Tag Archives: Harrisburg Zoning Hearing Board

February News Digest

January 29, 2021 | by Lawrance Binda and Maddie Conley

Jackson Hotel Collapses

The history-rich Jackson Hotel partially collapsed last month and then was razed to prevent further danger.

Harrisburg Commercial Interiors was working to stabilize the building, located on the 1000-block of N. 6th Street, when the situation became unsafe, according to owner Matt Long. Workers were able to get to safety before the wall facing Herr Street collapsed, Long said.

Staff and customers at the neighboring Jackson House restaurant saw falling bricks hit cars and damage the restaurant’s roof and sign, said owner Dave Kegris. Within a few hours, Long began to demolish the rest of the building for safety.

The circa-1884 Jackson Hotel once catered to African-American patrons who were denied service in Harrisburg’s white-only hotels. When long-time owner German Jackson died in 1998, the building was boarded up and has remained empty since.

In his will, Jackson left the building to Kegris, who owned it until 2015. Since then, the building has changed hands several times and, for the past few years, prominently featured a mural celebrating local Black history.

Over this time, few renovations were done and, eventually, the building’s roof caved in, and the back of the building collapsed. The interior of the building pancaked, leaving it in rubble, and the city condemned it.

Long purchased the building in 2018 with plans to stabilize the foundation and construct a completely new interior and roof. He intended to create apartments and commercial space.

Long said that he now plans to build an entirely new structure on the site, closely replicating the original Jackson Hotel building.

Theater Renovation to Start

Friends of the West Shore Theatre last month announced that they had secured enough funding to begin renovation of the 80-year-old theater in New Cumberland.

The group, as well as borough officials, gathered under the building’s signature marquee to celebrate significant progress in fundraising.

“We realized the value of trying to restore and keep this theater here in New Cumberland,” Mayor Doug Morrow said. “The funding is in place. We are moving forward.”

The West Shore Theatre opened in 1940 with 25-cent tickets. It remained a beloved, small-town theater for years before its doors closed in 2015. Friends of the West Shore Theatre eventually acquired it and began planning to bring it back to life.

Morrow announced that, with several new grants, the board has raised $1.4 million of the $2 million needed for the renovation.

The most significant chunk of funds was $650,000 from the state’s Redevelopment Assistance Capital Program (RACP). The PA Department of Community and Economic Development also awarded a $250,000 grant for the project. Other local foundations provided grants, as well.

An extensive renovation is planned, including adding seating and a standing lounge area, stage improvements, new equipment and other upgrades.

Additions to the back of the theater, such as green rooms and classrooms, will likely happen a year after it opens to the public, said Dan Burke of Friends of the West Shore Theatre.

Morrow added that they intend to use the theater for showing movies, live performances, theater classes and community group meetings.

Apartment Plan for Midtown Building

A Harrisburg resident has his eye on one of the last dilapidated commercial buildings in Midtown, with plans to turn it into a small apartment building.

Nathaniel Foote has a contract to buy the former Gerber’s Department Store—also known as the “Carpets and Draperies” building for the sign on the front façade—on the 1500-block of N. 3rd Street.

His plan calls for a five-unit apartment building, along with first-floor commercial space, in the 4,800-square-foot, three-story brick structure.

“I live in the neighborhood,” he said. “I want to see the property restored.”

Foote is an attorney who owns two duplexes in Midtown and, along with his father, a parking facility. He said that his interest in the building arose simply from walking past it nearly every day, so that eventually he called the listing agent for the property.

“I’m not an out-of-town developer looking to make a buck,” he said, estimating that construction will cost about $500,000. “The cost is substantial given the number of units you can get out of it.”

Schnecksville, Pa.-based Mussani & Matz Co. has owned the century-old building since 2007, but it’s sat empty and increasingly blighted for most of that time. It’s been on the sales market for the last few years.

Six years ago, two Harrisburg residents proposed turning the building into a craft distillery, but that project was abandoned after it failed to gain approval of the city’s Zoning Hearing Board.

Foote said that he’s encouraged by a spate of development proposals for the immediate area. Over the past year, several developers have proposed projects for the Reily Street corridor, but none have broken ground yet.

Foote’s plan calls for all two-bedroom units, which would range in size from 750 to 2,000 square feet, along with a 1,000-square-foot commercial space on the ground floor. He expects that he would live in the largest unit on the third floor.

