GATEWAYS
REVITALIZATIDN
STRATEGY
LANCASTER CITY • MANHEIM TOWNSHIP • LANCASTER COUNTY, PENNSYLVANIA
A US EPA SMART GROWTH IN
BRDWNFIELD COMMUNITIES PROJECT
I
Future Lancaster AmtrakTrain Station Interior
VISION
The community envisions a future of the
Gateways Area that preserves its urban form
and acknowledges its rich heritage; reuses
vacant or underutilized properties; offers a range
of transportation choices, including an efficient
network of sidewalks, trails and paths; includes a
variety of business enterprises that provide jobs
for residents and contribute to a stable tax base;
provides a broad range of housing opportunities; is
known as a place where innovation is encouraged
and supported; and continues to benefit from
cooperative efforts to create and sustain the
Gateways area as a thriving and vibrant place.
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This project was funded in part by a Smart Growth in Brownfield Communities
Grant from the U.S. Environmental Protection Agency.
May 2007
Source: Lancaster County GIS, Copyright (c) 2007. The maps in this report are to be used for reference or illustrative
purposes only. The maps are not a legally recorded plan, survey, or engineering schematic and are not intended to be
used as such.
For complete disclaimer see http://www.co.lancaster.pa.us/gisdisclaimer.
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ACKNOWLEDGEMENTS
PREPARED BY
Lancaster County Planning Commission
CONSULTANTS
McCormickTaylor Inc.
ELA Group, Inc.
Community Planning Consultants, Inc.
Rettew Associates, Inc.
TECHNICAL ADVISOR
Kevin Nelson
U.S. Environmental Protection Agency
LANCASTER COUNTY BOARD OF COMMISSIONERS
Dick Shellenberger, Chariman
Sharron V. Nelson
Molly S. Henderson
LANCASTER COUNTY PLANNING COMMISSION
Nancy Halliwell, Chairperson
Virginia Brady, Vice-Chairperson
Ray D'Agostino, Secretary
Charles E. Douts, Jr.
Dennis Groff
James Miller, Jr.
Jonathan L. Price
Tim Roschel
Matthew Young
PROJECT TEAM
Lancaster County Planning Commission
Lauri Ahlskog
Bicycle and Pedestrian Planner
Frank Behlau, AICP
Director for Community Planning
Mary Gattis-Schell
Senior Planner, Project Manager
Cindy Hampton
Senior Planner, Economic Development Specialist
Rose Long
Senior Planner, Research and Information
Specialist
Jane Pugliese Thomas, AICP
Director for Economic Development Planning
Danny Whittle, AICP
Principal Planner
City of Lancaster
Paula Jackson
Chief Planner
Manheim Township
Sean Molchany
Assistant Manager
Lisa Greaves
Director of Planning and Zoning
Carol Simpson
Manheim Township Commissioner
Community Representatives
Keith Orris
Franklin & Marshall College
Dave Nikoloff
Economic Development Company of Lancaster
County of Lancaster
Lisa Riggs
James Street Improvement District
LAYOUT AND DESIGN
Lynn M. Stiles
Graphic Designer, County of Lancaster Printing Dept.
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TABLE DF CONTENTS
Executive Summary 1
Planning Process
Community Participation
Issues and Ideas
Part One: The Gateways Area Today
The Study Area 7
The Gateways Community 10
Population Characteristics 10
Housing Characteristics 10
Employment Characteristics 10
Commercial and Industrial Characteristics 10
Current Property Status 11
Land Use 11
Zoning 11
Building Type Characteristics 11
Redevelopment Activity 11
Utilities 13
Transportation and Circulation System 13
Roadway Network 13
Traffic Calming Features 13
Roadway Deficiencies and Scheduled Improvements 13
Bicycle and Pedestrian Facilities 13
Existing Bicycle Facilities and Conditions 13
Existing Pedestrian Facilities 13
Designated Public Trails or Paths 14
Public Transit 14
Passenger Rail Service and Regional Ground Transportation 14
Local Transit Service 14
Bus Shelters and Benches 14
Freight Rail Service 15
Parking 15
Park 'n Ride Facilities 15
Amtrak Train Station Parking Lots 15
Parking Capacity 15
Parks and Recreational Facilities 15
Community Facilities and Services 17
Schools 17
Colleges and Trade Schools 17
Ambulance (EMS) Services 17
Fire Protection Services 17
Police Services 17
Health Care Facilities 18
Other Community Services 18
Environmental Quality 18
Air Quality 18
Water Quality 18
Known or Suspected Brownfield Sites 18
Economic Enhancement Programs 19
Financial and Non-financial Incentives 19
Neighborhood Associations and Improvement Districts 20
Municipal and Special-District Taxes and Fees 20
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Part Two: Past Plans and Adopted Policy Directives 21
Part Three: The Gateways Future
The Vision 23
Guiding Principles 23
The Physical Plan 23
Revitalization Strategies 27
Best Practices/Reference Materials 30
Additional Resources 30
Summary 30
Appendices
Appendix 1 - Implementation Sequence 31
Figures
Figure 1 - Census Block Groups 40
Figure 2 - Generalized Land Use 41
Figure 3 - Zoning Districts 42
Figure 4 - Cultural Resources 43
Figure 5 - General Building Age 44
Figure 6 - Proposed Water Distribution Improvements 45
Figure 7 - Sewer System 46
Figure 8 - Transportation Deficiencies 47
Figure 9 - Transportation Projects in Lancaster City 48
Figure 10 - Transit and Parking 49
Figure 11 - Existing LERTA Areas 50
Figure 12 - Gateways Revitalization Strategy Physical Plan 51
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EXECUTIVE SUMMARY OVERVIEW
The area surrounding Lancaster's
Amtrak Train Station is known for its
rich industrial heritage, having once
been home to such notable enter-
prises as the Lancaster Stockyards,
the Stehli Silk Mill and Armstrong
Cork Company. Housing for workers
was provided within close proximity.
Streetcars ran throughout the area
and train tracks were the thread that
bound the area together. As suburban
development evolved along the edges
and industrial enterprises began to
fade away, the complexity of the area
increased, resulting in a region with
no true identity or sense of place.
People began to recognize that this
was an area in decline. In response,
the community undertook a vision-
ing process in what is known as
the "Gateways" area because of its
multiple bridges and underpasses
between neighboring municipalities,
transitions between neighborhoods
and commercial areas, and the pres-
ence of the Amtrak Train Station, all
of which serve as gateways in one
way or another.
The Gateways Revitalization Strategic
Plan, hereinafter referred to as "the
Gateways Plan," provides a vision
and a set of achievable goals for the
revitalization of approximately 600
acres of urban land in the vicinity of
Lancaster's Amtrak Train Station. The
Gateways area encompasses por-
tions of both Manheim Township and
the City of Lancaster, although to the
casual observer there is no distinction
between the two.
The Gateways Plan includes specific
actions and strategies which, when
undertaken by cooperating public
and private entities, will bring about a
renewed, revitalized, and respected
gateway to the greater Lancaster
Central Region.
The Gateways Plan is consistent
with generally accepted Smart
Growth Principles (see below) and
the goals of Envision, Lancaster
County's Comprehensive Plan, and
Growing Together, a multi-municipal
Comprehensive Plan that includes
Lancaster City, Manheim Township
and nine other municipalities in the
Central Lancaster Region.
Smart Growth Principles
1. Mix land uses.
2. Take advantage of compact
building design.
3. Create a range of housing
opportunities and choices.
4. Create walkable
neighborhoods.
5. Foster distinctive, attractive,
communities with a strong
sense of place.
6. Preserve open space,
farmland, natural beauty, and
critical environmental areas.
7. Strengthen and direct
development towards existing
communities.
8. Provide a variety of
transportation choices.
9. Make development decisions
predictable, fair and cost
effective.
10. Encourage community and
stakeholder collaboration in
development decisions.
Source: U.S. EPA
Primary goals of the Gateways
Plan are to:
(a) Reconnect various areas
of the community through a
coherent and cohesive vision
and land use plan;
(b) Revitalize the economic
base by recycling industrial
land with job producing
opportunities tied to clean
growth industries;
(c) Improve and/or build on
infrastructure and public/
private partnerships that will
help attract a variety of uses
needed to support residents,
prospective employers and
visitors;
(d) Strengthen housing
opportunities to retain current
residents and attract new infill
housing development and
create a sense of community;
(e) Serve as a foundation for
improving the regulatory
climate for smart growth
redevelopment; and
(f) Serve as a model for others
pursuing revitalization in their
communities.
The Gateways Plan is the result
of a collaborative effort led by
the Lancaster County Planning
Commission (LCPC), in partnership
with the City of Lancaster, Manheim
Township and the U.S. Environmental
Protection Agency. For additional
information, please contact the LCPC.
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Planning Process
Despite a strong history of promoting
"smart growth," Lancaster County, like
many other communities is character-
ized by a pattern of "leapfrog" redevel-
opment. By providing leadership and
targeted assistance, the public sector
can jumpstart redevelopment projects
that may otherwise fail. However,
redevelopment projects that do not
consider opportunities for broader
community enhancement often
result in isolated pockets of change.
While redevelopment of specific sites
serves a community by cleaning up
contamination and creating jobs, the
overall benefit to the surrounding
neighborhoods can be enhanced
by taking a more comprehensive
approach.
A Better Way to
Plan for Redevelopment
Communities can realize broad
community impact by knitting
together various redevelopment and
community enhancement projects
and applying the principles of smart
growth. By applying the principles of
smart growth to redevelopment proj-
ects from the outset, and focusing on
issues such as walkability, community
character, livability and connectivity
with the surrounding community and
region, urban revitalization becomes
a reality for the broader community,
not only those directly connected to a
particular project.
Community and stakeholder col-
laboration is a key principle of smart
growth employed throughout the
development of this Plan. Through
collaboration with residents, business
owners, commuters, and others with
a stake in the future of this area,
the following vision for the area was
developed:
Vision
The community envisions a future of
the Gateways Area that:
• preserves its urban form and
acknowledges its rich heritage;
• reuses vacant or underutilized
properties;
• offers a range of transportation
choices, including an efficient
network of sidewalks, trails and
paths;
• includes a variety of business
enterprises that provide jobs for
residents and contribute to a
stable tax base;
• provides a broad range of hous-
ing opportunities;
• is known as a place where
innovation is encouraged and
supported; and,
• continues to benefit from
cooperative efforts to create and
sustain the Gateways Area as a
thriving and vibrant place.
Guiding Principles
This vision will be realized when
future public and private development
and reinvestment in the area ...
• supports the community's vision
for a walkable community of
mixed uses with an urban form of
design;
• considers how a project's design
and use relates to its immediate
surroundings and the larger
Gateways Area;
• provides physical connections
and program links that support
other projects in the Gateways
Area;
• accommodates alternative modes
of transportation, i.e. transit,
bicycles and pedestrians;
• reduces stormwater runoff
and improves water quality
through the application of Best
Management Practices;
• involves the community early in
the planning process; considers
reuse of existing buildings when
doing so contributes to achieving
the community's vision for the
area; and,
• mitigates environmental hazards.
Furthermore, public investment in the
Gateways Area should be consistent
with and support realization of the
community's vision for the area;
be coordinated to leverage private
investment in the Gateways Area; and
be directed towards improving traffic
circulation.
Strategies
The Gateways Plan outlines fifty-sev-
en (57) strategies to be undertaken
by cooperating private and public
entities in achieving the vision for the
area. These strategies fall into eleven
broad categories.
1. Support the Amtrak Train Station
as the key multimodal transporta-
tion hub in the area.
2. Establish a pedestrian-oriented
character within the Gateways
Area.
3. Encourage the use of alternative
modes of transportation within
the Gateways Area.
4. Support, expand and diversify
opportunities for mixed-use, eco-
nomic development that provides
for a variety of jobs within the
area.
5. Improve existing transportation
infrastructure and provide new
connections to improve quality
of life and expand opportunities
within the Gateways Area.
6. Enhance the visual character and
vitality of the community.
7. Provide sufficient public parking
to support active mixed-use
districts.
8. Expand the range of open space
and recreational opportunities
within the Gateways Area.
9. Become a leader in environmen-
tal sustainability for the County.
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10. Establish community programs
and cultural connections.
11. Encourage housing opportunities.
A complete list of all fifty-seven (57)
strategies, along with suggestions for
implementation, is included in Part III
of this report.
Community Participation
The Gateways Plan was developed
with input from residents, business
owners, property owners, public
officials, and others with an interest
in the future of the area. The process
was coordinated by a Core Team
that included staff from the Lancaster
County Planning Commission
(LCPC), the City of Lancaster
and Manheim Township with as-
sistance from McCormick Taylor
Associates, ELA Group, Community
Planning Consultants, and the U.S.
Environmental Protection Agency's
Office of Policy, Economics and
Innovation.
The public involvement process
included presentations before the
county, city and township planning
commissions, the Lancaster City
Council, and the Manheim Township
Board of Commissioners; interviews
with property owners; a focus group
meeting; and, a community open
house. The purpose of the interviews
was to share information about the
planning process, to gain a better un-
derstanding of property owners' long
term plans for their properties, and to
hear their concerns and ideas about
revitalization. The focus group meet-
ing involved approximately 40 people
representing a range of perspectives.
Participants heard a brief presenta-
tion about the project and the study
area and then broke into groups of 8
to 10 people to share concerns and
ideas related to revitalization.
The open house included a variety of
opportunities for residents, business
owners and other interested citizens
to participate in shaping the future of
the Gateways Study Area. The event
was organized as a series of "stations"
where guests could travel at their own
pace, gathering information and provid-
ing one-on-one feedback along the
way. Approximately seventy-five people
participated in the Open House.
At the first station, guests reviewed
maps depicting existing conditions,
providing feedback on missing or
incorrect information. The following
maps were displayed.
• Generalized Land Use by Tax
Parcel
• Roadway Network
• Building Age
• Community Services
• Cultural Resources
At the second station, people had an
opportunity to discuss exhibits from
past planning efforts with a represen-
tative of the organization responsible
for the plan. Plans displayed included
the following:
• North Prince Street Area
Strategies and Projects
(Lancaster Economic
Development Action Agenda,
1998)
• Lancaster City Stadium District
Long Term Vision (James Street
Improvement District (JSID),
2003)
• Elm Street Area (JSID, 2005)
• Northwest Lancaster - Long Term
Vision (RTKL, 2005)
• Lancaster Amtrak Station Plan
(2005)
Finally, the participants worked with
planners to identify reinvestment op-
portunities. They indicated the types
of activities they envision occurring
on vacant or transitional parcels
within the study area. This provided
a foundation for further discussion
about connectivity and neighborhood
impacts. A summary of the November
2005 Gateways Open House, includ-
ing specific comments recorded dur-
ing the Open House, was published
on the County's web site www.
co.lancaster.pa.us/planning and made
available in hard copy upon request.
