Manor Planning Commission reviews proposal to allow 55+ housing in low‑density flex zone

Manor Township Planning Commission members on June 8 reviewed a proposed zoning text amendment from Vistablock LLC that would allow age‑restricted (55+) residential development by special exception in the RL‑1 Low‑Density Residential Flex Zone.

Brandon Conrad of Vistablock said the company assembled roughly 210 acres and is proposing that a portion of the site be limited to residents 55 and older to reduce the development’s impact on local school enrollment. Conrad told the commission Vistablock offered Penn Manor School District the option to expand its current 12‑acre property or to take 18 acres on Vistablock’s site; he said Penn Manor had expressed interest in the 18‑acre option.

Nate Taggart, township staff, said the proposed amendment would apply only to parcels that meet specific criteria, including a minimum parcel size (proposed at 30 acres) and frontage on an arterial or collector road, and would be processed as a special exception rather than a conditional use. The draft amendment sets a maximum density of five units per acre and caps multifamily units at 25 percent of the total in the age‑restricted portion, Conrad said.

Conrad also stated that, if Penn Manor accepted the 18‑acre offer, Vistablock would pay to extend sewer, water, roads and sidewalks to the school site, which he described as a significant cost savings for the district. Mr. Strohecker said the township has discussed co‑joining Manor Township Park with neighboring Millersville Borough but that entrance/access issues must be resolved before moving forward on any park consolidation.

Commissioners were split on the amendment’s fit with township planning goals. Chairman Pam Shellenberger warned that adding the exception to the Low‑Density Residential Flex Zone could allow similar developments on any qualifying parcel in the township and said the proposal represented a departure from the traditional low‑density character of the zone. Commissioner Mike Dickert said the amendment could help reduce school enrollment pressure while preserving tax revenue, and Commissioner Joe Hrapchak asked whether limiting the development to 55+ units would be appealing to buyers; Conrad said the developer would offer amenities aimed at seniors.

Taggart told the commission the amendment had been presented to the Board of Supervisors at its prior meeting and that staff must respond within a 45‑day review period; if the Planning Commission takes no additional action at its July meeting, the supervisors will proceed based on the record. The Planning Commission left the text amendment at briefing for further review and did not advance a recommendation at the June meeting.

The Board of Supervisors is expected to consider the ordinance next if the Planning Commission does not make a recommendation in July.