Millersville Borough Council has been in a multi-year discussion with Garman Builders regarding their proposed “Crossings at Penn Ridge” development, specifically about their request to amend the Traditional Neighborhood Development zoning standards. This FAQ is intended to summarize some of the key points around this request for a zoning change and answer the main questions residents have asked.
The February 2026 drawing of the proposed development can be found here.
The draft of the proposed zoning amendment can be found here.
1. What is being proposed right now?
Council is not voting on a land development plan yet. The current discussion is about a zoning text amendment to the Borough’s Traditional Neighborhood Development (TND) rules. These rules would apply to the proposed Garman Builders development and any future TND projects.
The ordinance is currently being reviewed by the Lancaster County Planning Commission and their recommendations will be received on June 8th.
2. Where is this project located?
The property is at the southeast and southwest corners of Routes 741 and 999 in the Borough.
3. What is a Traditional Neighborhood Development (TND)?
A TND is a planned neighborhood that allows:
- A mix of housing types
- Small-scale commercial uses
- Sidewalks and walkability
- Central open spaces
It is intended to resemble a traditional small-town neighborhood pattern rather than a standard subdivision.
4. Why does the developer want to change the ordinance?
The applicant says the current rule requiring all apartments to be above commercial space:
- Increases commercial building size
- Requires more parking
- Reduces open space
- Increases traffic
They are requesting flexibility to place some apartments in standalone buildings instead.
There are other changes requested, and those are outlined in this presentation provided to Council.
5. Does this increase density?
No increase above the existing maximum of 6 dwelling units per acre is being requested at this time. However, changes to how density is calculated could affect how units are distributed on the site and how building areas count toward the tract.
6. How many homes are being discussed?
The most recent concept reflects about 350 total units, but this could still change during engineering review.
7. Will there be apartments?
Yes. Apartments are already allowed in the TND zone, but currently only above commercial uses. The proposed amendment would also allow standalone apartment buildings.
8. What kinds of commercial uses could be there?
Potential uses permitted in the district include:
- Small shops and services
- Restaurants or cafés
- Offices
- Medical or professional services
- Fitness or community facilities
Drive-through uses are not permitted.
9. Will this increase traffic?
Traffic studies show the plan proposed by Garman (which uses less commercial space and more housing) is projected to produce fewer trips than a fully “by-right” commercial-heavy layout under the existing ordinance.
PennDOT will review required improvements. A $600,000 state transportation grant has been awarded for intersection and pedestrian improvements. A full traffic study will need to be done as part of the plan submission process.
10. Are roads or intersections being improved?
Planned improvements include:
- A roundabout on Route 741
- Signal upgrades
- A multi-use trail
- Bus stop improvements
These require PennDOT review and approval.
11. Will there be open space?
Yes. The concept shows approximately 19–20 acres of open space, including greens and recreation areas. The ordinance update clarifies what areas can count as required open space.
12. Are buildings getting taller?
The proposal increases the maximum height from 40 feet to 45 feet (still 3 stories) to allow pitched roofs and architectural variety.
13. What is a “conditional use” and why does it matter?
After zoning is set, the development plan would come to the Borough’s Planning Commission and then Council as a conditional use application. If the applicant meets the ordinance standards, the Borough must approve it unless there is strong evidence of unusual negative impacts. This is why clear zoning rules are important now.
14. Is this approved already?
No. Council is still reviewing the zoning amendment. If adopted, the developer must still submit full engineering, traffic, stormwater, and land development plans for review.
15. Can residents give input?
Yes. There will be public meetings and hearings before any ordinance is adopted and again during the land development process.
16. Will this set a precedent?
Yes. Any zoning change will apply to future TND projects, not just this one. However, the Borough only has two TND zones – this property and the old “Silar Farm” property off of Cottage Ave now owned by Student Services Inc.
17. What is Council deciding, in simple terms?
Council is deciding:
- How apartments can be placed
- How density is calculated
- How compact buildings can be
- What design and streetscape standards apply
These choices shape how this neighborhood will look and function.