Notices of the posting and availability
of hard copies were sent to each
address within the Study Area and
to everyone who participated in the
public involvement process.
The LCPC posted project information
on its web site throughout the plan-
ning process. The Team also issued
press releases and used direct mail-
ings to get the word out about public
meetings and other significant mile-
stones. The project was featured in
the Intelligencer Journal and Central
Penn Business Journal, and was
mentioned in numerous articles about
sites within the Gateways Study Area.
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Issues and Ideas
The issues and ideas outlined below were compiled by staff from LCPC, City of Lancaster, and Manheim Township during the
public involvement process described above. They are the foundation for a vision of the future of the Gateways Study Area.
Land Use
The Gateways Area includes sub-
stantial developable land, including
five vacant or underutilized tracts that
range from 7 to 45 acres. Comments
from the community indicated that
there are many more redevelopment
opportunities within the gateways
area, beginning with more than 100
acres of surface parking. Another
redevelopment opportunity is the Days
Inn site that some believe could ac-
commodate a different hotel in addition
to other uses.
The Amtrak Train Station is a significant
public space and provides opportunity
for Transit Oriented Development. This
new development should be mixed
use (residential, retail, office) and
could eventually replace the existing
auto-related businesses as market
conditions create the demand for more
intensive uses.
The Gateways Area includes
regional attractions such as the
Clipper Magazine Stadium, Lancaster
General Hospital and the Amtrak
Train Station, residential neighbor-
hoods, and pockets of business and
industry. Future uses need to be
compatible with and blend into what
is currently in place. It is important
that new development not create nui-
sances related to traffic, noise, odors,
or vibrations.
Many residents supported an in-
crease in park, recreation and green
space where possible, particularly
east of Prince Street and in addition
to any new business or light indus-
trial development along the Manheim
Pike corridor.
Housing
Stakeholders expressed interest in
strengthening and expanding the
supply of quality housing within the
Gateways Area in order to improve
the area and accommodate additional
growth. Some stated that they would
like to see an increase in owner-
occupied houses which are more
likely to be maintained.
This housing should fit within the
context of the existing housing stock,
typically brick row houses or semi-
detached residences. The housing
mix should include low and moderate
income options and residences over
commercial or retail establishments,
particularly in the vicinity of the
Amtrak Train Station. The Armstrong
redevelopment area was cited as a
potential location for new housing.
Bicycle/Pedestrian/Transit
The Gateways Area needs safe and
convenient pedestrian and bicycle fa-
cilities within the area. Participants in
the public involvement process cited
a lack of safe pedestrian crossings
and the need for sidewalks or paths
in non residential areas, and more
pedestrian connections throughout
the area. They also expressed the
need for more street trees, traffic
calming and other streetscape
approaches to improve safety and
enhance the pedestrian experience.
They also called for both pedestrian
and bicycle connections to shopping,
recreational and employment oppor-
tunities beyond the Gateways Area,
including Red Rose Commons, Longs
Park, Stauffer Park and Janet Avenue
Community Services Center.
Some felt that access to transit
service and the service itself needs
to be improved. Ideas for accomplish-
ing this goal included improving
pedestrian access to the Amtrak Train
Station from the surrounding area
and providing innovative or traditional
transportation links from the station to
downtown Lancaster.
Vehicular Circulation
The Gateways Area is recognized
as a major north south thoroughfare
for both cars and trucks. The area
lacks a convenient east-west route,
which could be provided by the con-
nection of Liberty Street and College
Avenue, though this connection is
currently blocked by the existing
Dillerville rail yard.
The Lititz Pike Bridge project that is
currently in the design phase should
compliment the community vision for
the future of the area.
Participants stated that as areas
are developed or redeveloped, they
should be connected to the existing
street grids via roads, lanes and
alleys. The existing grid of one-way
streets limits access to and visibility
of local businesses. However, truck
traffic should not be encouraged to
travel through neighborhoods.
Infrastructure
Participants identified the need to find
better ways to manage stormwater
in the area. The Plum Street and
Marshall Avenue underpasses flood
and become impassable during
serious storms. In addition, serious
storms can cause problems with the
combined storm/sanitary sewers.
Although there is substantial surface
parking in the Gateways Area, it does
not meet local needs, particularly for
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SUMMARY
the Amtrak Train Station. There needs
to be additional parking capacity in
places that are easily accessed from
the major transportation routes.
Recreation/Cultural/Entertainment
Participants identified a lack of green
infrastructure, including trees, paths,
gardens and parks. They cited concern
that the YMCA is going to relocate and
leave the area without a youth center.
They also identified the need to create
more green space by extending linear
parks and greenways, establishing
pocket parks and dog parks, and
providing a trail and sidewalk network
that links important areas.
Participants stated that there are
limited cultural or entertainment op-
portunities in the Gateways Area and
that some venues' hours of operation
are also limited. Some suggested
developing thematic venues such
as transportation (automobile mu-
seum, railroad museum) or the arts.
Others suggested using the Clipper
Magazine Stadium as an anchor to
expand the entertainment and eco-
nomic opportunities in the Gateways
Area that could potentially link to
other venues in downtown Lancaster,
such as the arts district.
Community Design & Character
The "gateways" for this area should
be made welcoming and distinctive,
including the bridges and the ap-
proach to the Amtrak Train Station. It
should include distinctive landmark
features and reused historic buildings
such as tobacco warehouses and
former industrial sites.
The area should be redeveloped as
a distinctive urban place, particularly
in the vicinity of the Amtrak Train
Station. The Station Plan should be
revised to fit better within its urban
context. Urban streetscape design
guidelines should be applied (such
as Lancaster City's Streetscape
Guidelines) that will result in a more
pleasant pedestrian environment
(street trees, lighting, benches, etc.).
Whenever possible, utilities should be
placed underground.
New development should be vertical
to the extent that it fits within its en-
vironment. This applies to parking as
well; surface lots should be restricted.
Parking decks and garages should be
encouraged.
Regulatory Concepts
Lancaster City and Manheim
Township should consider how they
could increase the consistency of
their ordinances (zoning, subdivi-
sion, land development) to provide a
common approach to the Gateways
Area. In addition they should consider
how they might provide incentives
such as a streamlined review process
that would encourage appropriate
development.
They could also develop a procedure
to share municipal revenues to
accomplish mutually beneficial
objectives.
Economy
Several participants state that the
Gateways Area must differentiate
itself to avoid competing with down-
town Lancaster. It must also consider
ways to attract new money to the area
rather than simply shifting spending
from one area to another.
It is important that development in the
Gateways Area provide new jobs and
that existing employers not be driven
out of the area. The area has seen
a declining tax base as employment
opportunities have moved elsewhere.
Many redevelopment projects are
in the planning phase if not already
underway within the Gateways Area,
including such notable projects as the
former Armstrong World Industries
Floor Plant redevelopment and the
Lancaster Amtrak Train Station reha-
bilitation. The Gateways Area holds
tremendous potential for improving
the tax base, providing jobs that offer
family sustaining wages, and serving
as a notable place that people are
proud to call home. The challenge for
the two governing bodies - the City
of Lancaster and Manheim Township
- is to continue the partnership that
they established while working on this
Plan through implementation of the
Revitalization Strategies.
We invite you to read on to discover
more about the revitalization of the
Gateways Area and how you can
support positive change in this
community.
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PART DNE: THE GATEWAYS AREA TODAY
Imagining the future for the Gateways
Area requires a clear understanding of
what it is today. This section documents
those factors and establishes a solid
foundation for exploring the potential for
change in the Gateways Area.
The Gateways Area (see map on
page 9) consists of approximately
600 acres and encompasses por-
tions of Manheim Township and the
City of Lancaster. About two-thirds
of the Study Area is within the City
of Lancaster, while the remainder
lies within Manheim Township. The
distinctions between Township and
City properties are not apparent to
the casual observer.
The Gateways Study Area has ele-
ments that give it a sense of place,
such as the historic architectural
character of many buildings. The fol-
lowing places and spaces contribute
significantly to the Study Area's sense
of place:
AmtrakTrain Station -The passen-
ger railroad station is the geographic
and strategic planning center of the
Gateways project. The Station is the
passenger railroad and interstate bus
hub for the Lancaster region, thereby,
also providing a "gateway" for travel-
ers and commuters. The Neoclassical
architecture and the front lawn of
the station are prominent design
elements of the site, visible from
McGovern Avenue.
Armstrong Industrial Site - The
physical aspect of the Lancaster
region's industrial heritage is
most powerfully expressed in the
Armstrong World Industries complex.
The manufacturing processes
introduced to the site throughout the
20th Century have resulted in a set of
massive buildings and smokestacks
that dominate the northwest portion
of the Study Area and are visible from
well outside of the city. The razing
and clearing of the eastern half of the
site to accommodate redevelopment
will result in a dramatic change to the
area's skyline.
Armstrong World Industries Floor Plant
circa August 2005
Clipper Magazine Stadium - The
multi-purpose stadium, which seats
approximately 6,000, is a significant
new landmark along North Prince
Street. The stadium, which opened
in spring 2005, brought a new
streetscape identity to the area
by replacing several vacant and
underutilized industrial sites with a
colorful palette of red masonry, green
awnings and metal trim, and the
variegated colors of street trees and
other perimeter landscaping.
Clipper Magazine Stadium, home of the 2006
Atlantic League Champion Barnstormers
Historic Tobacco Warehouses - The
street frontages along North Prince
Street and Harrisburg Avenue include
a number of historically designated
tobacco warehouses that were served
by railroad spur lines. The buildings
are distinctive, substantial masses
built of brick. Some are being adap-
tively reused for residential, office,
and commercial-industrial purposes.
Adaptive reuse of historic tobacco Indus
building, Harrisburg Avenue
Lancaster Amtrak Train Station
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Lancaster Union Stockyards - The
roughly 20 acre tract of land on the
south side of Marshall Avenue, just
east of the Lititz Pike, was once home
to the Union Stock Yard Company of
Lancaster. Cobblestone roads winded
through a labyrinth of wooden struc-
tures, used for sheltering, feeding,
watering and weighing the stock as
they passed through what was once
the largest cattle market in the East. A
tunnel under the railroad tracks, used
to load cattle on eastbound trains,
was built in the early 1900s and still
exists today. Visitors to the adjacent
Stockyard Inn can get a glimpse into
the past through the extensive photo
collection exhibited on the walls of
this famed restaurant.
Lancaster Union Stockyards
Mid-20th Century Commercial -
The North Prince Street/Fruitville Pike
corridor is a traditional urban com-
merce route. Many of the commercial
buildings are representative of the
early period of Lancaster's post-war
contemporary suburban growth in age
and design. In particular, the former
Buick dealership at the southeast
corner of Prince and McGovern and
the Deluxe (now Neptune) Diner
represent, stylistically, post-war exu-
berance in their streamlined design
details and use of aluminum and
other bright metal trims.
Former Buick dealership, southeast corner of
Prince and McGover
Stauffer Park and Mansion -
Manheim Township's Stauffer Park and
Mansion provides a noted landmark
and oasis of greenery on the east side
of Lititz Pike just north of the historic
commercial-industrial district and the
former Lancaster Union Stockyards.
Mature trees edge the park's boundary
with Lititz Pike and screen the popular
ball fields. The centerpiece of the
park is Stauffer Mansion, which is a
Victorian mansion adapted to serve
as public administrative offices and
meeting rooms.
Stehli Silk Mill -The former silk
mill is a major physical presence at
the east end of the Study Area. The
industrial building dominates the
Martha Avenue street frontage with its
four-story, late Victorian fagade and
second-story oriel window offices. At
the time of its construction in 1897,
the 900-foot long building was the
longest silk mill in the world. By the
1920s, it employed over 2,000 people,
creating the effect of a company town
in the area. RCA used the building
from the mid-1950s until 1973 for the
production of color televisions.
Deluxe (now Neptune) Diner,
North Prince Street
Stehli Silk Mill
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Workforce Housing - The red brick
row/houses in the vicinity of the former
Armstrong Floor Plant and Stehli Silk
Mill are representative of the type of
housing that was built in the early
1900s to accommodate workers at the
f many manufacturing plants in the area.
Stehli Silk Mill interior
Historic workforce housing along Lititz Avenue,
Manheim Township
Study Area Map
Federal-Mogul Redevelopment Site
oposed McMinn's Redevelopment
Legend
••• study Area
^B Municipal Boundaries
Mm?,*
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THE GATEWAYS COMMUNITY
Population Characteristics
With populations of 54,757 and
35,577 respectively, Lancaster City
and Manheim Township represent
nearly one-fifth (18%) of Lancaster
County's total population of 490,562
(2005 Census estimate). The
Gateways Study Area, which cov-
ers portions of seven census block
groups, had a population of 2,794 ac-
cording to the Claritas 2005 estimate.
See Figure 1 - Census Block Groups.
Housing Characteristics
There are an estimated 1,097 hous-
ing units in the Gateways Study
Area (Claritas 2005 estimate).
Approximately 50% (546) of the hous-
ing units are owner occupied.
Employment Characteristics
According to the Brookings Institution
profile of the Lancaster Area from
the report Back to Prosperity: A
Competitive Agenda for Renewing
Pennsylvania, "Metropolitan
Lancaster's economy has shifted over
the last three decades, as the service
sector grew. Between 1970 and 2000,
manufacturing jobs in the Lancaster
area increased by 6.6 percent while
jobs in the service and retail sec-
tors grew by 212 percent and 121
percent, respectively. Despite overall
growth in manufacturing employ-
ment during this period, the region's
share of jobs in that sector has
declined from 36.4 percent in 1970
to 21.1 percent in 2000." This trend
is evident throughout the Gateways
Study Area, which once housed such
notable manufacturing enterprises as
Lancaster Malleable, Stehli Silk Mill
and Armstrong Cork Company.
Commercial and Industrial
Characteristics
The Gateways Study Area is host to
over 363 business establishments,
with total sales of over $1 billion.
Businesses representing all seven
priority Industry Clusters can be
found in the Gateways Study Area.
"Priority" Industry Clusters as identified
by the Lancaster County Workforce
Investment Board include: health care;
construction; food processing; bio-
technology; communications; metals
and metal fabricating; and automotive.
The local industry clusters have a
chance for long-term growth and
success because they have some sort
of local competitive advantage. For
more information on Industry Clusters
visit the Lancaster County Workforce
Investment Board web page at www.
jobs4lancaster.com.
