from High is unknown, they could also just develop under the Industrial Zone which could include a residential/mixed use development under the PRD.
22. Is there “working class housing” proposed?
High has not used this term. The term used is work force housing that will be proposed.
23. Why aren’t we building more roads to accommodate the increased traffic?
In looking at the totality of all building projects, we are looking to build roads and enhance the roads we currently have. Many of the projects have long build outs so traffic concerns will be dealt with through the project and over long periods of time.
24. What does a Master Plan do?
In its most basic definition, it requires the developer to plan the entire site and show that in picture format. The reason for this is due to the unique size and scope of the property. Without a Master Plan, the parcel could be developed in pieces, or portions, without knowing what the final layout will look like for the community.
25. Is it really going to take 15-20 years to develop?
That timeline is from High and it is reasonable to believe it will at least take that time. One example of recent developments in Manor Township and how long they took to develop is Crossgate’s and Woods Edge.
26. Will Donerville and Charlestown roads be widened?
These are roads included in a relevant traffic study of the various projects going on. To say definitively right now, is premature.
27. What is the new deed restriction placed on the property?
High voluntarily placed a ten year deed restriction on the property that limits the density to 5.0 units per acre- lower than the PRD ordinance. The purpose was to help alleviate concerns about development of the property beyond 1,900 homes.