Rents would range from about $1,000 a month to about $1,400 a month, he said, depending on unit size.

Foote expects to put the project on the agenda for the city’s Planning Commission and Zoning Hearing Board for their February meetings. If the project gains city approval, he hopes to start construction in March for completion by year-end.

The interior is gutted, so it would need to be completely rebuilt, Foote said. He plans for Harrisburg Commercial Interiors to do the construction. The notable “Carpets and Draperies” sign would be restored as part of the project, he said.

The building does not have its own off-street parking, but is surrounded by surface parking lots. Foote said that he expects to lease parking spaces from one of the lot owners.

Classrooms May Reopen

Harrisburg School District officials may be closer to welcoming some students back into school buildings.

If COVID-19 cases continue to decrease in the district, small cohorts of students could resume brick-and-mortar learning in March, Acting Superintendent Chris Celmer said last month.

“This is our hope, this is our wish,” he said. “This is what we want to see hopefully happen.”

He said that the focus would be on returning special education and elementary students to the buildings first, as well as other cohorts of students that the district determines are struggling the most.

The district has been operating with a 100% virtual learning model since the beginning of the school year. From the start, administrators have been looking for Dauphin County to meet certain benchmarks in order to bring students back to the buildings. Celmer said that they are still using those markers to determine if they will allow these small groups back to school buildings in March.

These include reduced positivity rates, below 10%, and incidence rates per 100,000 residents trending downward to a daily rate of 100 or less. He also wants to see the wastewater epidemiology tracker, Biobot, project Harrisburg virus cases closer to 100 or less per day.

December Home Sales Strong

Harrisburg-area home sales rose considerably in December, capping off a strong year for the local real estate market.

Home sales totaled 744 units compared to 611 units in December 2019 for the three-county region, while the median price rose to $217,750 versus $187,500 in the year-ago period, according to the Greater Harrisburg Association of Realtors (GHAR).

Dauphin County had 348 sales compared to 279 the previous December, as the median price rose by $20,000 to $185,000, GHAR said.

In Cumberland County, 353 homes sold versus 287 a year ago as the median price increased to $244,820 versus $215,000 the prior December.

Perry County saw monthly sales of 40 units compared to 22 units in December 2019, as the median price dropped a bit to $179,900 from $182,500, GHAR said.

Houses were also selling quickly. The average days on the market plummeted to just 26 days compared to 46 days in December 2019, according to GHAR.

The Harrisburg-area real estate market was strong throughout 2020, especially after pandemic-related restrictions were lifted in May.

So Noted

Civic Club of Harrisburg is seeking donations after thieves stole an air conditioner and caused damage last month to their historic riverfront home, Overlook. To donate to the club’s Vandalism Relief Fund or get more information about the club, contact President Mary Beth Lehtimaki at [email protected].

CommUNITY Yoga Space has moved a few doors down to a new, larger space at 1423 N. 3rd St., Harrisburg. Erika Malorzo opened the pay-what-you-can yoga studio over two years ago, and recently had to move following the sale of the building that housed her original space.

Harrisburg last month announced that it is requiring COVID-19 vaccinations for city workers. Mayor Eric Papenfuse signed an executive order requiring municipal employees to get the vaccination as quickly as possible in accordance with the state’s distribution guidance.

Harrisburg Regional Chamber & CREDC last month named their board chairs for 2021. Meron Yemane of Morgan Stanley Wealth Management will head up the Chamber’s board, while Mike Funck of Wohlsen Construction will lead CREDC’s board. The two boards also named new officers for the year.

Harrisburg University last month announced that it had successfully sold $100 million in tax-exempt bonds to institutional investors. The money is being used to finance construction of its 11-story academic building at S. 3rd and Chestnut streets in downtown Harrisburg.