Demographic Information
Characteristic
Average Household Size
Median Age
Median Household Income
Families with income below poverty level
Population by Single Race Classification
White Alone
American Indian and Alaska Native Alone
Asian Alone
Native Hawaiian and Other Pacific Islander Alone
Hispanic or Latino Population by Origin
Population Age 25 and Over with Bachelor's degree or higher
Population Age 16 and over in the work force
Unemployment rate
Gateways
Study Area
2.5 persons
34 years
$37,017
1 1 .9%
67.2%
9.9%
0.4%
4.8%
0.2%
21.5%
15.5%
76.5%
5.1%
Lancaster
County
2.6 persons
37 years
$50,271
5.4%
90.6%
2.9%
0.2%
1 .6%
0.1%
6.1%
20.5%
77.4%
2.0%
9.6%
Source: Claritas, 2005 Estimates
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CURRENT PROPERTY STATUS
Land Use
The Gateways Study Area includes
examples of most land use categories
ranging from residential to light and
heavy industrial, restaurant and retail,
office and institutional. See Figure 2 -
Generalized Land Use by Tax Parcel.
Zoning
The Gateways Area includes a variety
of zoning districts under the jurisdic-
tion of Lancaster City and Manheim
Township. Figure 3 shows Lancaster
City and Manheim Township zoning
districts, applicable to properties
within the Study Area as of January
2007. An important step for the
Gateways Area will be to reevalu-
ate existing zoning and determine
whether it supports the desired vision
for the future of the area. Refer to the
adopted municipal zoning regulations
for complete information and related
requirements.
Building Type Characteristics
The Gateways Area is a part of the
rich historical legacy of Lancaster
County and contains representative
examples of historic residential, com-
mercial, industrial, religious, trans-
portation and cemetery resources.
The Gateways Area includes both
national and local historic districts as
shown on Figure 4. In addition, there
are a number of structures that have
been determined to be individually
eligible for the National Register of
Historic Place.
A majority of the buildings within the
Study Area were built in the early part
of the 20th century, generally of mason-
ry construction (see Figure 5 - General
Building Age). Residential properties
generally consist of attached row
homes or semi-detached doubles. A
few detached residential structures are
scattered throughout the residential
portions of the Study Area.
Redevelopment Activity
Development interest and activity
in the Gateways Study Area has
been fervent in recent years. Recent
projects of significance include
Clipper Magazine Stadium on North
Prince Street, Champion Forge on
Harrisburg Avenue, and Garfield
Commercial Center (formerly Federal
Mogul) on Garfield Avenue. Other
projects that have been proposed or
are currently underway include:
• AmtrakTrain Station
Renovation - The station is
slated for close to $10 million in
renovations, site improvements
and new amenities including
space for a restaurant and retail
establishments. Construction
is currently scheduled for early
2008.
• Armstrong World Industries
Liberty Street Floor Plant
redevelopment- In December
2004 Armstrong World Industries,
Franklin & Marshall College and
the Economic Development
Company of Lancaster County
(EDC) announced plans
to explore future economic
development and revitalization
opportunities on approximately
47 acres of land that will become
available for redevelopment as
a result of Armstrong's plans to
reduce manufacturing operations
at its Lancaster Floor Plant. AWI
will invest approximately $8 mil-
lion in continuing manufacturing
operations ("the Roto Island") on
the western third of their holdings
with access via Dillerville Road.
Plans call for the remaining lands
to be redeveloped by Franklin &
Marshall College and Lancaster
General Hospital. F&M College
and the EDC used a (PA)
Business in Our Sites Planning
Grant to develop a long range
vision for the area.
• Lancaster Arts Hotel - This $6
million project on North Mulberry
Street features 47 rooms and 16
Rosa Rosa at former Champion Blower &
Forge Company, Harrisburg Avenue
Clipper Magazine Stadium pre-construction
Clipper Magazine Stadium post-construction
-------
suites, and showcases Lancaster
County artisans and artists. The
hotel opened in Fall 2006.
F & M College's Barshinger
Life Sciences and Philosophy
Building - This $40 million,
100,000 square foot building will
house F&M's biology, philosophy
and psychology departments
and include a greenhouse, an
aquatic life center, classrooms
and an atrium. The new facility is
scheduled to open in the summer
of 2007.
F & M College's Athletic
Facilities - F & M College is
redeveloping the former Kimmel
Iron & Metal site on Harrisburg
Pike, just west of the Alumni
Sports & Fitness Center, for
relocation of the college's tennis
courts. The old tennis courts
were demolished to make way
for the new Life Sciences and
Philosophy Building. Additional
athletic facilities are also planned
for the site.
College Row - This $30 mil-
lion mixed use project, being
undertaken by F&M College
in partnership with a private
developer includes 118 student
apartments above 50,000 square
feet of retail and a 15,000 square
foot specialty grocer in a separate
building. The college broke
ground in May 2006.
Stehli Silk Mill - In April 2004 de-
velopers received conditional-use
approval to turn the 107-year old
building into apartments, shops
and a restaurant. There has been
no construction activity to date.
Charter Homes and
Neighborhoods Corporate
Headquarters at West of Market
- In February 2005, Charter
Homes unveiled plans to reno-
vate and relocate its Corporate
Headquarters to the site of the
former Gunzenhauser Bakery
at the corner of Clay and North
Prince streets.
Former Kimmel Iron & Metal Company,
Harrisburg Avenue
Current conditions at former Gunzenhauser
Bakery, North Prince Street
F&M College Athletic Facility, formerly Kimmel
Iron & Metal
Wolf Group II-The City of
Lancaster rezoned a portion of
the 14.7 acre lot at the southeast
corner of Dillerville Road and
Manheim Pike from CM (central
manufacturing) to C3 (regional
commercial). The proposed devel-
opment includes construction
of 120,000 square feet of
"flex-space" in the rear portion of
the site and restaurants, small
office buildings, specialty shops,
or other services for the portion
fronting on Manheim Pike.
Corridor One - The Corridor
One project consists of the
development of regional rail
service between Harrisburg
and Lancaster. The regional rail
service would use existing or
Charter Homes & Neighborhoods Corporate
Headquarters at West of Market planned rede-
velopment of former Gunzenhauser Bakery
improved tracks for the entire
length of the corridor; no expan-
sion of the existing rail corridor
right-of-way is proposed. The
project would provide regional rail
service to five stations between
Harrisburg and Lancaster, PA, in-
cluding: Harrisburg Transportation
Center, Middletown,
Elizabethtown, Mount Joy and
Lancaster. Additional stops may
be available at the Harrisburg
International Airport and at a
new, privately-funded station
west of Lancaster in the future.
Preliminary engineering and envi-
ronmental analysis are underway.
See map on page 9 for the location of
many of these projects.
12
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UTILITIES
A full range of utilities are available
within the Study Area, including
electric, gas, telephone, digital com-
munications, water and sewer.
Proposed improvements to the water
distribution system are shown on
Figure 6. There are no proposed
improvements to the existing Sewer
System (Figure 7). However, it is
worth noting that the City's sewer
system is a combined sanitary/storm
sewer system. For more detailed
information on the water and sewer
systems please refer to the Gateways
Study Area Existing Conditions
document.
Transportation and Circulation
System
Roadway Network
The Study Area is served by state
and municipal arterials and collector
streets, as well as local roads includ-
ing alleys and lanes. The system
consists of a network of one-way and
two-way streets of varying widths and
travel lanes. The system must meet
the conflicting demands of efficiently
moving people and goods through the
area while at the same time provid-
ing safe means of access for local
residents and businesses.
Traffic Calming Features
Traffic calming features include traffic
circles, roundabouts, curb bump outs,
traffic tables, etc. Only one traffic
calming feature was identified within
the Study Area: a traffic median on
Liberty Street, between Water and
Prince, which is supplemented by the
provision of angled on-street parking.
Roadway Deficiencies and Scheduled
Improvements
Various roadway and transportation
facilities deficiencies were identified
within the Study Area. They include
Utility services and providers include:
Electric PPL
Gas United Gas, Inc.
Telephone Verizon
Cable Television ComCast
Telecommunications/Fiber Optics Verizon, CTSI, XO
Communications, Inc.
Water City of Lancaster
Sewer Lancaster Area Sewer Authority (LASA) & City of Lancaster
Average meaning that the roads
are moderately to least suitable for
on-road cycling. The Fruitville Pike
Bridge, officially named the General
Richard M. Scott Bridge, features
both northbound and southbound
bike lanes, between McGovern and
Keller Avenues. However, they do not
connect to a network of bike lanes
and therefore are of questionable
benefit. Bicycle racks are located at
the Lancaster CareerLink IU13 Adult
Education facilities on North Charlotte
Street and at the Lancaster Amtrak
Train Station. Racks are not under
shelter at either location.
Existing Pedestrian Facilities
While many streets have adequate
sidewalks, there are a number of key
areas where the sidewalks are dete-
riorated or non-existent. There is no
consistent pattern in the availability
and condition of sidewalks, curbs and
Americans with Disabilities Act (ADA)
accommodations. Likewise, pedes-
trian crosswalks are non-existent or
poorly maintained. The streetlights
reflect a number of utilitarian styles
and many show their age. Benches
for pedestrians are non-existent in the
Study Area. Street signage and way-
finding are not well organized.
An aging pedestrian bridge spans
the Norfolk Southern tracks at Liberty
Street, providing a connection to
Harrisburg Avenue. This connection
has become of greater importance
since the opening of Clipper
Magazine Stadium.
Traffic calming on Liberty Street
the need for better access, structural
deficiencies in local bridges, and con-
gestion. A follow up circulation study
will consider an approach to existing
and future transportation needs that
are consistent with the vision for the
Gateways Area. Figure 8 shows the
Transportation Deficiencies. Figure 9
shows some of the scheduled infra-
structure improvements. For a full list
of scheduled improvements refer to
the full Gateways Study Area Existing
Conditions document.
Bicycle and Pedestrian Facilities
Existing Bicycle Facilities and
Conditions
According to the Lancaster County
Bicycle and Pedestrian Transportation
Plan (Phase I) the majority of the
roads within the Gateways Area
are ranked as Average or Below
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Current auto-oriented conditions in vicinity of
Train Station
Designated Public Trails or Paths
There are no designated public
trails or paths within the Study Area.
However, the City of Lancaster's
Northwest Corridor Linear Park is
just outside the Study Area boundary,
south of Harrisburg Avenue between
Mulberry and Charlotte Streets. The
Days Inn property on Keller Avenue
has a paved trail adjacent to the
Amtrak right-of-way that extends from
the base of the Lititz Pike Bridge to
tennis courts on the western edge
of the property. The trail is entirely
on private property and there is no
evidence of a public easement.
Public Transit
Passenger Rail Service and Regional
Ground Transportation
Amtrak provides passenger rail
service through Lancaster via the
Keystone line, with service between
Harrisburg and New York City by way
of Philadelphia. In fiscal year 2005 the
station served 333,812 passengers,
up from 305,503 in fiscal year 2004.
Keystone ridership in fiscal year 2005
was 1.068 million, which is up 18.5%
from Fiscal Year '04 and up 20.1 %
from Fiscal Year '03.
Lancaster Amtrak Train Station platform and
existing pedestrian bridge
The Lancaster Train Station also
serves as a depot for regional bus
service via Capital Trailways. Capital
Trailways provides service between
Harrisburg and New York with stops
in York, Lancaster, Ephrata, King of
Prussia and Willow Grove.
Local Transit Service
The Red Rose Transit Authority
(RRTA) provides public transporta-
tion services throughout Lancaster
County. The Gateways Study Area is
served by the following Lancaster City
and Metro Region bus routes:
Historic Downtown Trolley
Route 1 - Park City A/Southeast
Route 3 - Park City C/8* Ward
Route 5 - Grandview Heights/
Rossmere
Route 10 - Lititz
Route 11 - Ephrata
Route 19 - Manheim
For details on service routes, see
Figure 10 - Map of Transit and
Parking.
RRTA recently completed construc-
tion of a transit center in the 200
block of North Queen Street, ap-
proximately eight blocks south of
the Amtrak Train Station. The $8.3
million facility, known as Queen Street
RRTA Queen Street Station
Station, includes 11 bus berths in
an open-air bus corral, a sales and
information center, a public meeting
room, and about 14,000 square feet
of commercial lease space.
RRTA also provides a variety of trans-
portation programs to meet specific
community needs. These include
Red Rose Access (ADA Services), a
county-wide shared ride (paratransit)
service for persons whose disability
prevents them from riding a bus; and
Metro Access to Jobs program to
provide transportation to job sites at
times when regular bus service does
not operate.
Bus Shelters and Benches
The Gateways Study Area generally
lacks accommodations for transit pas-
sengers. Bus shelters with a bench
were identified at Goodwill Industries
on the west side of Plum Street and
Juliette Avenue and at the Armstrong
Park 'n Ride lot on Manheim Avenue.
The master plan for the rehabilitation
of the Lancaster Amtrak Train Station
includes a bus shelter near the
entrance of the building. The shelter
will serve RRTA passengers as well
as inter-city bus passengers.
14
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Freight Rail Service
Freight rail service within the Study
Area is provided by Norfolk Southern
Railway Company. Norfolk Southern
owns and operates several storage
tracks, a yard office, a mechanical
office, locomotive storage tracks,
and car repair tracks to support the
Dillerville Yard, the majority of which
lies just beyond the Study Area to the
west of Dillerville Road. This yard is
a transfer yard for freight in and out
of the Lancaster area to Harrisburg
and Enola yards near Harrisburg,
PA. The Railroad is experiencing
expanding business in the Lancaster
area, and the existing Dillerville Yard
is being used to capacity. During the
summer of 2004, Norfolk Southern
Railway announced plans to expand
the Dillerville Yard by adding capacity
via the "Cork Line," which would allow
for the storage of an additional (100)
boxcars.
Customers throughout Lancaster
County rely on Norfolk Southern
freight rail service through the
Dillerville Yard, including Packaging
Corporation of America, located at
the corner of Dillerville Road and
Fruitville Pike, which receives ap-
proximately 20 railcars per week via
the spur that crosses Manheim Pike
just west of Fruitville Pike. It is unclear
whether there are any other freight
rail customers within the Gateways
Study Area. However, some com-
panies have expressed interest in
exploring freight rail service.
Parking
Many of the businesses within the
Study Area provide some on-site
surface parking for customers and
employees. There are extensive
surface lots located between Clay
and Liberty Streets west of Prince
Street. These lots, associated with the
Armstrong Company complex, Liberty
Place and other businesses, help to
serve the needs of Clipper Magazine
Stadium. Figure 10 shows existing
parking areas within the Study Area.
