15 E. High Manheim Acquisition and Renovation (RFP)

Request for Proposals

October 16, 2026

Acquisition and Renovation

15 E. High Street

Manheim Borough

Parcel Number: 400-29869-0-0000

Lancaster County Land Bank Authority

28 Penn Square, Suite 200

Lancaster, PA 17603-4297

Phone: (717) 394-0793

Request For Proposal – 15 E. High Street, Manheim PA

INTRODUCTION

The Lancaster County Land Bank Authority (LCLBA) in partnership with the Manheim Borough is seeking qualified developers to design, construct, and deliver an approximately 3,000-s.f. footprint commercial building at 15 E. High Street, Manheim Borough (the “Property”), the site of the former structure. The selected developer will be responsible for demolition or complete gut renovation of the existing building, construction of a facility consistent with the Borough’s concept plan, and full site improvements. These improvements include expansion of parking, layout adjustments, and complete paving or repaving of the lot.

Proposal responses are due no later than December 4, 2026.

BACKGROUND

The Lancaster County Land Bank Authority (LCLBA), established in 2016, serves as a strategic tool to address vacant, abandoned, and tax-delinquent properties and return them to productive use. The Authority operates under the Lancaster County Housing and Redevelopment Authority.

Through its work, LCLBA plays a critical role in stabilizing communities, promoting redevelopment, and supporting housing and economic revitalization efforts throughout Lancaster County.

PROPERTY INFORMATION

The property located at 15 East High Street, Manheim, Pennsylvania was constructed in 1951 and is situated within the Central Business District (CBD) Zoning District of Manheim Borough. An excerpt from the Borough’s Zoning Ordinance, outlining permitted uses within this district, is provided as Attachment 1.

The property consists of a two-story masonry building with a finished lower level, totaling approximately 15,306 square feet. A later addition includes an upgraded entrance and a functioning elevator that provides access to all three floors. While the exact construction date of the addition is not confirmed, records suggest it may have been completed around 2008.

The building layout is as follows:

• Lower Level (approx. 4,918 SF):
Includes a large open multi-purpose space with a stage, restrooms, and multiple smaller rooms currently used for storage.

• First Floor (approx. 5,194 SF):
Contains multiple office spaces of varying sizes, along with both ADA-accessible and non-ADA restrooms.

• Second Floor (approx. 5,194 SF):
Includes several office spaces, a large open area previously used as a library, and two conference or assembly rooms.

Building plans dated 1994 are available upon request; however, these plans do not reflect the later addition that includes the elevator.

Additional property information:

• Tax records and a plot plan are included as Attachment 2

• The site includes three (3) dedicated parking spaces

• A nearby park located at the corner of E. High Street and Main Street is owned by the Borough and is not included as part of the property

The property may be eligible for Local Economic Revitalization Tax Assistance (LERTA) through Manheim Borough. The Borough has expressed a strong preference for full commercial or mixed-use redevelopment of the building. Additional information regarding LERTA is included as Attachment 3.

EVALUATION OF PROPERTY

Based on available information, the building is a well-constructed masonry structure; however, it exhibits significant functional obsolescence.

An addition to the building includes a functioning elevator that provides access to all three floors. While the exact construction date of this addition is unknown, records suggest it may have been completed around 2008. This addition is estimated to include approximately 276 square feet on both the first and second floors. The original main building contains approximately 4,918 square feet per floor.

The property includes several notable building features:

• Eight (8) gas-fired boilers installed in 2008

• Seven (7) air conditioning units installed around 2008, with two (2) units replaced in 2018

• Multiple access stairways

• Two former jail cells located in the lower level

• Higher-than-average ceiling heights (approximately 11'6" in the lower level, 9'2" on the first floor, and 9'6" on the second floor)

At the time the building was vacated, there were no reported issues with the plumbing or HVAC systems; however, no recent evaluation of these mechanical systems has been conducted.

Several building components, including plumbing fixtures, lighting, alarm systems, and windows, are considered outdated and will likely require upgrades.

The age of the roof is unknown, though records indicate a roof rehabilitation project was completed in 2006.

An Environmental Assessment Survey of the property is included as Attachment 4 for further reference.

An Appraisal has been completed for the property and is included as Attachment 5.

POTENTIAL USES OF PROPERTY

The building offers a range of potential uses, including commercial or mixed-use development. Possible uses include retail space, art and antique shops, short-term rentals (e.g., Airbnb), event or gathering space rentals, residential rental units, and coworking space.

The lower level includes an existing stage, which presents an opportunity for community group use or small events. A functioning elevator provides access to all three levels of the building, supporting accessibility and flexible use of space.

There is also potential for a coffee shop or similar use, which could complement the anticipated redevelopment of the former firehouse across the street.

SCOPE OF WORK

The Scope of Work includes complete gut renovation or demolition of the existing building at 15 E. High Street in accordance with all applicable codes and safety standards, as well as the design and construction of an approximately 3,000-s.f. footprint building that aligns with the Borough’s concept drawings and architectural expectations. Please note that the site would support a building with multiple stories.

Parking improvements form a core part of this project. The developer will coordinate with all adjacent property owners including coordinating directly with adjacent property owners to confirm that their access and usage rights are preserved on the shared parking areas, as outlined in the existing cross-easement agreement. Intended developer must obtain documented input and approval from those owners regarding the final parking layout, access points, circulation patterns, and construction schedule. Written documentation of all property-owner consultations and any related agreements on parking layout, access, and usage is required. The selected developer must ensure compliance with these easements throughout the design and construction process. Easement requirements must be incorporated into the proposed parking layout and construction schedule.