Changing Hands

Adrian St., 2258: D. Bryant to J. & J. Parker, $72,000

Alricks St., 650: Consolidated Holdings International LLC to D&F Realty Holdings LP, $30,000

Bellevue Rd., 2000: G. & N. Payne to E. Gonzalez, $95,000

Boas St., 217: J. & C. Kuntz to L. Wood & T. Miller, $109,900

Boas St., 222: N. Laudeman to F. Cossick, $112,500

Boas St., 264: J. & S. Sempeles to Westfall Real Estate LLC, $185,000

Boas St., 1930: CR Property Group LLC to I. Lenny, $139,000

Calder St., 215: J. Zehring to M. & A. Zehring, $71,500

Camp St., 632: M., A. & C. Little and D. Anderson to D. & J. Porter, $57,000

Chestnut St., 1200, 1202, 1204, 1206 & 1208: Round Rock Investments LLC to 101 S. 17th Street LLC, $450,000

Chestnut St., 2112: S. Siciliano to M. Cragle & S. Hughes, $226,900

Croyden Rd., 2807: S. Camaplan LLC FBO Mark Murdoch IRA to A. Blackwell, $100,000

Cumberland St., 213: V. Lefkowitz to W. Hoover & B. Shoemaker, $105,000

Derry St., 1248: Jackson Investment Properties LLC to E. Kelly & M. Alarcon, $55,000