In addition to these lots, on-street
parking is provided in some portions
of the Study Area. In order to accom-
modate traffic volumes, on-street
parking is limited on some of the
major roadways through the area
including:
• Fruitville Pike, between the
Fruitville Pike Bridge and
Dillerville Road
• Harrisburg Avenue
• Lititz Pike, between McGovern
and Toll Gate
• McGovern Avenue, between
Prince and Queen, and between
Duke and Lititz Pike
• Prince Street, between Clay and
Ross
On-street parking is also prohibited
on some secondary streets presum-
ably because of insufficient right-of-
way widths. These include:
• Cherry Street, between Clay and
Liberty
• Clay Street, between Duke and
Cherry
• Market Street, between James
and McGovern
• Marshall Avenue, between Lititz
Pike and Juliette
• Ross Street, between Market and
Queen
A number of other streets have
on-street parking on only one side.
Liberty Street, between Charlotte and
Prince, features angled parking, the
only example within the Study Area.
Park'n Ride Facilities
RRTA's Park'n Ride lot is currently
located at Clipper Magazine Stadium.
Parking at the lot is free. To guarantee
a space, riders should contact RRTA
for a subscription agreement. The
lot is served by RRTA's Historic
Downtown Trolley, which runs primar-
ily along the north-south corridors
of the city, making slight deviations
along the route during peak hours.
AmtrakTrain Station Parking Lots
The Lancaster Amtrak Train Station
currently offers 167 off-street parking
spaces, including short and long-term
passenger parking and employee
parking. Land development plans
submitted to the LCPC for review in
September 2005 showed a total of
307 spaces, including 79 short-term,
78 employee and 150 long term
spaces. The Gateways Plan shows
surface parking only; however, the
layout may accommodate a later
conversion to structured parking.
Parking Capacity
According to Lancaster County GIS
data, there is approximately 183
acres of surface parking within the
Study Area - 117 acres of which is
in the City (94 paved, 23 unpaved)
and 66 acres of which is in Manheim
Township (59 paved, 7 unpaved).
Accounting for aisles, medians, other
various traffic control and calming
devices, required landscaping and
sufficient spaces for handicapped
persons, roughly 80-100 spaces
can be accommodated per acre.
This would yield between 9,360 and
11,700 spaces in Lancaster City and
5,280 and 6,600 surface parking
spaces in Manheim Township for a
total of between 14,640 and 18,300
spaces in the Study Area.
Parks and Recreational Facilities
There are two parks and one
recreational facility within the Study
Area. A brief description of each
facility follows. For a more thorough
discussion of park and recreational
facilities refer to the Lancaster City,
-------
Manheim Township and Lancaster
Inter-municipal Committee (LIMC)
comprehensive plans.
• Market Street Kids Park -
Located at the northwest corner
of Ross and Market Streets,
behind Ross Elementary School,
the Market Street Kids Park
includes playground equipment
and benches and is meant to
serve the children of the adjacent
neighborhood. The park was
restored by the students at the
Upper School at Lancaster
Country Day School in April 2005.
• Stauffer Park - Located on the
east side of Lititz Pike, north of
Marshall Avenue. Owned and
operated by the Stauffer Park
Board of Trustees, the park
features both active and passive
recreation facilities.
• YMCA - Currently located at the
corner of West Frederick and
North Queen Streets, the YMCA
offers after-school programs
for youth in addition to indoor
fitness and recreation facilities
for its members. There are no
outdoor recreation facilities.
The Lancaster Family YMCA is
planning to relocate to Harrisburg
Avenue, adjacent to Clipper
Magazine Stadium, in early 2009.
While there are few parks or recre-
ation facilities within the Study Area
boundaries, several are close to the
Gateways Study Area.
• Boys and Girls Club's Walker
Clubhouse - This community fa-
cility is adjacent to the Northwest
Corridor Linear Park north of
West Lemon Street, just outside
of the Study Area.
Brecht Elementary School -
Located west of Lititz Pike in the
Glenmoore Circle neighborhood,
this Manheim Township School
District property includes 5.3
acres of public school recreation
land.
Buehrle Alternative School -
Located at the southwest corner
of Clay and Ann (Park Avenue),
this recreational area is owned
and managed by the School
District of Lancaster.
Franklin & Marshall College -
Located along Harrisburg Avenue,
this private college features ath-
letic facilities, including ball fields
and a track that are generally
accessible for public use.
Lancaster Catholic High School
(LCHS) - Located just west of
Stauffer Park, LCHS facilities
include both football and (softball/
baseball) fields. LCHS hosts an
annual carnival, drawing thou-
sands of people each year.
Long's Park - Located on
Harrisburg Pike at US 30, about
one mile west of the Study Area,
this 68+ acre regional park features
a range of amenities, including
acres of open space, tennis courts,
picnic areas, playground equip-
ment, an amphitheater and pond.
Musser Park - Located at the
southeast corner of North Lime
and East Chestnut Streets, this
3.1 acre Lancaster City park
includes open space and play-
ground equipment.
Northwest Corridor Linear Park
- The Linear Park travels from
Lemon Street, just west of Prince
Street, to Harrisburg Avenue.
The park is outside the Study
Area. Amenities include a walking
path, an exercise loop, basketball
Northwest Corridor Linear Park Trail Head
courts, playground equipment
and swings.
• Ross Elementary School -
Located at the northwest corner
of Prince and Ross Streets, this
School District of Lancaster site
includes limited playground areas.
• Rotary Park - Located at the
intersection of Water and James
Streets and Harrisburg Avenue,
just west of Prince Street, the
park includes benches, and a
sculpture of children at play.
The Park was created by the
Lancaster Rotary Club with sup-
port from Lancaster Historical
Society, the City of Lancaster,
the James Street Improvement
District and the Lancaster
Alliance.
• Sixth Ward Park - Located
southeast of Ross and Reservoir
Streets, this 3+ acre park includes
a wading pool and playground
equipment, active recreation facili-
ties and picnic tables.
• Stumpf Field - Located on the
west side of Fruitville Pike, north
of Manheim Pike, this privately
owned field serves adult softball
leagues. The future of the facility
is unknown as the owner has
declared his intention to sell the
site for development.
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Rotary Park, intersection of James & Water
Streets and Harrisburg Avenue
• Wharton Elementary School -
Southeast corner of Harrisburg
and Mary, outside of the Study
Area. School District of Lancaster.
Amenities include half-court
basketball courts and new play-
ground equipment.
Community Facilities and Services
The Gateways Study Area is served
by Manheim Township and Lancaster
City schools and fire, police and
ambulance (EMS) services. Other
community facilities and services,
such as hospitals and houses of wor-
ship, are also located within or nearby
the Gateways Study Area. Detailed
information on the various facilities
follows.
Schools
The Gateways Area encompasses
portions of the School District of
Lancaster (SDoL) and the Manheim
Township School District (MTSD). A
range of public, private and parochial
schools serve the area. There are two
schools within the Study Area: Ross
Elementary (SDoL) on North Queen
Street and Saint Anne's Parochial
School at the corner of Duke and
Liberty Streets.
Colleges and Trade Schools
Franklin & Marshall College is located
along the southwestern boundary
of the Study Area. The college
enrolls approximately 1,980 full-time
undergraduate students. The college
is currently expanding its facilities
to include a new Life Sciences and
Philosophy Building, expanded ath-
letic facilities and a mixed use retail
and student apartment complex along
Harrisburg Avenue.
Lancaster General College of Nursing
and Health Sciences is a two year pri-
vate college dedicated to the educa-
tion of healthcare workers. Originally
founded in 1903 as Lancaster
General Hospital's School of Nursing,
the College enrolls approximately 450
students. The College offers associ-
ate degrees, diploma and certificate
programs. It is located on North Lime
Street, just outside the Study Area.
Ambulance (EMS) Services
Ambulance (EMS) services for
Lancaster City residents are provided
by Lancaster EMS Association. EMS
Stations are located throughout the
service area. Stations closest to the
Study Area include one at Lancaster
General Hospital on North Duke
Street and one at Lancaster Regional
Medical Center on College Avenue.
For additional information visit their
web site at www.lemsa.com.
The Manheim Township Ambulance
Association, located outside of the
Study Area within the Township
Municipal Complex, provides 24-hour
emergency ambulance service and
routine transports to residents of
Manheim Township and the northern
part of Lancaster City. Back-up
ambulance services are provided
by neighboring companies when
there are multiple emergencies that
cannot be adequately served by the
association.
Fire Protection Services
Each fire company in Lancaster
County has a mutually agreed upon
primary service area where it has
first-call responsibility. The City of
Lancaster's Bureau of Fire provides
fire protection services to city resi-
dents. The city has three fire stations,
which serve all parts of the city. The
stations closest to the Study Area are
Station #1, located at 425 W. King
Street, and Station #3, located at 333
E. King Street. The fire personnel are
employees of the city.
The volunteer Southern Manheim
Township Fire Company serves the
densely populated southern section
of Manheim Township, including the
entire township portion of the Study
Area. The company is located within
the Study Area on Fruitville Pike at
Orchard Street.
Police Services
Formed in 1865, the Lancaster City
Bureau of Police provides full police
service to the citizens of Lancaster
City. The City has initiated the
proactive, collaborative program
of Neighborhood Policing, which
involves the entire community in
working to restore healthy neighbor-
hoods where crime cannot survive.
Neighborhood Policing encourages
police officers to use problem-solving
techniques to identify a problem and
then find solutions. The city is divided
into twelve Neighborhood Policing
districts. The Study Area lies within
Neighborhood Policing Districts 1
and 3. Lime Street is the dividing line
between the two districts serving the
Study Area.
Neighborhood Policing will not
supplant existing police services.
The Police Bureau began assigning
regular uniform patrol officers to per-
manent and semi-permanent districts
in 1998. The officers assigned to the
Neighborhood Policing districts will
be able to work closely with these
-------
officers on a daily basis, thus, further
enhancing the continuity of service
delivery.
The Manheim Township Police
Department serves Manheim
Township and the Borough of East
Petersburg.
Health Care Facilities
Two general hospitals, which are
located within one mile of the Study
Area, serve Lancaster City and the
Study Area. The area also includes
several facilities that provide special-
ized health care services, such as
the HealthSouth Diagnostic Center of
Lancaster.
Lancaster General Hospital, located
in the 500 block of North Duke Street,
is an unaffiliated, not-for profit, gen-
eral medical and surgical hospital with
521 beds. It features an emergency
department and a trauma center. The
campus also includes a Sempercare
Hospital facility, which provides
long-term acute care for patients
no longer needing ICU services.
Lancaster General Hospital was the
County's largest employer as of 2003.
According to hospital officials, LGH
will spend an estimated $500 million
on expansion over the next decade.
Part of the expansion will take place
on the former Armstrong World
Industries Liberty Street Floor Plant
("AWI") site.
Lancaster Regional Medical Center,
located on College Avenue south of
the Franklin & Marshall College cam-
pus, is a general medical and surgical
hospital with 226 beds. The hospital
is owned by Health Management
Associates.
Other Community Services
There are a number of houses of
worship just outside the Study Area
boundaries. St. Anne Parish, at the
corner of Duke and Liberty Street is
the only house of worship within the
Study Area boundaries.
There are no homes for the aged
within the Study Area; however,
there are two just beyond the Study
Area boundaries: Calvary Fellowship
Homes in Manheim Township and
Beverly Healthcare at 425 North Duke
Street in the City of Lancaster.
There are a variety of community
service institutions in the vicinity of
Janet Avenue in Manheim Township,
including: Occupational Development
Center at 640 Martha Avenue;
Goodwill Industries at 1048 North
Plum Street; and a variety of commu-
nity service organizations are housed
in the Lancaster County Health and
Welfare Foundation facility at 630
Janet Avenue.
Environmental Quality
Air Quality
Lancaster County is classified as
a Marginal non-attainment area
under the federal Clean Air Act
Amendments (CAAA) of 1990.
Pennsylvania Department of
Environmental Protection eMapPA
lists several facilities with active Air
Emission Permits in the Study Area,
including:
• Armstrong World Industries
• Flury Foundry
• Lancaster Metal Boiler Mfg.
• McMinns Asphalt
• Packaging Corporation of
America
• US Boiler Mfg.
Water Quality
The City of Lancaster's water system
regularly meets the EPA public water
quality treatment standards.
Incidents of groundwater contamina-
tion have been identified and remedi-
ated within the Study Area according
to Pennsylvania Department of
Environmental Protection records.
There is a reasonable likelihood that
sites with groundwater contamination
exist in the area given its industrial
history. In order to protect the health
of its residents and facilitate rede-
velopment, the City of Lancaster
prohibits the use of groundwater for
drinking or agricultural purposes
and it requires hookup to the public
water system. The City is pursu-
ing an areawide nonuse aquifer
determination under the provisions
of the Pennsylvania Land Recycling
and Environmental Remediation
Standards Act (Act 2).
Known or Suspected Brownfield Sites
The U.S. EPA defines a brownfield
as "real property, the expansion,
redevelopment or reuse of which may
be complicated by the presence or
potential presence of a hazardous
substance, pollutant or contaminant."
Several sites within the Study Area
have obtained Releases of Liability
for identified contamination under
Pennsylvania's Land Recycling
and Environmental Remediation
Standards Act (Act 2), including the
following:
• (former) Ace Rentals Facility, 732
North Prince Street
• (former) Federal Mogul Facility,
1100 Garfield Avenue
• Lancaster Leaf Tobacco, 850
North Water Street
• (former) Kimmel Iron & Metal Co.,
1039 Harrisburg Pike
• (former) Red Rose Buick Suzuki,
939 North Prince Street
For a current list of Act 2 sites visit
the Pa DEP Land Recycling Program
Homepage at www.dep.state.pa.us,
and enter Keyword "Land Recycling"
or contact the LCPC's Land Recycling
Specialist at 717.299.8333 for
assistance.
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Economic Enhancement Programs
There a number of financial as well as
non-financial incentive programs cur-
rently available within the Gateways
Study Area.
Financial and Non-Financial Incentives
• Local Economic Revitalization
Tax Assistance (LERTA):
LERTA provides tax exemption
for certain improvements to
deteriorated residential, indus-
trial and commercial property in
designated areas within the City
of Lancaster. Phasing property
tax increases makes investment
in the designated areas more
attractive to private developers.
This program is limited to desig-
nated properties within the City
of Lancaster (see Figure 11 for a
map of Existing LERTA Areas).
