Industrial Development & Build-to-Suit Sites in Western Pennsylvania

Since 1992 we have planned, built, leased, and managed industrial property across Western Pennsylvania. The same family runs Model and Stoney's Beer, so we plan buildings around how a business actually operates.

Request a Site Package Find the right path for your timeline

1992: First project: the Charter Oaks complex in Speers, Pennsylvania
1.5M sq ft: Planned at Stonecrest Business Park, approvals secured
125,000 sq ft: Built and expanded for Gardner Denver Nash at Alta Vista

Three ways into a building

Pick the path your timeline allows.

Most companies come to us with a date already set by a contract, a lease, or a production line. How much runway that date leaves decides which path makes sense.

Industrial build-to-suit
Your operation should not have to fit someone else's building.

Dock count, clear height, power, the flow from receiving to shipping, and the room you will need in five years. We design and build around all of it, and the same people carry the project from the first site walk through occupancy.

Best fit: specific requirements and the runway for ground-up construction.
Discuss a build-to-suit project
Speculative and multi-tenant space
Move in months, not years.

Our speculative buildings are already through site selection, permitting, and approvals, so what is left is fit-out and keys. At Stonecrest, a 150,000 sq ft flex building is under development for up to three companies.

Best fit: a date set by a contract you are bidding, a line you are installing, or a lease that expires.
Ask about available space
Land and business park development
The right site, ready when you are.

Pad-ready land with approvals, infrastructure, and incentives assembled before you walk the ground. Master planning leaves room for phased growth, so a first building does not cap a second one.

Best fit: owning the ground, or phasing a campus over several years.
See the pad-ready sites at Stonecrest

Featured site · Stonecrest Business Park

Empty land is not a ready site.

A site is ready when the approvals are signed, the infrastructure is funded, the pads are graded, and the capital is committed. At Stonecrest, that work is done before a tenant ever walks the ground.

205 acres · New Beaver Borough, Lawrence County · PA Route 18, Pennsylvania Turnpike corridor

Aerial view of graded industrial pads and the internal road at Stonecrest Business Park, Lawrence County, Pennsylvania — Graded pads, the internal road, and stormwater ponds at Stonecrest.

Stonecrest readiness

What is already in place

Approvals: Secured; PA DEP, U.S. Army Corps of Engineers, Lawrence County, New Beaver Borough, and Wampum Borough.
Pads: Pad-ready; Graded industrial pads, including Lot 2 at 17.3 acres and Lot 3 at 27.8 acres.
Capital: Committed; $3 million in low-interest loans and $2 million in Business in Our Sites grants, plus a $500,000 RACP grant.
Access: Funded; A $1 million state grant for traffic improvements at the park, with direct PA Route 18 access.
Taxes: Abated; A 10-year LERTA approved by Lawrence County, New Beaver Borough, and the Mohawk School District.

1.5M sq ft: Planned industrial space
150,000 sq ft: Speculative flex building, up to three companies
750 to 1,000: Projected jobs at full build-out
40 years: Since the last private business park was built in Lawrence County

Request the Stonecrest Site Package Explore Stonecrest

Track record · Alta Vista Business Park

We built the first one before anyone signed.

In 2003 the LaCarte family put up a 30,000 sq ft speculative building at Alta Vista, on I-70 in Fallowfield Township, with no tenant lined up. Here is what happened next.

256 acres
I-70 ramps at the entrance
Keystone Opportunity Zone
Parcels from 3 to 60 acres

Explore Alta Vista

As reported by the Tribune-Review (opens in a new tab) and the Herald-Standard (opens in a new tab).

2003

A spec building with no tenant

Progeny Systems signed before it was finished, and worked out of the family's Model Cleaners building in Charleroi until its space opened in 2004.
Growth

Progeny needed more room

We added 22,500 sq ft to the same building instead of sending them looking for a new one.
Next

Weatherford

We bought a second speculative building in the park and closed the lease with Weatherford.
By 2016

Gardner Denver Nash

We built and leased the company's divisional global headquarters and North American distribution center. Its third expansion brought the facility to about 125,000 sq ft and 140 employees.
125,000Sq ft for Gardner Denver Nash after three expansions

The LaCarte difference

We think like industrial business owners because we are industrial business owners.

Your facility is not real estate to you. It is where you serve customers, employ people, and grow a business you spent years building. We know what a shutdown costs, and what a missed occupancy date does to a hiring plan.

You talk to the decision-makers

The people in your first meeting approve the budget, sign the lease, and take your call in year six. No account manager between you and an answer.
We can fund it

Private capital, established lending relationships, and public development resources, used on projects that are built and standing today.
The relationships are already built

More than thirty years of work with municipalities, utilities, and economic development offices across Western Pennsylvania, Eastern Ohio, and West Virginia. That is why approvals move on a schedule.
The structure fits the deal

Build-to-suit lease, speculative space, land development, outright sale, or phased expansion. We start with what your business needs and work back to the structure.
We are still here after move-in

We own and manage much of what we have built. The people who negotiated your lease are the ones who answer when a dock door fails, and the ones with the next building when you outgrow this one.

The same family runs Model and Stoney's Beer as part of the LaCarte Enterprises family of businesses (opens in a new tab). Payroll, equipment, deliveries, and deadlines are part of our week too.

How a build-to-suit runs with us

Six stages. One point of contact.

Understand
Site selection and evaluation. We start with your operation, not our inventory.
Plan
Program design, preliminary layouts, utility and access coordination, and municipal and state approvals.
Design
Manufacturing, warehouse, distribution, flex, and tech space built to your requirements.
Build
Design and construction project management under one point of contact.
Occupy
Tenant improvements, occupancy coordination, and flexible leasing and ownership structures.
Operate
Responsive property management, and the expansion conversation when you need more room.

Cost and schedule come early enough to plan your move, your hiring, and your capital around them, and nothing gets lost in a handoff between a developer, a broker, and a contractor.

Start a build-to-suit conversation

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