Derry St., 2309: S. Gutshall to A. Nunez & J. Espihal, $73,000

Derry St., 2411: B. Ahmed to B. Arismendy, $46,000

Derry St., 2532 & 2534: K. & R. Gupta to Around the Corner LLC, $163,700

Edwards St., 260: Realm Properties to C. & K. Gehman, $360,000

Emerald St., 233: D. Welliver & R. Harpster to J. & S. Compton, $65,000

Emerald St., 652: D. Fernandez to Z. Williams & B. Jones, $99,900

Evergreen St., 319: NA Capital Group LLC to A. Rivera, $60,000

Forster St., 1928: M. Bair to B. Arias, $66,000

Green St., 2410: KTT Properties LLC to T. Meriweather & S. Nichols, $160,000

Green St., 3230: C. & L. Summerscales to G. Holmes, $130,000

Harris St., 414½: Ravo Rentals to Limitless Possibilities LLC, $50,000

Herr St., 217: K. & V. Land to A. & C. Greenblatt, $180,000

Herr St., 421: F. Washington to T. Ladas & S. Maykovich, $60,000

Herr St., 1726: Mango Properties to Gold Key Properties LLC, $50,000

Holly St., 1914: D. Berhe to SPG Capital LLC, $44,000

Hudson St., 1147: R. Vega & A. Marsico to C. Yourkavitch, $125,000

Kensington St., 2347: T. Thai to C. Grant & M. Rinaldi, $65,000

Kensington St., 2365: H. Grills to C. Woods, $53,500

Kensington St., 2366: J. Robinson Jr. to L. Stewart, $70,000

Lewis St., 327: L. Seidel to 327 Lewis LLC, $76,500

Logan St., 2141: KBT Enterprises to E. Alcantara, $30,000

Maclay St., 239: M. Nelson to Awesome Tenants LLC, $73,500

Manada St., 2003: C. Holvick to Henderson & Sons LLC, $32,500

Market St., 1819: M. Kearney to 77 Estate LLC, $35,000

Market St., 1903: CAR Property Holdings LLC to W. Cajina, $89,337

Market St., 2407: J. Brown to K. Parker, $142,000

Mulberry St., 1820: Alternative Rehabilitation to Archie Group LLC, $160,000

Nagle St., 119 & 709 Showers St.: J. Baer & A. Jury to V. & B. Wagner, $262,599

N. 2nd St., 610: Wyco Investments LLC to N&R Group LLC, $175,000

N. 2nd St., 2304: L. Rapaport to T. Brown, $269,500

N. 2nd St., 2809: W. & E. Steele to E. Larios, $162,000

N. 2nd St., 2830: Equity Trust Co. Custodian Julie L. Burns IRA to J. Davis, $72,500

N. 3rd St., 1201: C. Hull to R. & C. Steele, $100,000

N. 3rd St., 1417½: Long Life LLC to Heinly Homes LLC, $130,000

N. 3rd St., 1624: Sickler Properties LLC to SJL Rentals LLC, $155,000

N. 3rd St., 1820: MMLM Realty LLC & Ian Smith Contracting Inc. to DPS Properties LLC, $150,000

N. 3rd St., 1825: D. Totton to Community First Realty, $45,000

N. 4th St., 2110: A. Clay and M. & M. Corney to NA Capital Group LLC, $30,000

N. 4th St., 3118: M. Shank to J. Kilby & J. Vargas, $105,000

N. 5th St., 1624: B. Davis to K. O’Brian, $168,000

N. 5th St., 1628: Braemer Properties LLC to B. Butzer, $142,500

N. 5th St., 1720: Freedom Mortgage Corp. to Principium LLC, $123,500

N. 6th St., 2720: L. Brown to T. Hardison, $35,000

N. 6th St., 3156: Dobson Family Partnership to J. Ulloa & A. Villar, $80,500

N. 7th St., 3133 & 3205 and 651 Alricks St.: Consolidated Holdings International LLC to DAP 3250 LP, $1,000,000

N. 15th St., 1119: J. & M. Irvin to J. Irvin, $60,000

N. 18th St., 808: C. Lovejoy, M. Miller & PA Property Brothers LLC to G. Almonte, $44,000

N. 19th St., 49: M. McWilliams to Carters Clean Up LLC, $58,000

N. Front St., 1525, Unit 503: Dowell Group Inc. to J. Davis, $115,000

N. Front St., 2405: J. Hartzler to Serene Spaces LLC, $320,000

N. Front St., 3207: 3207 N. Front St. LLC to S. Juneja, $370,000

Norwood St., 915: Integrity First Home Buyers LLC to G. Morris, $108,000

Park St., 1830: A. Caraballo to H. Ngoshi, $42,000

Peffer St., 221: N. Laume to Z. Brady & B. Blessing, $138,000

Peffer St., 435: K. Kessler to R. Clymer, $95,400

Penn St., 906: K. Holtzinger to J. Spatz, $136,000

Penn St., 1409: E. Lohss to J. Freeman, $107,000

Radnor St., 630: Integrity First Home Buyers LLC to G. & L. Boone, $46,000

Reel St., 2449: E. Stawitz to SJJR LLC, $48,000

Regina St., 1619: J. Colucci to N. Harris, $55,000

Rolleston St., 1027: R. Castillo & E. Martinez to F. Torres, $98,000

Ross St., 627: Gilligan Realty LLC to Sanhos LLC, $40,000

Rudy Rd., 2405: N. & L. Skulstad to D. Bradford, $174,900

Rumson Dr., 350: L. Rodriguez to M. McAllister, $128,100

Seneca St., 224: R. Boust to D. Daley, $102,990

South St., 105: A. Crompton to 608 N. Third LLC, $70,000

S. 13th St., 1451: RTD Properties & Management to S. Esayas, $75,000

S. 13th St., 1456: Integrity First Home Buyers LLC to 1456 S. 13th LLC, $100,000

S. 17th St., 319: 4P Ventures LLC to Pichardo LLC, $200,000

S. 24th St., 710: Equity Trust Co. Custodian Robert L. Burns IRA to D. Boyle, $39,000

S. 25th St., 350: B. Ho & S. Nguyen to R. Lyles Jr., $84,900

S. Front St., 333: 333 Sri Ganesh LLC to 101 S. 17th Street LLC, $250,000

S. Front St., 563: K. Bernhard & S. Schwab to T. Youngbluth, $76,000

State St., 223: 223 State St. LLC to PMA Foundation, $445,000

State St., 1310: M. Maniari & Z. Er Roudi to A. Ulerio, $83,500

State St., 1326: C. & T. Semancik to JMR Ventures LLC, $170,000

State St., 1502: S. Kochis to 77 Estate LLC, $30,000

State St., 1909: Atrium Gardens LLC to ZM Penn Group LLC, $59,000

State St., 1951: R. Shultz Jr. to Moxie Properties LLC, $225,000

State St., 2001: R. Shultz Jr. to Moxie Properties LLC, $275,000

Susquehanna St., 913: MR RE LLC to R. Perrego, $132,500

Susquehanna St., 1610: D. Lawyer & S. Flagle to R. Small, $182,500

Susquehanna St., 1708: J. Merx to J. Weinstock, $136,000

Susquehanna St., 2132: J. & C. Sanderson and A. Pletcher to L. de Gonzalez, $48,000

Susquehanna St., 2218: J. Grant to Heinly Homes LLC, $36,500

Verbeke St., 202: B. Hamilton to V. Filbert, $140,000

Verbeke St., 211: J. & S. Bircher to D. Leaman, $207,500

Waldo St., 2711: Mainline Funding Group Inc. to A. Hawkins, $47,800

Walnut St., 1500: E. Salah to J. Rodriguez, $32,800

Woodbine St., 241: G. & W. Banova to E. de Rosado, $117,500

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Apartment conversion, “tiny house” project for veterans get Harrisburg zoning approval

January 26, 2021 | by Lawrance Binda

Two Harrisburg development projects jumped a key hurdle on Monday night, getting the approval of the city’s Zoning Hearing Board.