• Keystone Innovation Zone
(KIZ):The Keystone Innovation
Zone was established by the
Commonwealth of Pennsylvania
to provide grant funds to com-
munity/university partnerships to
generate job growth through tech-
nology transfer and entrepreneur-
ship. The Lancaster KIZ was es-
tablished in 2004 with the James
Street Improvement District
(JSID) as the coordinator and
Franklin and Marshall College as
the education institution partner.
The Lancaster KIZ is bounded by
Lime Street, the Amtrak Station/
railroad tracks, Race Avenue
and Chestnut Street. Targeted
industries for the Lancaster KIZ
include: healthcare, communica-
tions/information technology, life
sciences/biotech, and agriculture/
food services. More information
on the Lancaster City KIZ can
be found on the JSID web site at
www.jsidlancaster.org.
Enterprise Zone: The Enterprise
Zone Program was established
by the Commonwealth to provide
grants to financially disadvan-
taged communities for preparing
and implementing business
development strategies within
designated Enterprise Zones.
The funding cycle for the local
enterprise zone expired as of July
1, 2001. However, the following
benefits still apply.
• Revolving loan fund
maintained by the City of
Lancaster for businesses
located within the Enterprise
Zone
• Pa Act 2 Special Industrial
Area site qualification
Permitting Initiative: The
Permitting Initiative is a voluntary
program that provides for coor-
dinated and expedited review of
qualifying economic development
projects. The Permitting Initiative
is a non-financial incentive
implemented through a County/
municipal cross-acceptance
process. The City of Lancaster
is a participant in the Permitting
Initiative. More information is
available on the LCPC web site at
www.co.lancaster.pa.us/planning,
Planning Keyword "Permitting."
PENNVEST Brownfield
Remediation Loan Fund:
The PENNVEST Brownfields
Remediation Loan program was
established by the Pennsylvania
Infrastructure Investment
Authority ("PENNVEST") to
encourage the cleanup and
redevelopment of brownfields.
With financing from the Federal
Clean Water State Revolving
Fund, the low-interest loan pro-
gram focuses on sites that pose
a threat to local groundwater
or surface water sources. Loan
recipients must agree to comply
with the remediation require-
ments of Pennsylvania's Land
Recycling and Act 2 if remedia-
tion is required. Interested parties
should contact PENNVEST or the
LCPC's Land Recycling Specialist
for more information.
Lancaster County Targeted
Brownfield Assessments: Using
funds provided by the U.S.
Environmental Protection Agency,
the LCPC assists with conducting
environmental assessments for
the purpose of eliminating envi-
ronmental uncertainty associated
with brownfield redevelopment.
More information can be found
at www.co.lancaster.pa.us/plan-
ning - Planning Keyword "Land
Recycling."
Areawide Non-Use Aquifer
Designation: The City is prepar-
ing an application for Areawide
Non-Use Aquifer designation
through the PA Department of
Environmental Protection's Act 2
program. The City has adopted an
ordinance prohibiting groundwa-
ter use for drinking or agricultural
purposes and the survey of wells
used for drinking or agricultural
purposes is complete. However,
the application for Areawide Non-
Use Aquifer designation is not yet
complete.
Lancaster County Heritage
Program: The LCPC created a
nationally recognized community-
based approach to heritage
development and heritage
tourism, which focuses on the
interpretation and preservation
of the county's authentic cultural,
historical, and architectural re-
sources. Goals of the program
are to enhance community pride
in local heritage resources while
providing economic opportunities
and benefits and to provide a
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diversity of authentic heritage
experiences for both residents
and visitors. Since inception, the
program has created products
that help residents and visitors
locate the county's historic and
cultural treasures, and it has
created a framework for those fa-
cilities to work together to achieve
common goals. Designated
Heritage Tourism Sites must meet
the program's strict guidelines
for authenticity and quality. More
information can be found at www.
co.lancaster.pa.us/heritage.
The following sites within the
Study Area are considered "eli-
gible" for designation under the
Heritage Tourism program:
• Stauffer Park and Mansion
• Stehli Silk Mill
• Stockyard Inn
• Lancaster Stockyards
• Lancaster Amtrak Train
Station
• Shaarai Shomayim Cemetery
• Liberty Place
New Markets Tax Credits: The
New Markets Tax Credit (NMTC)
was created to address the lack
of capital available to business
and economic development
ventures in low income communi-
ties. The NMTC program provides
private-sector investors (e.g.
banks, insurance companies,
corporations, and individuals)
with federal income tax credits
in return for new investments in
eligible businesses, ranging from
small business startups to real
estate development. Brownfields
cleanup and redevelopment proj-
ects often fall under these NMTC
qualifications.
Neighborhood Associations and
Improvement Districts
• James Street Improvement
District (JSID): The JSID works to
build effective partnerships that
will maintain a clean and safe en-
vironment for a growing, diverse,
urban community. The district
is generally bounded by Race
Avenue on the west, Chestnut
Street on the south, Lime Street
on the east and Amtrak train/
transit station and railroad tracks
on the north.
• North-Central Elm Street: The
Elm Street program is a com-
ponent of the PA Department
of Community and Economic
Development's New Communities
renewal strategy and is designed
to provide assistance and
resources that will improve the
viability of older neighborhoods.
The area designated as North-
Central Elm Street in Lancaster is
bounded by Lemon Street, Prince
Street, Clay Street and Christian
Street, adjacent to downtown
Lancaster and neighborhoods
along gateway arteries. The
area program's goals include
facade improvement grants and
streetscape enhancements.
The James Street Improvement
District is the coordinator of
the North-Central Elm Street
program.
Municipal and Special-District Taxes
and Fees
The portion of Manheim Township
south of U.S. 30 is designated as
Transportation Service Area "D" for
purposes of the Township's Impact
Fee Ordinance. Any new develop-
ment within this area where any
increase in the p.m. peak hour trips
is generated by development will be
charged $1,959.28 per new p.m. peak
hour trip. Credits can be given for the
reuse of existing sites. Developers
should check with the local governing
body regarding additional municipal
or special-district taxes or fees
associated with development in the
Gateways Study Area.
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PART TWD: PAST PLANS AND ADOPTED POLICY DIRECTIVES
A survey of past planning initia-
tives revealed a predominance of
plans covering the western portion
of the Study Area, including the
1989 Northwest Corridor Study,
Lancaster's Economic Development
Action Agenda (1998), and the
Lancaster City Stadium District
Physical Environment Vision Report
(2003) to name a few. In addition,
policy directives from municipal
and county comprehensive plans
provided a foundation on which to
build the Gateways Revitalization
Strategy. Another key ingredient in the
development of the Gateways Plan
were the issues and ideas raised by
participating stakeholders during the
public involvement process. These
past plans as well as the issues and
ideas are summarized below.
• Lancaster County
Comprehensive Plan:
Revisions: Policy Plan
Component of the Lancaster
County Comprehensive Plan, as
amended in April 1999, outlines a
number Policy Plan Goals which
are applicable to the revitalization
of the Gateways Study Area.
• Lancaster City Comprehensive
P/an:The Policy Plan component
of A New Comprehensive Plan
for the City of Lancaster (1993)
outlines several policy goals
under the headings of Community
Character; Housing; Economy;
Human Environment; Public
Safety; Land Use; Transportation;
Facilities and Services;
Energy Conservation; and
Intergovernmental/Institutional
Cooperation.
• Manheim Township
Comprehensive Plan: The
1995 Manheim Township
Comprehensive Plan outlines
several policy goals under
the headings of Community
Character; Housing; Economy;
Human Environment; Public
Safety; Land Use; Transportation;
Facilities and Services;
Energy Conservation; and
Intergovernmental/Institutional
Cooperation.
Lancaster City Stadium
District Physical Environment
Vision (2003) :The Lancaster
City Stadium District Physical
Environment Vision Report was
commissioned by the James
Street Improvement District
in 2003 in anticipation of the
development of Clipper Magazine
Stadium. The goals of the plan
were to improve the quality of life;
address access, parking and traf-
fic concerns of property owners;
and, create economic develop-
ment opportunities in the James
Street Improvement District. The
plan outlined both short-term
and long-term strategies, some
of which appeared in prior plans
such as Lancaster's Economic
Development Action Agenda
(LDR 1998) and the Northwest
Corridor Study (December 1989).
Lancaster County Bicycle and
Pedestrian Transportation Plan:
The Lancaster County Bicycle
and Pedestrian Transportation
Plan: Phase II ("Bike-Ped Plan")
recommends a system of safe
and convenient bicycle and
pedestrian facilities throughout
Lancaster County. The physical
improvements identified in the
plan are to be complemented
by educational and promotional
programs.
Growing Together (LIMC):
Growing Together, a multi-
municipal plan developed by
the Lancaster Inter-Municipal
Committee (LIMC), outlines
numerous goals, objectives
and strategies relevant to the
Gateways Study Area.
Lancaster's Economic
Development Action Agenda
(1998): Lancaster's Economic
Development Action Agenda,
commonly referred to as the
"LDR Plan," includes goals and
strategies for four specific areas
of the City: North Prince Street;
Downtown and Central Prince
Street; South Prince Street; and,
South Duke Street. Goals and
strategies related to North Prince
Street were taken into consider-
ation in the development of this
Revitalization Strategy.
Northwest Corridor Study,
City of Lancaster, PA (1989):
The Northwest Corridor Study
(December 1989) is a compre-
hensive urban plan for a mile
and a half long section of the
City of Lancaster, stretching from
the North Campus of Franklin
and Marshall College along
Harrisburg Avenue to Chestnut
Street. The purpose of the study
was to make physical, administra-
tion and operational recommen-
dations for the public and private
sectors that encourage and
guide future development of the
Northwest Corridor.
Lancaster Regional
Transportation Station Master
Plan and Concept Report
(1998):Th\s report was prepared
in 1998 to guide the rehabilita-
tion of the Lancaster Amtrak
Train Station site into a premier
intermodal transportation center
serving Lancaster and the region.
Final Report for Lititz Pike
Bridge Alignment Evaluations
(1998): This report evaluated
alignments for new corridors
accessing PA 501/US 222 and
replacement bridges over the
Amtrak rail corridor.
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Lancaster County 2004
Management Systems Report
(2004): The 2004 Lancaster
County Management Systems
Report was prepared by the
LCPC staff on behalf of the
Lancaster County Metropolitan
Planning Organization (MPO),
known as the Lancaster County
Transportation Coordinating
Committee (LCTCC). With this
report, the MPO fulfilled its
requirement to PennDOT and
the planning process to update
and report on the results of
two management systems, the
Congestion Management System
(CMS) and the Intermodal
Management System (IMS)
for 2004. The report provides
congestion management system
goals and objectives.
Northwest Lancaster Long
Term Vision (RTKL, 2005): The
Northwest Lancaster Long Term
Vision was prepared by RTKL
on behalf of F&M College, the
EDC of Lancaster County and
the JSID. The plan was funded in
part by a Pa DCED Business in
Our Sites Planning Grant as part
of the Armstrong World Industries
Floor Plant redevelopment.
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PART THREE: THE GATEWAYS FUTURE
The Vision
The community envisions a future for the Gateways Area that:
• preserves its urban form and acknowledges its rich heritage;
• reuses vacant or underutilized properties;
• offers a range of transportation choices, including an efficient network of sidewalks, trails and paths;
• includes a variety of business enterprises that provide jobs for residents and contribute to a stable tax base;
• provides a broad range of housing opportunities;
• is known as a place where innovation is encouraged and supported; and,
• continues to benefit from cooperative efforts to create and sustain the Gateways area as a thriving and vibrant place.
The community's vision for the future of the Gateways Study Area is rooted in their understanding of both the history
and present conditions in the Gateways Area and the issues and ideas surrounding future development raised by the
participating stakeholders. From this Vision, we developed Guiding Principles intended to inform development currently
underway or in the planning phase. And finally, we developed a Physical Plan and Strategies that, when undertaken by
cooperating public and private entities, will result in the realization of the community's vision for the area.
As you read this next part of the Revitalization Strategy we encourage you to think about what part you may be able to
play in turning the Vision of the Gateways Area into reality.
Guiding Principles
The following guiding principles were
developed to be consistent with the
vision for the Gateways Area and
will be used when considering future
public and private development or
reinvestment in the Gateways Area.
These principles will be supported
by strategies that will implement the
vision for the Gateways Area.
Development or reinvestment in the
Gateways Area shall:
• Support the community's vision
for the area
• Consider how the project's design
and use relates to its immediate
surroundings and the larger
Gateways Area
• Provide for physical connections
and programs that complement
other projects in the Gateways
Area
• Accommodate alternative modes
of transportation, i.e. transit,
bicycles and pedestrians
• Reduce stormwater runoff and
improve water quality through the
application of Best Management
Practices
• Involve the community early in
the planning process
• Consider reuse of existing build-
ings when doing so contributes to
achieving the community's vision
for the area
• Mitigate environmental hazards
Public investment in the Gateways
Area shall:
• Be consistent with and support
realization of the community's
vision for the area
• Be coordinated to leverage private
investment in the Gateways Area
• Be directed towards improving
traffic circulation
The Physical Plan
The Gateways Revitalization Strategy
Physical Plan (Figure 12) shows
general boundaries of five Gateways
Districts (described below), roads,
trails and other infrastructure that
will improve mobility and connectivity
within the Gateways Area. The physi-
cal plan also identifies Catalyst Sites,
which are sites that have the potential
to stimulate further revitalization. The
ideas conveyed were developed with
input from property owners, residents
and others with an interest in the
future of the area. Significant features
of the Physical Plan include:
Proposed Roadway Changes
The Physical Plan shows proposed
changes to the roadway network,
including new street connections, an
expanded local street grid, replace-
ment of the Lititz Pike Bridge and in-
tersection and corridor realignments.
A majority of the new roads are
proposed for the Stadium and Liberty
Street districts. The Gateways Plan
proposes extending Liberty Street
to connect with College Avenue at
Harrisburg Avenue and extending
Clay Street from Prince Street to
Harrisburg Avenue. Both extensions
will provide new east/west connec-
tions from Prince Street to Harrisburg
Avenue where none exist today.
In the Manheim Pike District, the
Gateways Plan envisions an exten-
sion of Garfield Avenue to Dillerville
Road, with restricted right-in, right-out
access at Dillerville Road, thereby
creating dual frontage for the recently
rezoned parcel on the southeast
corner of Manheim Pike and Dillerville
Road. In the Stockyards District, Kelly
Avenue would extend to connect to
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Marshall Avenue. Although not on the
Gateways Plan, an expanded network
of local streets is needed to facilitate
urban-form development on existing
large parcels such as the Armstrong,
Stockyards and Wolf tracts.
The Gateways Plan denotes the
replacement of the Lititz Pike Bridge.