Parking must be expanded with additional spaces, and the entire lot must be paved or repaved. The developer shall add parking stalls consistent with the Borough’s concept plan and minimum requirements. Stakeholders must be included in design-review discussions to ensure their access needs are addressed. The parking expansion must improve safety, accessibility, ADA compliance, and traffic flow.

All demolition and new construction must comply with the Historic Preservation Overlay Zone requirements in § 220-22. Demolition of the Class II, Level 3 resource requires conditional-use approval from Borough Council following review by the Historic Commission and the Planning Commission, and a variance cannot substitute for this approval. The developer shall prepare the full demolition application package required by the ordinance, including the financial analysis and supporting evidence, and will bear the cost and risk associated with the process.

Any new building must meet the infill design standards of § 220-22O for scale, massing, materials, and compatibility with adjacent historic resources, and must receive a letter of appropriateness from the Historic Commission.

All plans, documents, and studies required by the Historic Commission, Planning Commission, Zoning Officer, Borough Engineer, and other relevant agencies must be prepared and submitted as part of the project.

The project must also comply with standards of § 220-18, Central Business District. Variances may be requested from the Zoning Hearing Board if necessary, however, such variances do not relieve the developer of the conditional-use or historic-design obligations.

The selected developer is responsible for preparing all required documentation and securing approvals from the Historic Commission, Planning Commission, and applicable Borough and County agencies.

While the Borough will facilitate introductions and provide general guidance, the developer will lead all submissions, presentations, and revisions necessary to obtain final approvals.

Concept drawings for the proposed 3,000-square-foot structure and revised parking configuration appear in Attachment 6. These drawings should be treated as a baseline for proposals, and recommendations for improvements that remain consistent with Borough objectives are welcome.

Interested parties must submit a proposal that clearly identifies the intended end use of the property. The Land Bank requires a specific, defined end use for all proposals.

Submissions should include a detailed narrative describing the proposed program and development plans, demonstrating how the property will be utilized upon completion.

REQUIREMENTS

Proposal Form

The Land Bank requires all applicants to submit proposals that include the following components:

• Developer experience and qualifications

• A detailed proposed plan for the site

• An explanation of how the project will benefit the community

• Evidence of financial capacity to complete the development

• A proposed project timeline

• Examples of comparable past projects

Proposals should clearly and comprehensively address each of these elements.

SUBMISSION PROCESS

Proposals must be submitted to the Redevelopment Authority no later than December 4, 2026, at 4:00 PM.

Applicants are required to submit one (1) electronic copy of all materials outlined in the “Proposal Form Section”, along with a completed application.

All materials must be submitted via email to hcd@lchra.com.

Please reach out if you have any questions using the contact information below.

Attention: Marisol Maldonado

Lancaster County Land Bank Authority

28 Penn Square, Suite 200

Lancaster, PA 17603-4297

Email: mmaldonado@lchra.com

EVALUATION OF PROPOSALS

Proposals will be evaluated by the Land Bank Authority in partnership with Manheim Borough within 30 days of receipt.

RFP Issued	October 16, 2026
RFP Deadline	December 4, 2026
Selection of Winning Bid	January 5, 2027

ATTACHMENT 1

Central Business District (CBD) 15 East High Street, Manheim PA

The property at 15 East High Street lies in the CBD, which permits a mix of commercial, office, residential, and service uses at pedestrian scale, with no minimum lot size, limited height and setback standards, and no off-street parking requirement for non-residential uses. The following excerpt applies.

Manheim Borough Zoning Ordinance § 220-18 CBD

Purpose. The purpose of this zone is to provide basic convenience commercial goods and services to local residents who live in the Borough. Uses have been limited to those residents that are likely to need on a daily or regular basis. Overall retail size has been restricted to prevent the establishment of intensive commercial uses that exceed the local pedestrian orientation of this zone and to encourage the adaptive reuse of converted historic dwellings rather than the construction of new commercial buildings. Requirements have been imposed to preserve the small-town character of this area and reflect the tightly knit land use pattern that exists within the Borough. Limited exterior activities have been allowed to contribute to the vitality and diversity of this area.

· Permitted uses.

o Single-family detached dwellings and duplexes, subject to § 220-17.

o Public and nonprofit parks and playgrounds.

o Public uses and public utilities structures.

o Banks and similar financial institutions.

o Medical or dental clinics.
Offices.

o Private and commercial schools.

o Restaurants excluding drive-through or fast-food restaurants.

o Retail sale, service and rental of goods except adult-related uses.

o Retail services including barber and beauty salons, tailors and shoe repair, tanning salons and fitness, dance or karate centers.

o Art or antique shops, museums and libraries.

o Delicatessens, bakers and caterers.

o Nursing, rest or retirement homes.

o No-impact home-based business.

· Bed and breakfasts under § 220-52.

o Event spaces.

o Taverns.

o Dry cleaners, laundries and laundromats.

· Special exception uses under § 220-107C.

o Boarding houses under § 220-53.

o Funeral homes under § 220-61.

o Private clubhouses under § 220-72.

o Home occupations under § 220-65.

o Conversion apartments under § 220-58.

o Outdoor cafes under § 220-71.
Banks and similar institutions with drive-through lanes under § 220-50.

· Landscape features under § 200-92.

o Dimensional and operational standards.

o No minimum lot area unless otherwise specified.

o Minimum lot width: 45 feet.

o No required setbacks except where adjoining a residential zone.

o Maximum building height: 35 feet.

o Maximum lot coverage: 90 percent.

o Outdoor display permitted within specified limits under § 220-35.

o No off-street parking required for non-residential uses. Any parking provided must meet applicable provisions and be located to the rear.

o On-street parking permitted where allowed by street design.

o Landscaping is required for all non-building areas under § 220-34.

o Dumpster placement permitted in rear or side yard with screening.

o General compliance with Article III and applicable Commonwealth and federal regulations required.