A split board first granted a variance and special exception to developer Derek Dilks, who plans to convert the former First United Methodist Church (pictured) into an eight-unit apartment building.

Dilks needed zoning relief because he has proposed a change in use for the 140-year-old church building at 260 Boas St. Also, the proposed one-bedroom apartments range in size from 550 to 1,125 square feet, which is smaller than the city allows by right.

Dilks explained that he plans to invest about $1.2 million into the building’s redevelopment and that the project would not be financially viable with fewer units.

“We’re projecting that eight apartments is a little bit better than break even,” said Dilks, who added that he considered as many as 12 units before scaling back to eight.

Rents would range from $1,250 to $1,800 a month, Dilks said. Some of the units include lofts and additional home office space, he said.

Last July, Dilks bought the property for $99,000 from the Susquehanna Conference of the United Methodist Church, which put most of its churches on the market in 2019.

The city’s zoning code did not require Dilks to provide off-street parking, but the issue came up both at the meeting and at the previous Harrisburg Planning Commission meeting. In response, he said that he’d provide eight dedicated parking spaces at the Lofts at 909, an apartment building he owns a block away at Green and Forster streets.

Only one resident spoke at the virtual meeting about the project and voiced support.

“My interest is only to say that I totally support it,” said Green Street resident Shane Fox. “It seems great. I would love to have more neighbors in Midtown.”

The Zoning Hearing Board approved the variance and special exception by a 2-1 vote, adding a condition that each unit be assigned a designated parking space at the Lofts at 909. Board Chair Thomas Leonard voted against it.

“I’m opposed . . . because the impact on the neighborhood is excessive,” he said.

Later on during the nearly four-hour meeting, the board gave unanimous approval for a variance and special exception for a project that proposes 15 “tiny houses” and a community center on vacant land along the Susquehanna River in south Harrisburg.

A nonprofit called Veterans Outreach of Pennsylvania has proposed the project at 1103 S. Front St. to provide temporary housing and support services for homeless veterans. The organization needed zoning relief for that specific use and because the community center does not meet the height requirement for the “riverfront” zoning district.

A rendering of the proposed “tiny house” community.

The development would be built on about 5.5 acres of what is commonly called Phoenix Park, former industrial land adjacent to the Capital Area Greenbelt. The property owners, Harrisburg philanthropist Peggy Grove and her son, Michael, have agreed to donate the land to the group, according to Thomas Zimmerman, president of Veterans Outreach of PA.

“Our homeless veterans are ones who were willing to sacrifice their lives for our freedom,” Zimmerman said to the board. “We want to give them the opportunity to have transitional housing to get them back on their feet so they can get back into society and live a life of normalcy.”

He said that they are modeling their village upon similar developments in places like Kansas City, Mo., San Diego, Calif., and Savannah, Ga., among other cities.

“This model has been proven in other parts of the country,” he said. “So, we’re just bringing it here to central PA.”

The project also includes 15 parking spaces.

With these approvals, both the church-to-apartment conversion and the veteran’s tiny house project now must have their land development plans approved by the city.

Several other significant development projects were on the Zoning Hearing Board agenda for the meeting on Monday. However, they were either given a continuance until the February meeting or will be heard at a special meeting scheduled for next week.

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Harrisburg resident has apartment plan for Midtown’s “Carpets and Draperies” building

December 28, 2020 | by Lawrance Binda

A plan is afoot to turn this blighted structure into a small apartment building.

A Harrisburg resident has his eye on one of the last dilapidated commercial buildings in Midtown, with plans to turn it into a small apartment building.

His plan calls for a five-unit apartment building, along with first-floor commercial space, in the 4,800-square-foot, three-story brick structure.

“I live in the neighborhood,” he said. “I want to see the property restored.”