While this plan does not propose a
specific realignment alternative, it
does call attention to the impending
replacement of this key piece of
infrastructure. Future development in
the vicinity should consider the po-
tential for significant changes to traffic
circulation in the general vicinity of
the bridge. The LCPC is collaborat-
ing with Pennsylvania Department
of Transportation (PennDOT) on
preliminary design alternatives to
ensure that the new bridge fits in the
context of the larger Gateways Study
Area. There is general concurrence
that the Lititz Pike Bridge will be
designed to support the pedestrian
and transit orientation of this area.
Design considerations should include
bicycle and pedestrian facilities and
could possibly accommodate circula-
tion under the bridge on the north and
south sides of the railroad.
In addition to the new or extended
roads outlined above, the Gateways
Plan envisions realignment of
Manheim Pike and Keller Avenue at
the intersection with Fruitville Pike.
Realignment of the corridor, along
with relocation of the intersection,
may facilitate more productive
redevelopment of the land along this
corridor. This change is also proposed
to improve operation of the roadway
network, and protect the abutting
neighborhood. Additional intersection
or corridor realignments may be nec-
essary to achieve maximum efficiency
of the network.
Finally, the Gateways Plan conveys
conversion of McGovern Avenue from
one-way to two-way traffic. Additional
changes to circulation patterns are
also envisioned. However, additional
studies are needed in order to de-
termine the feasibility of converting
some or all of the existing one-way
streets to two-way traffic.
Greenways and Trails
A network of paths has been laid
out to provide recreational as well
as transportation opportunities for
pedestrians and cyclists. The network
was designed to connect places
such as: Clipper Magazine Stadium,
Franklin & Marshall College's planned
mixed use project and athletic fields,
Lancaster Amtrak Train Station,
Stockyards site, and Stauffer Park. In
keeping with past plans, the proposed
plan envisions the conversion of
the Norfolk Southern railroad hold-
ings, within the Liberty Street and
Stadium districts into a greenway.
The Gateways Plan also provides for
future connections to the Northwest
Corridor Linear Park, Long's Park,
Park City Mall, Red Rose Commons
and the Conestoga Greenway via the
Grandview Heights neighborhood.
Access across the Amtrak train tracks
is provided on the Dillerville Road,
Fruitville Pike and Lititz Pike bridges,
as well as, via a proposed pedestrian
bridge extension from the Amtrak
Train Station to the north side of the
tracks and via an existing tunnel un-
der the tracks approximately 300 feet
east of the Lititz Pike Bridge, in the
vicinity of the Stockyards property.
Park / Open Space
The most notable addition of parks
and open space in the Study Area
is the F&M College athletic fields in
the Liberty Street District, proposed
as part of the Armstrong complex
redevelopment. The Gateways Plan
also identifies Shaarai Shomayim
Cemetery along East Liberty Street
as new open space. Reinstating
cemeteries as public spaces is an
emerging trend in urban areas. The
Market Street Kids Park (behind Ross
Elementary School) and Stauffer Park
are existing "green space" features
that are included on the Physical
Plan as a means of highlighting their
presence and importance to the
community. While the Gateways Plan
does not identify specific locations
for additional park or open space, the
accompanying strategies do recom-
mend that additional green space be
provided for through conversion of
vacant land and dedication of private
space for public use.
Potential greenway/trail connection
The Gateways Districts
Through the planning process five
districts were identified. Each district
has unique characteristics such as
existing activities or land uses that
complement one another or infra-
structure that defines a transitional
space from one predominant use to
another. They also include catalyst
sites (marked by an asterisk) that rep-
resent existing or future projects that
have the potential to spur additional
redevelopment or revitalization in the
district. Following is a brief descrip-
tion of each district.
• Train Station District - The
central feature in this district
is the Lancaster Amtrak Train
Station. The train station will be
undergoing nearly $10 million in
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Lancaster Amtrak Train Station Rendering
renovations and will serve as a
catalyst for new investment in the
immediate area surrounding the
Station. The entire Train Station
District is defined as a Catalyst
Zone because of the potential
for the revitalized Train Station
to spur redevelopment within its
planning district as well as influ-
ence development in adjacent
districts.
Stockyards District - The
Stockyards District, which lies just
east of the Train Station District,
includes two properties with great
potential to serve as catalysts
for further revitalization projects.
The 21 acre Stockyards property
to the west and the former Stehli
Silk Mill building to the east,
serve as bookends along the
Marshall Avenue corridor. These
two properties hold tremendous
potential for defining the charac-
ter of the district. Other significant
features within the district include
the existing small scale industries
and commercial operations along
East Liberty Street and in the
areas of Elizabeth Avenue and
Ice Avenue, and the human ser-
vices complex at Janet Avenue.
Protection of the residential
neighborhoods both within and
adjacent to the district is a central
concern for this planning district.
Manheim Pike District -The
Manheim Pike District is the only
district that is predominantly
commercial or industrial in nature
at present. Significant changes in
the district have opened up large
tracts of land for new develop-
ment. The Wolf tract at the west-
ern end and the McMinns and
Malleable tracts to the east, serve
as bookends along the Manheim
Pike corridor. Meanwhile,
Fruitville Pike, with Packaging
Corporation of America at the
northern end, divides the district
from the Glen Moore Circle resi-
dential neighborhoods that lie to
the east. The freight rail line that
bisects the district is a significant
piece of infrastructure that must
be accommodated into the future.
The provision of a trail along the
rail line, together with creative
pedestrian crossing features,
could transform what at first blush
appears as an obstacle into a
feature to be highlighted as part
of the district.
Liberty Street District - The
Liberty Street District, prob-
ably best known as the home
of the former Armstrong World
Industries Floor Plant, features a
mix of commercial and industrial
uses in the area of Harrisburg
Avenue and Dillerville Road,
as well as a small residential
neighborhood at its eastern
border. Plans have been devel-
oped to transform the sprawling
Armstrong industrial complex into
athletic fields for F&M College;
facilities for the expansion of
Lancaster General Hospital, such
as outpatient facilities and office
space; and possibly new housing.
The continued expansion of F&M
College facilities is a predominant
characteristic of this district.
Stadium District - The Stadium
District features a mix of uses,
including the new Clipper
Magazine Stadium, a catalyst
site. Several tobacco warehouses
are located in the district, primar-
ily to the north of the Stadium.
Another significant feature in the
district is the Norfolk Southern
railroad facilities which run paral-
lel to Harrisburg Avenue. Two
major corridors border the area,
Harrisburg Avenue and Queen
Street. The district features
two catalyst sites in addition to
Clipper Magazine Stadium. The
former Gunzenhouser Bakery
at the corner of Prince and
Clay Streets, which is slated to
become the new Charter Homes
and Neighborhoods corporate
headquarters, and F&M College's
planned commercial/residential
mixed use project on the north
side of Harrisburg Avenue at
College Avenue.
Clipper Magazine Stadium with tobacco
warehouses
Potential Land Uses and Activities
Achieving the Vision for the Gateways
Area involves encouraging a mix of
uses and activities that support each
other and fit within the context of the
existing communities.
The uses listed in the box below are
in keeping with the context of the
District, the infrastructure, and the
community's desires. The list was
generated based on input gathered
through interviews, focus groups and
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the November 2005 Gateways Open
House. The list is not meant to be all
inclusive, but rather, to identify the
predominant types of uses that could,
should or will occur in the district.
In some cases, municipal zoning
amendments may be necessary to
accommodate the vision.
What You Don't See on the
Physical Plan
Parking - While parking was identi-
fied as a significant issue, it should
not be considered a predominant land
use or feature in any of the districts.
It must be accommodated by means
that meet the needs of the existing
communities, while not detracting
from the function or character of those
communities. Meeting the existing
and future parking needs will require
creative and collaborative solutions.
For example, parking should be pro-
vided in structures with ground floor
commercial or professional services,
underground, and on streets. Use of
surface parking lots should be mini-
mized and seen as an interim parking
solution. Where necessary, parking
should be located behind buildings or
in the interior of blocks. See Strategies
for more information on parking in the
Gateways Study Area.
| District
Train
Station
Stockyards
Manheim
Pike
Liberty
Street
Stadium
Recommended
Transit
Hotel
Housing
Entertainment
Housing
Light Manufacturing
Entertainment
Light Manufacturing
Housing
Office
Community Recreation
Housing
Entertainment
Office Greenways/Open Space
Neighborhood Retail
Eating & Drinking
Office
Parks/Greenways
Urban Entertainment
Office
Urban Entertainment
Open Space/Athletic Fields
Green ways
Green ways
Office
Urban Entertainment
Potential
Heritage Attractions
Neighborhood Retail
Heritage Attractions
Auto Sales
Neighborhood Retail
Hotel
Brief explanation of terms used in the table above:
• Community Recreation - This category represents community facilities,
specifically those oriented towards youth programming, e.g. YMCA, Boys
& Girls Club, etc.
• Entertainment - This category represents entertainment venues with a
regional market, i.e. Clipper Magazine Stadium, a movie theater, etc.
• Heritage Attractions - This category includes museums or other attrac-
tions related to the heritage of the area.
• Neighborhood Retail- This category represents retail and service
businesses serving employees, commuters and residents in the immedi-
ate area. The focus is on pedestrian-oriented rather than auto-oriented
establishments.
• Transit - This category represents the existing Amtrak Train Station as
well as other multi-modal transit supportive facilities.
• Urban Entertainment - This category includes destinations such as
boutique retail, dining establishments, or other small to mid-size entertain-
bment venues. The focus is on pedestrian-oriented versus auto-oriented
venues.
Circulation Changes - The road
network includes a number of one-
way streets. The Gateways Plan
recommends returning some of these
streets to two-way traffic in order to
meet the goals of the Gateways Plan.
Specific recommendations have not
been shown on the Gateways Plan,
with the exception of McGovern
Avenue, as there will need to be addi-
tional study to determine which if any
of the streets should be converted to
two-way traffic.
Pedestrian Facilities - Pedestrian
facilities, such as sidewalks, are
an integral component of urban
infrastructure. Therefore, this plan
assumes that sidewalks or some
other form of pedestrian facility are
provided throughout the Study Area.
Bicycle Facilities - The greenway/
trail network is intended to provide
bicyclists with an alternative to travel-
ing on the road. Nevertheless, the
Gateways Plan envisions safe and
efficient roads for those who wish to
travel on the road.
Streetscapes - Increased "greening"
and beautification of the entire Study
Area is envisioned but could not be
conveyed on the Conceptual Drawing.
Specific suggestions for improved
Streetscapes and landscaping will
be addressed in a later phase of the
project.
Stormwater Infrastructure - In order
to meet the goal of developing this
area in a dense urban form, it will be
beneficial for property owners/develop-
ers to work cooperatively to address
stormwater issues. Additional recom-
mendations for cooperative efforts will
be addressed on the district level.
-------
Revitalization Strategies
Cooperating public and private entities have the ability to translate the community's vision of the future into reality. We
identified fifty-seven strategies or actions that need to be taken to achieve the vision. These fifty-seven strategies fall
under eleven broad goals.
• Support the Amtrak Train Station as the key multimodal transportation hub in the area.
• Establish a pedestrian-oriented character within the Gateways Area.
• Encourage the use of alternative modes of transportation within the Gateways Area.
• Support, expand and diversify opportunities for mixed-use, economic development that provides for a variety of jobs
within the area.
• Improve existing transportation infrastructure and provide new connections to improve quality of life and expand
opportunities within the Gateways Area.
• Enhance the visual character and vitality of the community.
• Provide sufficient public parking to support active mixed-use districts.
• Expand the range of open space and recreational opportunities within the Gateways Area.
• Become a leader in environmental sustainability for the County.
• Establish community programs and cultural connections.
• Encourage housing opportunities.
Support the Amtrak Train Station as
the key multimodal transportation hub
in the area.
1. Expand the public transportation
network within the area and
increase the frequency of service
between Gateways area and oth-
er points of interest so that transit
becomes a convenient, reliable
alternative to the automobile.
2. Improve vehicular access to the
Amtrak Station through changes
to traffic circulation patterns,
including making McGovern
Avenue a two-way street.
3. Improve pedestrian access to
the station by adding sidewalks
and walkways that provide safe
and direct access to the station
from many points within the
Gateways Area
a. Provide direct pedestrian
access by connecting the
station's existing passenger
walkway to the north side of
the tracks at the current site
of the Day's Inn.
b. Accommodate pedestrians
on the reconstructed Lititz
Pike Bridge
c. Provide safe and convenient
locations to cross Prince
Street from the Liberty
Street District and within the
Stadium District
4. Focus mixed use buildings near
the Amtrak Train Station to pro-
vide services for commuters.
5. Install streetscape amenities
that create a safe, enjoyable
environment.
6. Encourage sidewalk cafes
within the Train Station District
to generate interest and activity
in the area, supporting it as a
destination.
7. Improve visibility of station by
orienting new buildings to ac-
commodate terminating vistas of
the station. Also improve signs
in vicinity of station to facilitate
wayfinding and to highlight the
station as an important focal point
of the area.
8. Provide structured parking within
the Train Station District with
pedestrian access to the station.
Establish a pedestrian-oriented
character within the Study Area.
9. Develop minimum standards for
improved sidewalks and paths
in order to provide a safe, ef-
ficient pedestrian transportation
network.
10. Install marked crosswalks at criti-
cal locations within the pedestrian
network. Include some mid-block
crossing locations where they
provide a link to an important
pedestrian destination. Make
crossings highly visible using
signs, lighting, colored and/or
texturized pavement and new
patterns of crosswalk markings.
Sidewalk bulbouts can be used
in conjunction with on-street
parking to increase the visibility of
pedestrians and to decrease the
unprotected crossing distance.
11. Revise local codes and ordi-
nances to accommodate high
density, pedestrian-oriented retail
and commercial services.
-------
12. Establish and maintain a canopy
of street trees and other green
infrastructure to improve the
beauty of the area, provide shade
and separate pedestrian traffic
from vehicular traffic.
13. Encourage physically integrated,
mixed use facilities within the
Gateways Area that allow patrons
to park once and then safely and
conveniently walk to multiple
locations.
14. Provide a comfortable, safe and
interesting environment through
the use of lighting, landscaping,
benches, trash receptacles,
newspaper dispensers and public
art installations.
15. Identify appropriate locations
for traffic calming measures to
promote safety and encourage
pedestrian use. In particular, sup-
port the City of Lancaster's traffic
calming plans for Prince Street
and evaluate the potential for
traffic calming along Harrisburg
Avenue.
Encourage the use of alternative
modes of transportation within the
Study Area.
