Homes at Thackston Park Receives Phoenix Award for Brownfields Excellence

Originally built in 1954, Codorus Homes was the first public housing development originated by the newly created York Housing Authority (YHA) of York, PA. These 60 two-story homes were perched on the south bend of the Codorus Creek in the 300 block of West College Avenue. 

After 50 years, the structures showed significant deterioration and were determined to be beyond rehabilitation from a cost perspective. In 2008, the YHA enlisted master planners to lead a comprehensive community revitalization plan for the area. YHA also engaged Creating Opportunities in Neighborhood Environments (CONE), Inc. – a nonprofit Community Housing Development Corporation (CHDC) serving York City and County – to serve as the developer for the project.

Over 15 years later, this dedicated development team has completed two Low-Income Housing Tax Credit-funded affordable housing developments, both requiring two Act 2 remediation plans; completely transforming the west-end neighborhood on both the north and south sides of West College Avenue.

The project was completed in 2 phases, each remediated under the Pennsylvania Land Recycling and Environmental Remediation Standards Act (Act 2), which is PA’s Voluntary Cleanup Program.

Phase 1: North side of College Avenue

Although largely limited to the area of a former dry cleaner, due diligence identified several volatile organic compounds associated with dry cleaners in the soil and groundwater. The remedial strategy for the site included both engineering and institutional controls to meet the site-specific standard. Impacted soils were capped in place beneath an engineered cap located in a green space area, and active vapor mitigation systems were installed in the onsite structures to eliminate vapor intrusion concerns.

Institutional controls, in the form of an environmental covenant, were established as continuing obligations for the Homes at Thackston Park. Groundwater was monitored in several wells throughout the site, including source area wells and downgradient point-of-compliance wells. Phase 1 Act 2 remediation was completed for soil in 2013 and for groundwater in 2015.

Phase 2: South side of College Avenue; site of the original Codorus Homes

Due diligence in Phase 2 identified widespread historical urban fill material impacted by metals, therefore leading to Act 2 remediation. Site remediation to meet the site-specific standard again required the use of both engineering and institutional controls, allowing for the majority of soil and fill material to remain in place.

Engineering controls were used to eliminate all direct contact exposure pathways through the installation of an environmental cap consisting of all impervious surfaces and 18 inches of clean fill above an engineered geotextile demarcation boundary, completed in May 2023. Approximately 5,000 tons of soil and fill material were properly disposed of off-site to balance the site and facilitate the installation of utilities. Engineering controls managed the estimated 98,000 tons of soil and fill material that remained onsite.

Potential vapor intrusion issues were addressed with vapor barriers and active sub-slab depressurization (radon type) systems in each new building. Institutional controls, in the form of an environmental covenant, have been established as continuing obligations for Phase 2. The landowner obtained relief from environmental liability using the Site-Specific Standard (residential reuse) for Phase 2 soils on October 10, 2023.

National Recognition

The EPA’s Phoenix Award is a national recognition of projects that exemplify excellence in brownfield redevelopment. On August 7, 2025, The Homes at Thackston Park project was awarded the 2025 Phoenix Award for Region 3 (PA, MD, DE, WV, VA, and DC).

Many thanks to Leigh Smith, CONE and Brooke Hooper of Element Environmental Solutions for their hard work in submitting the nomination.Both phases of this project have added nearly 100 new residential units to this west-end neighborhood. The developments include a combination of stacked and handicapped-accessible flats and townhouses, a community building, streets, parking, walking paths, and an open space “commons” area.

First Capital Engineering, Inc. is proud to have contributed Civil Engineering and Land Surveying services to this exceptional project, which truly has brightened the area along the Codorus Creek.

Article Credits:
Leigh Smith, CONE
Brooke Hooper, Element Environmental Solutions

Homes at Thackston Park Development Team
Developer: Creating Opportunities in Neighborhood Environments (CONE), Inc., York, PA
Property Manager: York Housing Authority, York, PA
Housing Consultant: Diamond & Associates, Philadelphia, PA
Contractor: Harkins Builders, Columbia, MD
Architect: UpStreet Architects, Indiana, PA
Civil Engineer: First Capital Engineering, York, PA
Geotech Engineer: GTA, York, PA
Environmental Engineer: Element Environmental Solutions, Adamstown, PA