Six years ago, two Harrisburg residents proposed turning the building into a craft distillery, but that project was abandoned after it failed to gain approval of the city’s Zoning Hearing Board.

Rents would range from about $1,000 a month to about $1,400 a month, he said, depending on unit size.

Currently, Foote expects to put the project on the agenda for the city’s Planning Commission and Zoning Hearing Board for their February meetings. If the project gains city approval, he hopes to start construction in March for completion by year-end.

The interior is gutted, so it would need to be completely rebuilt, Foote said. He plans for Harrisburg Commercial Interiors to do the construction.

“It’s basically a big shell right now,” he said.

The notable “Carpets and Draperies” sign would be restored as part of the project, he said.

The building does not have its own off-street parking, but is surrounded by surface parking lots. Foote said that he expects to lease parking spaces from one of the lot owners.

“I think it’s very much in the cards that we will have a solid plan for parking,” he said.

Foote encourages residents to contact him with questions or concerns. His email is [email protected].

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Nonprofit proposes “tiny house” community for homeless veterans on former steel factory site

November 6, 2020 | by Lawrance Binda

A rendering of the proposed project, featuring tiny houses that would house veterans.

Facebook has been blamed for everything from political division to spreading fake news, but, to Tom Zimmerman, it also can be a force for good.

A few years ago, Valerie Fletcher, a fellow alumnus at Red Land High School, posted a short video clip of a “veteran’s village” in Racine, Wis., a community of tiny houses that offers transitional housing for homeless vets.

Zimmerman’s thought: why can’t we do that here in Harrisburg?

“This model for homeless veterans is popping up all over the country,” he said, adding that similar concepts exist in cities like Savannah, Ga., Kansas City, Mo., and St. Petersburg, Fla.

Since then, Zimmerman, along with an eight-member board of directors, formed Veteran’s Outreach of Pennsylvania, a nonprofit dedicated to building a similar community for homeless veterans in Harrisburg.

Board members have their eyes on a five-acre site along the Susquehanna River, just south of the PennDOT building, which has been empty since the Phoenix Steel Corp. (formerly the Central Iron & Steel Co.) shut down operations some six decades ago. There, they hope to build 15 houses measuring 12-by-14 feet each, plus a 6,000-square-foot community center and a 26-space parking lot.

A rendering of the proposed community center (right)

Under the proposal, the detached houses would contain the basic necessities—a sleeping area, a half bath, a desk, a small sitting space, etc. The community center would have meeting space, a dining area, activity rooms, a laundry and other amenities to help the men and women.

Unlike some transitional facilities, there would be no time limit imposed. Residents would be able to stay as long as they needed to get back on their feet, Zimmerman said.

“The idea behind it is that veterans don’t succeed when you put 30 or 40 of them in a room in a big, communal setting,” he said.

Harrisburg philanthropist Peggy Grove and her son, Michael, under an entity called the Green Chair Trust, own the land, but have agreed to donate it to the organization, according to Zimmerman and Planning Bureau documents. Grove could not be reached for comment.

Currently, the Capital Area Greenbelt runs through the land, and, on nice days, bicyclists and runners often use the area, commonly known as Phoenix Park, where industrial ruins from the steel mill still are visible.

The development would occupy this site, now known as Phoenix Park

Grove would be willing to move the Greenbelt trail to just north of the site, a plan supported by the Capital Area Greenbelt Association, according to Planning Bureau documents.

In a letter to Zimmerman, CAGA President Carl Dickson expressed support for the project.

“We applaud the Groves’ and your generosity to help reduce homelessness in Harrisburg while allowing users of the Capital Area Greenbelt trail, and residents of the proposed Veterans Village, to continue to enjoy the trail’s connectivity, diversity, and appeal,” he wrote.

The Planning Bureau has recommended project approval, but with conditions. It would like to see several significant changes to the plan, including a more grid-style configuration, a smaller parking lot and a smaller overall footprint.

This past week, the project went before the city Planning Commission, as it needs both a variance and a special exception. After some discussion, it was tabled until the January meeting so that Veteran’s Outreach can consider the city’s desired changes, Zimmerman said.

Some of the steel factory ruins on the site.

The project also will require approval from the city’s Zoning Hearing Board, and, separately, its land use plan will need both Planning Commission and City Council approval.