16. Promote safe bicycle use
throughout the area using
measures such as bicycle safety
educational programs for cyclists
and drivers, installing "share the
road" signs.
17. Provide bicycle racks at conve-
nient locations throughout the
Study Area and on all Red Rose
Transit buses & trolleys.
18. Establish incentive programs for
employees and residents within
the Study Area that encourage
transit use or some other form of
ride sharing to commute to and
from work and other activities.
19. Provide free or reduced price
transit service from the Amtrak
Train Station to downtown
Lancaster.
20. Work with Red Rose Transit
Authority to identify strategic loca-
tions for bus shelters.
Support, expand and diversify
opportunities for mixed-use, economic
development that provides for a variety
of jobs within the area.
21. Promote the Gateways area
as a showcase for innovative
development practices including
land recycling, adaptive reuse,
streetscape guidelines, design
guidelines, and streamlined ap-
proval processes.
22. Support existing businesses that
contribute economic vitality to
the Gateways area, encouraging
businesses to grow and expand
within the area, paying special
attention to the goals of the
Keystone Innovation Zone.
23. Anticipate and guide developer
interest in catalyst sites so that
these critical sites may be
developed in accordance with
the established vision for the
Gateways area.
24. Market the Gateways area as
a vital location for business,
encouraging new commercial, of-
fice, housing activities and other
development that is compatible
with the desired character of the
district.
25. Develop new residential units as
part of mixed use developments
to provide a captive market for
new and established businesses.
26. Identify and support development
opportunities that meet residents'
needs for goods and services.
27. Create a welcoming business
environment geared towards
supporting entrepreneurs through
technical assistance, real estate
and financial incentive programs.
Improve existing transportation
infrastructure and provide new
connections to improve quality of life
and expand opportunities within the
Gateways Area.
28. Establish new or extended
streets to facilitate east west
travel between Prince Street and
Harrisburg Avenue.
29. Conduct a traffic circulation study
of the Gateways area and ex-
tended Lancaster City transporta-
tion network to determine the
effects of proposed transportation
improvements, e.g. modification
of the current system of one-way
streets.
30. Establish a Gateways Task Force
to coordinate with PennDOT as
they undertake the Lititz Pike
Bridge replacement study so that
this major investment in trans-
portation infrastructure provides
connections and opportunities
consistent with the Gateways
Vision and Guiding Principles.
31. Design streets with the under-
standing that the Gateways area
is a destination, as well as a
through corridor and to provide a
hospitable environment for non-
motorized vehicles.
Enhance the visual character and
vitality of the community.
32. Encourage the improvement
and adaptive reuse of vacant,
underutilized, and deteriorated
properties.
33. Adopt comprehensive
streetscape guidelines throughout
the Gateways area in order to
promote a positive experience for
-------
all users of the streets. The City
Streetscape Guidelines should be
considered.
34. Establish design guidelines and
form based codes as appropriate
to ensure the compatibility of new
development with adjacent and
neighboring uses.
35. Designate "gateways" for special
treatment and allocation of space
for public signage. Potential loca-
tions for treatment include:
a. Lititz Pike & Fruitville Pike
Bridges
b. Plum Street & Marshall
Avenue Underpasses
c. Liberty Street traveling east
from Harrisburg Avenue
d. Dillerville Road & Manheim
Pike at their intersection
e. Harrisburg Avenue
Provide sufficient public parking to
support active mixed-use districts.
36. Map existing parking including
on-street, permit, surface and
structured including parking
decks.
37. Identify short-term parking loca-
tions, including limited surface
lots, to support local businesses.
38. Increase opportunities for on
street metered parking to support
retail activity and to enhance
pedestrian character.
39. Develop a plan to convert existing
surface parking (roughly 30%
of Study Area) to structured
parking so that the remaining
area may be used for appropriate
development.
40. Facilitate opportunities for shared
parking facilities (modify parking
requirements within existing
ordinances to allow for shared
parking), smaller scale parking
projects, and scalable parking
projects within Gateways area.
Expand the range of open space and
recreational opportunities within the
Gateways Area.
41. Establish a network of trails
and greenways that promotes
non-motorized travel and op-
portunities for physical fitness
activity within the Gateways area
and that makes connections to
the Northwest Corridor Linear
Park and ultimately regional
destinations, such as Longs Park,
Park City Mall and Red Rose
Commons.
42. Establish pocket parks, tot-lots,
and other recreational areas and
facilities to serve local community
needs. Vacant land may provide
a temporary or permanent op-
portunity for open space.
43. Require that new developments
set aside outdoor open space for
use by their patrons, employees
and others as appropriate,
particularly if the open space
may integrate with an adjacent
amenity.
44. Seek a location for a community
recreation facility within the area.
Location criteria should include
multi-modal accessibility to exist-
ing population concentrations.
Become a leader in environmental
sustainability for the County.
45. Promote sustainable and innova-
tive development, activities and
business practices within the
Gateways area by developing
relationships with groups (ranging
from local through national) that
support these initiatives. Increase
their interest in the potential
for positive change within the
Gateways area and gain their
assistance in promoting and fund-
ing the use of renewable energy,
clean energy technologies, and
energy conservation throughout
the Study Area.
46. Approach stormwater manage-
ment on a district-wide basis (at
a minimum), specifically in the
Manheim Pike and Stockyards
districts, in order to use the land
in the districts most efficiently.
This approach may allow multiple
developers to share the costs of
stormwater mitigation and can
provide creative alternatives to
managing all stormwater on each
developed site.
47. Require stormwater best man-
agement practices to reduce
threats of flooding (particularly
Plum St. & Marshall St. railroad
underpasses), enhance visual
character, increase developable
land, and encourage groundwater
recharge.
48. Support brownfields redevelop-
ment opportunities by assisting
owners and prospective purchas-
ers in addressing brownfields
issues and establishing a fund to
assist with investigating environ-
mental conditions of brownfields
in the Study Area.
Establish community programs and
cultural connections.
49. Develop programs that link
suburban and rural destinations
and events with train rides into
Lancaster City for festivals,
baseball games of other cultural
events.
50. Increase community awareness
and use of the improved system
of sidewalks and trails by encour-
aging charity "walkathon" events
to integrate them into routes.
-------
51. Develop a walking tour that
features the architectural and
cultural heritage of the area.
52. Develop a series of murals along
the Amtrak corridor to introduce
visitors to Lancaster. Tie in with
downtown Lancaster's arts scene.
Encourage housing opportunities.
53. Work with local banks to develop
preferred mortgage programs for
those who live in the vicinity of
the Amtrak Train Station or who
regularly make use of transit.
54. Revise ordinances as necessary
to allow for true mixed use devel-
opments that include residential
units above/in conjunction with
other compatible uses, e.g. retail,
office, etc.
55. Encourage a broad range of
housing opportunities to accom-
modate diverse income levels and
include the provision for bonus
height or density for developing
workforce housing.
56. Identify opportunity sites for
immediate development of new
housing that offers the potential
to deliver a significant number of
new units, providing an expanded
market for transit and retail
services.
57. Market the area to potential
residents by highlighting transit
opportunities that enable them
to travel easily and conveniently
within the County and beyond.
Best Practices / Reference Materials
To further understanding and facilitate
implementation of the concepts and
strategies outlined above we have
developed a partial list of resources
that you may draw on. Many of these
resources are available on-line. The
LCPC also houses many of these
documents in its library, which is open
to the public.
• Developing Around Transit:
Strategies and Solutions that
Work, Urban Land Institute, 2004
• Streetscape Design Guidelines
for the City of Lancaster,
Pennsylvania, 2004
• Access Management Model
Ordinances for Pennsylvania
Municipalities Handbook,
Pennsylvania Department of
Transportation, April 2005 -
Updated February 2006
• Parking Spaces / Community
Places: Find the Balance through
Smart Growth Solutions, US EPA,
January 2006
• Pennsylvania's Traffic Calming
Handbook, Pennsylvania
Department of Transportation
Publication No. 383, January
2001
• Using Smart Growth Techniques
as Stormwater Best Management
Practices, US EPA, December
2005
• Draft Pennsylvania Stormwater
Best Management Practices
Manual, Pa DEP April 2006
• Lancaster Design Guide: A Guide
for Maintaining and Rehabilitating
Historic Buildings, 2001
• Ten Principles for Rebuilding
Neighborhood Retail, Urban Land
Institute, 2003
• Higher-Density Development
Myth and Fact, Urban Land
Institute, 2005
• Involving the Community in
Neighborhood Planning, Urban
Land Institute, 2004
Additional Resources
The Gateways Study Area Existing
Conditions document includes more
detailed data and maps related to
the history, land use, zoning, traf-
fic conditions, infrastructure and
environmental conditions. This report,
which is available upon request from
the LCPC should prove beneficial to
developers, property owners, design-
ers, engineers and others considering
or planning for redevelopment within
the Gateways Study Area. Many of
the past plans and adopted policy
directives referenced in Part Two
of this report are also available in
the Lancaster County Planning
Commission's library.
Summary
The 600 acre Gateways Study
Area, with its rich heritage, unique
architectural character and abun-
dant redevelopment opportunities
is a dynamic area to say the least.
In the time it has taken to prepare
this report, new businesses have
opened, abandoned sites have
been put back into productive use
and major redevelopment projects
have moved forward. However, we
still have the challenge of knitting
these projects together in a way
that enhances the entire area.
The Gateways Revitalization
Strategies, if implemented, will
help ensure that previously
disconnected areas are linked,
the economic base is enhanced,
housing opportunities are
strengthened, and the regulatory
climate is improved.
The Lancaster County Planning
Commission, Manheim Township
and Lancaster City have already
begun implementing some of the
strategies identified above. We en-
courage you to take a look at the
Implementation Plan (Appendix A)
and see what opportunities exist
for you to become a part of the
process.
-------
IMPLEMENTATION SEQUENCE
Priority*
M-H
H
H
H
M
M-H
L-M
L-M
L-M
Strategy
Support the Amtrak Train station as the key multimodal transportation hub in the area
Establish a pedestrian-oriented character within the study area.
Encourage the use of alternative modes of transportation within the Study Area.
Support, expand and diversify opportunities for mixed-use, economic development that
provides for a variety of jobs within the area
Improve existing transportation infrastructure and provide new connections to improve guality
of life and expand opportunities within the Gateways Area
Enhance the visual character and vitality of the community.
Provide sufficient public parking to support active mixed-use districts.
Expand the range of open space and recreational opportunities within the Gateways area
Become a leader in environmental sustainability for the County
Establish programmatic connections
Encourage housing opportunities
* Low (L), Medium (M), or High (H) priority was assigned by City and Township planning staff.
-------
Strategies
^
,<
/•>
#
&
/
4
&
Support the Amtrak Train station as the key multimodal transportation hub in the area.
1 . Expand the public transportation network within the area and
increase the frequency of service between Gateways area and
other points of interest so that transit becomes a convenient,
reliable alternative to the automobile.
2. Improve vehicular access to station through changes to traffic
circulation patterns, including making McGovern Avenue a two-
way street.
3. Improve pedestrian access to the station by adding sidewalks
and walkways that provide safe and direct access to the station
from many points within the Gateways Area
a. Provide direct pedestrian access by connecting the
station's existing passenger walkway to the north side of
the tracks at the current site of the Day's Inn.
b. Accommodate pedestrians on the reconstructed Lititz
Pike Bridge
c. Provide safe and convenient locations to cross Prince
Street from the Liberty Street District and within the
Stadium District
4. Focus mixed use buildings near the Amtrak Train station to
provide services for commuters.
5. Install streetscape amenities that create a safe, enjoyable
environment.
6. Encourage side-walk cafes within the Train Station District to
generate interest and activity in the area, supporting it as a
destination.
7. Improve visibility of station by orienting new buildings to
accommodate terminating vistas of the station. Also improve
signs in vicinity of station to facilitate wayfinding and to highlight
the station as an important focal point of the area.
8. Provide structured parking within the Train Station District with
pedestrian access to the station.
High
High
Medium
High
High
High
High
Low
High
High
RRTA, LCPC,
City, JSID, LGH,
F&M, DID
LCPC, City, Twp
(Specific Plan)
LCPC, City,
Township,
AMTRAK
PennDOT,
LCPC, City,
Township
Township, City
LCPC, City, Twp
(Specific Plan)
Developers, City,
Township
JSID, City,
Township
LCPC, City, Twp
(Specific Plan)
Parking
Authority, City,
Township, LCPC
-------
Strategies
^
,<
/•>
#
&
/
4
&
Establish a pedestrian-oriented character within the study area.
9. Develop minimum standards for improved sidewalks and paths
in order to provide a safe, efficient pedestrian transportation
network.
10. Install marked crosswalks at critical locations within the
pedestrian network.
1 1 . Revise local codes and ordinances to accommodate high density,
pedestrian-oriented retail and commercial services.
12. Establish and maintain a canopy of street trees and other green
infrastructure to improve the beauty of the area, provide shade
and separate pedestrian traffic from vehicular traffic.
13. Encourage physically integrated, mixed use facilities within the
Gateways Area that allow patrons to park once and then safely
and conveniently walk to multiple locations.
14. Provide comfortable, safe and interesting environment through
the use of lighting, landscaping, benches, trash receptacles,
newspaper dispensers and public art installations.
15. Identify appropriate locations for traffic calming measures to
promote safety and encourage pedestrian use. In particular,
support the City of Lancaster's traffic calming plans for Prince
Street and evaluate the potential for traffic calming along
Harrisburg Avenue.
High
High
High
Medium
High
High
High
LCPC, City, Twp
(Specific Plan)
City, Township
LCPC, City, Twp
(Specific Plan)
City, Township,
Developers,
Property
Owners,
Shade Tree
Commission
LCPC, City,
Twp (Specific
Plan), JSID,
Developers
JSID, City,
Township,
Lancaster Arts,
DID
LCPC, City, Twp
(Specific Plan)
Encourage the use of alternative modes of transportation within the Study Area
16. Promote safe bicycle use throughout the area using measures
such as bicycle safety educational programs for cyclists and
drivers, installing "share the road" signs.
17. Provide bicycle racks at convenient locations throughout the
study area and on all Red Rose Transit buses & trolleys
Medium
Medium
LCPC,
Dream Ride
Projects, City,
Township
Developers,
Property
Owners, RRTA,
City, Township
-------
Strategies
18. Establish incentive programs for employees and residents within
the Study Area that encourage transit use or some other form of
ride sharing to commute to and from work and other activities
High
Commuter
Services
19. Provide free or reduced price transit service from the Amtrak
Train station to downtown Lancaster.
Medium
RRTA, LCPC,
City, Township,
JSID, DID, local
businesses
20. Work with Red Rose Transit Authority to identify strategic
locations for bus shelters.
Medium
LCPC, City, Twp
(Specific Plan)
Support, expand and diversify opportunities for mixed-use, economic development that provides for a variety
of jobs within the area.
21 . Promote the Gateways area as a showcase for innovative
development practices including land recycling, adaptive reuse,
streetscape guidelines, design guidelines, and streamlined
approval processes.
High
LCPC, EDC,
Township, City,
LIMC
22. Support existing businesses that contribute economic vitality to
the Gateways area, encouraging businesses to grow and expand
within the area, paying special attention to the goals of the
Keystone Innovation Zone.
High
JSID, City,
Township, EDC
23. Anticipate and guide developer interest in catalyst sites so that
these critical sites may be developed in accordance with the
established vision for the Gateways area.
High
LCPC, City,
Township, LIMC,
JSID
24. Market the Gateways area as a vital location for business,
encouraging new commercial, office, housing activities and other
development that is compatible with the desired character of the
district.
High
City, Township,
EDC, LIMC,
JSID
25. Develop new residential units as part of mixed use developments
to provide a captive market for new and established businesses.
High
Developers,
Housing
Organizations,
LCPC, City,
Township
26. Identify and support development opportunities that meet
residents' needs for goods and services.
High
LCPC, City,
Township,
Developers
-------
Strategies
27. Create a welcoming business environment geared towards
supporting entrepreneurs through technical assistance, real
estate and financial incentive programs.
^
,<
/•>
#
&
High
/
4
4*
Chamber,
Assets, EDC,
City, Township,
Financial
Institutions,
Realtors
Improve existing transportation infrastructure and provide new connections to improve quality of life and
expand opportunities within the Gateways Area.
28. Establish new or extended streets to facilitate east west travel
between Prince Street and Harrisburg Avenue.
29. Conduct a traffic circulation study of the Gateways area and
extended Lancaster City transportation network to determine
the effects of proposed transportation improvements, e.g.
modification of the current system of one-way streets.
30. Establish a Gateways Task Force to coordinate with PennDOT as
they undertake the Lititz Pike Bridge replacement study so that
this major investment in transportation infrastructure provides
connections and opportunities consistent with the Gateways
Vision and Guiding Principles.
31 . Design streets with the understanding that the Gateways area
is a destination, as well as a through corridor and to provide a
hospitable environment for non-motorized vehicles.
Medium
High
High
High
City, LCPC
LCPC, City, Twp
(Specific Plan)
LCPC
LCPC, City, Twp
(Specific Plan)
Developers
Enhance the visual character and vitality of the community
32. Encourage the improvement and adaptive reuse of vacant,
underutilized, and deteriorated properties.
33. Adopt comprehensive streetscape guidelines throughout the
Gateways area in order to promote a positive experience for all
users of the streets. The City Streetscape Guidelines should be
considered.
34. Establish design guidelines and form based codes as appropriate
to ensure the compatibility of new development with adjacent and
neighboring uses.
High
Medium
High
LCPC, City,
Township
LCPC, City, Twp
(Specific Plan)
LCPC, City, Twp
(Specific Plan)
-------
Strategies
35. Designate "gateways" for special treatment and allocation of
space for public signage. Potential locations for treatment include:
a. Lititz Pike & Fruitville Pike Bridges
b. Plum Street & Marshall Avenue Underpasses
c. Liberty Street traveling east from Harrisburg Avenue
d. Dillerville Road & Manheim Pike at their intersection
e. Harrisburg Avenue
^
,<
/•>
#
&
Medium
/
4
4*
City, Township
Provide sufficient public parking to support active mixed-use districts.
36. Map existing parking including on-street, permit, surface and
structured including parking decks.
37. Identify short-term parking locations, including limited surface
lots, to support local businesses.
38. Increase opportunities for on street metered parking to support
retail activity and to enhance pedestrian character.
39. Develop a plan to convert existing surface parking (roughly 30%
of study area) to structured parking so that the remaining area
may be used for appropriate development.
40. Facilitate opportunities for shared parking facilities (modify
parking requirements within existing ordinances to allow for
shared parking), smaller scale parking projects, and scalable
parking projects within Gateways area.
High
High
Medium
High
High
LCPC, County
GIS, Parking
Authority
LCPC, City,
Township, JSID
City, Township
LCPC, City,
Township,
Parking Authority
LCPC, City, Twp
(Specific Plan)
Expand the range of open space and recreational opportunities within the Gateways area.
41 . Establish a network of trails and greenways that promote non-
motorized travel and opportunities for physical fitness activity
within the Gateways area and that makes connections to
the Northwest Corridor Linear Park and ultimately regional
destinations like Longs Park, Park City Mall and Red Rose
Commons.
42. Establish pocket parks, tot-lots, and other recreational areas
and facilities to serve local community needs. Vacant land may
provide a temporary or permanent opportunity for open space.
43. Require that new developments set aside outdoor open space
for use by their patrons, employees and others as appropriate,
particularly if it may integrate with an adjacent amenity.
Medium
Low
Medium
LCPC, City, Twp
(Specific Plan)
Dig-It, JSID,
Developers
LCPC, City, Twp
(Specific Plan)
-------
Strategies
44. Seek a location for a community recreation facility within the
area. Location criteria should include its accessibility to existing
population concentrations whether by vehicle, transit, bicycle or
on foot.
**
*
<&
^/
Low
/
4
4*
City
Become a leader in environmental sustainability for the County.
45. Promote sustainable and innovative development, activities
and business practices within the Gateways area by developing
relationships with groups (ranging from local through national)
that support these initiatives. Increase their interest in the
potential for positive change within the Gateways area and gain
their assistance in promoting and funding the use of renewable
energy, clean energy technologies, and energy conservation
throughout the study area.
46. Approach stormwater management on a district wide basis (at
a minimum), specifically in the Manheim Pike and Stockyards
districts, in order to use the land in the districts most efficiently.
This approach may allow multiple developers to share the costs
of stormwater mitigation and can provide creative alternatives to
managing all stormwater on each developed site.
47. Require stormwater best management practices to reduce
threats of flooding (particularly Plum St. & Marshall St. railroad
underpasses), enhance visual character, increase developable
land, and encourage groundwater recharge.
48. Support brownfields redevelopment opportunities by assisting
owners and prospective purchasers in addressing brownfields
issues and establishing a fund to assist with investigating
environmental conditions of brownfields in the Study Area.
Medium
Medium
High
High
LCPC, City,
Township,
Pa DEP,
Sustainable
Energy Fund,
Chamber
LCPC, City, Twp
(Specific Plan)
LCPC, City, Twp
(Specific Plan)
LCPC, EDC,
City, Township,
County
Redevelopment
Authority
Istablish community programs and cultural connections.
49. Develop programs that link suburban and rural destinations and
events with train rides into Lancaster City for festivals, baseball
games or other cultural events.
50. Increase community awareness and use of the improved system
of sidewalks and trails by encouraging charity "walkathon" events
to integrate them into routes.
51 . Develop a walking tour that features the architectural and cultural
heritage of the area.
Low
Low
Low
PDCVB, Amtrak
City, Township
LCPC, Historical
Society
-------
Strategies
52. Develop a series of murals along the Amtrak corridor to introduce
visitors to downtown Lancaster's arts scene.
^
,<
/•>
#
&
Medium
/
4
4*
LancasterArts
Encourage housing opportunities.
53. Work with local banks to develop preferred mortgage programs
for those who live in the vicinity of the Amtrak Train Station or who
regularly make use of transit.
54. Revise ordinances as necessary to allow for true mixed use
developments that include residential units above/in conjunction
with other compatible uses, e.g. retail, office, etc.
55. Encourage a broad range of housing opportunities to
accommodate diverse income levels and include the provision for
bonus height or density for developing workforce housing.
56. Identify opportunity sites for immediate development of new
housing that offers the potential to deliver a significant number
of new units, providing an expanded market for transit and retail
services.
57. Market the area to potential residents by highlighting transit
opportunities that enable them to travel easily and conveniently
within the County and beyond.
Low
Medium
Medium
High
Medium
LCPC, City,
Township
LCPC, City, Twp
(Specific Plan)
LCPC, City, Twp
(Specific Plan)
Lancaster Live
LCPC, City,
Township
Lancaster Live
-------
Figure 1
Census Block Groups
Census Blockgroups
Census Tract 3 Block Group 1
Census Tract 3 Block Group 4
Census Tract 4 Block Group 1
Census Tract 4 Block Group 2
Census Tract 118.02 Block Group 4
| Census Tract 118.05 Block Group 1
Census Tract 118.05 Block Group 2
Study Area
Municipal Boundaries
Roads
Railroads
0 175 350
-------
Stauffer Park
and Mansion
Lancaster Amtrak
Train Station
Armstrong World
Industries
Figure 2
Generalized Land Use
by Tax Parcel
Franklin & Marshall
College
Generalized Land Use by Tax Parcel
Automotive Sales / Service
Restaurant / Retail / Personal Services
Office / Professional Services
Institutional (Public)
Institutional (Private)
Sports / Recreation (Private)
Parks
Cemeteries
Vacant / In Transition
Residential
Apartments
Light Industrial
Heavy Industrial
Railroad Facilities
Parking
Utilities
Other Features
Study Area
—h Railroad Lines
C3 Municipal Boundaries
Roads
Clipper Magazine
Lancaster General
Hospital
41
-------
Figure 3
Districts
Lancaster City Zoning (330)
R3 - Resdiential Medium Density
I R4 - Residential High Density
MU - Residential/Mixed Use
C2 - Commercial Urban
C3 - Commercial Regional
CM - Manufacturing/Central City
Manheim Township Zoning (390)
I R-3 - Residential
I B-3 - Business
I B-4 - Business
1-1 - Industrial
I I-2 - Industrial
Other Features
^J Study Area
^~ Roads
—I Railroads
-------
1
Figure 4
Cultural Resources
Historic Districts
City of Lancaster Heritage Conservation District
Manheim Township Historic District Overlay
Manheim Township Class I Sites within Historic Overlay District
Manheim Township Class II Sites within Historic Overlay District
Other Features
^J Study Area
Buildings
Municipal Boundaries
Tax Parcels
Roads
—I— Railroad Lines
0 175 350
-------
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Install 12-inch water
main to replace
6-inch main.
Install
main
water
replace
main.
Install 10-inch water
main to replace
16-inch main.
Install
main
water
replace
main.
Figure 6
Proposed Water
rovements
City of Lancaster Water Lines
Unknown Diameter
4 Inch
Other Features
Study Area
— Railroad Lines
I I City of Lancaster
Manheim Township
• Lancaster Township
Fire Hydrants with Available Flow Test Results (GPM)
• Fire Hydrants
O Water Line Valve
Install 12-inch water
main to replace
8-inch main.
45
-------
i-igure /
Sewer Svstem
City of Lancaster Combined Sewers
— Unknown Size
— 8 Inch
— 10 Inch
12 Inch
15 Inch
18 Inch
24 Inch
30 Inch
• 36 Inch
• 42 Inch
• 48 Inch
• 54 Inch
• 60 Inch
lncn
84 Inch
LASA Sanitary Sewers
— 8 Inch
— 10 Inch
" 12 Inch
Other Features
Q Study Area
City of Lancaster
• Manheim Township
• Lancaster Township
Manheim Township Areas Served by
the City of Lancaster
Lancaster City Areas Served by LASA
Roads
Railroad Lines
Feet
No sewer system improvements planned
in the Gateways Study Area.
46
-------
Level of Service E
High Priority Ranking
Level of Service C
Medium Priority Ranking
Level of Service C
Medium Priority Ranking
Bridge Functionally Obsolete
Signalization Issues
Signalization and
Alignment Issues
Level of Service F
High Priority Ranking
Signalization Issues
Transportation
Deficiencies
Signalization Issues
Signalization Issues
Signalization Issues
Level of Service F
High Priority Ranking
Other Features
Study Area
—I Railroad Lines
— Roads
I I City of Lancaster
• Manheim Township
I I Lancaster Township
^ PennDOT
Lancaster City - Manheim Township Joint Ownership
^ Manheim Township
^ Lancaster City
Roadway Corridor Deficiencies
Traffic Signal Deficiencies
Level of Service C
Medium Priority Ranking
-------
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;; Transportation Projects
in Lancaster City
m
Gateway Study Area
Home Town Streets
Transportation Enhancements
Transportation Improvement Program (TIP)
Transportation Improvement Program (TIP)
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] Rivers, Streams, & Lakes
i__] Municipal Boundaries
— Roads
—•- Railroads
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SLL February 9, 2006 /planwork/projects/tranportation/Transportation Project -Gateway
-------
igure 10
Transit and Parking
RRTA Routes
B Route 1
Route 3
B Route 5
B Route 10
B Route 11
Route 19
B RRTA Rubber-Wheeled Trolley Regular Service
RRTA Rubber-Wheeled Trolley Peak Hour Service
Parking Lots
Private and Public
Other Features
Study Area
Railroad Lines
CITY OF LANCASTER
• LANCASTER TOWNSHIP o~^75~^50~
• MANHEIM TOWNSHIP
49
-------
Figure 1
Existing LE.R.T.A. Areas
LERTA
Water Bodies
Municipal Boundaries
Roads
Railroad Lines
-------
TO RED ROSE COMMONS
THE
MANHEIM
PIKE
DISTRICT
GATEWAYS
City of Lancaster & Manheim Township, Pennsylvania
0 STOCKYARDS
DISTRICT
TRAIN STATION
DISTRICT
\<
c.
MALLEABLE
WOLF TRACT
INTERSECTION /
ROAD
REALIGNMENT
^SJSDOO^
STOCKYAR"DS
ARMSTRONG WORLD
INDUSTRIES
REDEVELOPMENT
PEDESTRIAN CONNECTION
(UTILIZING EXISTING TUNNEL)
L1TITZ PIKE
BRIDGE REPLACEMENT
KXISTINC; ROADWAY
PROPOSED ROADWAY
CHARTER
HOMES HDQ.
AMTRAK STATION
(W/PEDESTRIAN BRIDGE
CONNECTOR)
STADIUM
DISTRICT
CLIPPER
MAGAZINE
STADIUM
McCormick
LIBERTY
STREET
DISTRICT
F&M COLLEGE
MIXED USE PROJECT
NORTHWEST CORRIDOR
LINEAR PARK
TO DOWNTOWN LANCASTER
-------
-------
Lancaster County Planning Commission
50 North Duke Street • P.O. Box 83480 • Lancaster, PA • (717) 299-8333
www.co.lancaster.pa.us/planning
------- |