Zimmerman declined to offer a timeline, saying that it depended on the city approval process, as well as a capital campaign to raise the $3.5 million project expense.

“We’ll get this done,” he said. “Everyone knows a veteran who served for our freedom. This is our way of giving back.”

For more information about Veteran’s Outreach of Pennsylvania and to contribute to the project, visit www.veteransoutreachofpa.org.

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More apartments headed for downtown Harrisburg, as developer plans project blitz

September 22, 2020 | by M. Diane McCormick

These long-time office buildings at 122-124 State St. are slated to become apartments.

Developer Derek Dilks stands to significantly expand his Harrisburg footprint, as the city Zoning Hearing Board has approved his plans to convert historic properties on State Street and Front Street into apartments.

During a virtual meeting on Monday night, the board approved special exceptions to transform two State Street buildings into “multifamily dwellings”:

122-124 State St. into three apartment units.
130 State St. into five apartment units, including a first-floor live-work unit. Dilks agreed to designate an accompanying lot for tenant parking.

130 State St. in Harrisburg.

Before the Zoom meeting, Dilks withdrew from the agenda yet another office-to-residential proposal for six apartment units up the block at 223 State St. Dilks later said that he is discussing the project with the neighboring Pennsylvania Manufacturers’ Association and expects to resubmit to the zoning board in October.

Zoning board members split on two other projects, proposed for Front Street, that Dilks brought before them on Monday:

25 N. Front St. The board approved eight apartment units, including first-floor office space, along historic Governor’s Row.
321 N. Front St. Dilks received a continuance until the board’s Oct. 19 meeting after two members objected to the inclusion of only four parking spaces for the nine units proposed.

The city Planning Commission has already approved all the projects, citing the revitalization of historically and architecturally significant buildings, plus the injection of residents to enliven downtown on nights and weekends.

25 N. Front St. in Harrisburg

Dilks expects State Street construction to begin this fall, with completion in spring 2021. The more extensive Front Street projects require City Council approval, and he projects their completion in summer or fall 2021.

Dilks owns several other buildings in Harrisburg, including the Lofts at 909, an apartment building in the former Boas Street School at Green and Forster streets.

At the virtual meeting on Monday, several State Street neighbors, mostly attorneys, balked at what they claimed could be parking constraints and traffic congestion along their storied avenue.

“Those of us who have invested here, who have worked very, very hard to create a street that has become the heart of the legal, lobbying, government affairs community of this city want to maintain that,” said Charlie Gerow, CEO of Quantum Communications. “We’ve all invested significant money, significant time, significant effort into that. We’re here every day. We work here every day. Our money is at play here every single day. Granting relief downgrades all of our properties, and by extension, the city itself.”

Dilks conceded that a first-floor professional office at 122 State St. would be acceptable, but he told the board that he and Harrisburg-based architect Chris Dawson were “simply seeking to utilize these buildings to the highest and best use.”

“It’s going to be the same staircase, the same restoring to its original historic character,” he said. “The new use, whether it’s two people there, watching TV, having dinner, or whether it’s two people there practicing law or having a meeting—we’re not increasing the density.”

321 N. Front St. in Harrisburg

At 321 N. Front St., the former Clark Resources building, Dilks promised to address the parking shortage for that office-to-residential conversion by encouraging tenants to use parking garages, but board Chairman Thomas Leonard and member Aaron Holt were not persuaded. On the other hand, board member Shannon Gority saw a fit with contemporary lifestyles.

“I understand your concern with parking,” she told Leonard. “But I also am aware of a shift in the way people are living nowadays with respect to modes of transportation or the lack thereof.”

Dilks later said that he would return in October with an acceptable parking plan. At that meeting, he also expects to submit a plan for conversion of the former First United Methodist Church at 260 Boas St. in Midtown into six apartment units, possibly including a bakery. Dilks bought that property, one of the many Harrisburg-area UMC churches put up for sale last year, in late July for $99,000.

The former First United Methodist Church on Boas Street

With Mowery Construction owner and President David Cross, Dilks also is co-developer and equity partner for Schoolhouse Flats, the conversion of the former Lemoyne Middle School into 46 apartments.

State Street will see yet more change, as the Zoning Hearing Board on Monday night also approved WCI Partners’ proposal to create a takeout café adjoining the Little Amps coffee shop at State and N. 2nd streets.

Little Amps plans a takeout cafe in this building next to their location at N. 2nd and State streets.

Customers would use a separate entrance to buy from an expanded menu of food items prepared in a new kitchen shared by the two spaces. On the two floors above the takeout café, WCI Partners would create two new apartments and renovate a third.

Disclosure: Alex Hartzler, co-publisher of TheBurg, is a principal with WCI Partners.

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Density, parking concerns voiced over proposed Salvation Army building conversion

March 4, 2020 | by Lawrance Binda

A front view of the Salvation Army Harrisburg building in Midtown

Density and parking emerged as the two principal concerns of Harrisburg residents on Wednesday night, as neighbors got their first chance to voice opinions publicly over a proposed residential conversion of the Salvation Army building.

About 30 residents attended the Harrisburg Planning Commission meeting, many to comment on a proposal to create a 25-unit apartment building from the long-time Salvation Army Harrisburg headquarters at Green and Cumberland streets.

“Thanks so much for coming up with a cool plan for this building,” said Penn Street resident Jonathan Henrickson. “My concern is that, while this does do a good job to make this a taxable property, it doesn’t fit in with the current zoning code. There are reasons we have zoning.”

The proposed developer, Michael Lam, explained that he was seeking a zoning variance because the current zoning code allows only four units for the 18,500-square-foot building. With just a few large units, he could not afford to undertake a renovation.

“Twenty-five units are very important,” he said. “Twenty-five units will satisfy the bank’s requirements for the project.”

Lam has the building under contract to purchase, but first must receive city approval. If he buys it, the currently non-taxable property would be put on the tax rolls.

Still, several residents said that 25 units would be too dense. Units would range from 500 to 700 square feet, with most apartments configured as duplexes with an internal staircase.

“I think it’s a good thing it won’t be vacant, but I agree that 25 units seems like a lot,” said Cumberland Street resident Karen Balaban.

Numerous residents also expressed concerns over parking. The project would come with a 34-space parking lot across the street from the building, but some neighbors said they were worried that residents would have more than one car or would have visitors, which would take available street parking.

“We may have something for the residents, but nothing for visitors,” said one Penn Street resident. “Visitors will be taking spots that we currently use.”

The proposal also includes a large commercial space, which raised additional concerns over parking. Lam said he hasn’t firmed up yet what that space might be used for.

A few residents spoke up in favor of the project, saying that apartments would be a good use for the building. The Salvation Army moved out last year after completing a new facility on S. 29^th Street.

“I’m constantly asked by individuals for . . . an apartment like this,” said a Penn Street resident who identified herself as a licensed realtor. “It’s very hard to find a location like this. I don’t know of anywhere else in the city of Harrisburg where you can have 25 units with parking.”

Planning commission members likewise seemed split on the project. Like residents, some commissioners expressed concerns over parking and density.

“I can’t vote for this just because of the density,” said Commissioner Shaun O’Toole. “There are too many units.”

Commissioner Zachary Monnier said he was concerned that if this plan doesn’t get approved, the building would sit empty for years, possibly becoming blighted. The Salvation Army’s realtor, Bo Mangam, told the commission that she has been trying to sell the building for five years already and has shown it to some 100 prospects during that time.

“Twenty-five units sounds like a lot, but . . . there is desire to live in this area,” Monnier said.

In the end, the planning commission tabled the issue. They asked Lam to return next month with more detailed drawings of the project and to use the time to meet with community groups to hear their concerns and try to gain their support.

Lam has said that he’d like to start the project in May. However, that timetable now would seem endangered. If the planning commission approves the variance application, it would need to be approved by the city’s Zoning Hearing Board. After that, Lam would need to file a land use plan for the project, which would need to be approved by the planning commission and City Council.

“I will come back at your next meeting,” Lam said. “Ultimately, if the community is against it, I’m OK with that.”

Developer pitches apartment plan for former Salvation Army building

March 2, 2020 | by Lawrance Binda

The Salvation Army Harrisburg building in Midtown

In 2003, Michael Lam got his first taste of Harrisburg real estate when he bought the building that housed his uncle’s Chinese restaurant.

He still owns the Good Taste building in Midtown, even though his uncle has since retired.

Lam, however, can’t get enough of Pennsylvania’s capital city. Though he lives in Queens, N.Y., he’s acquired more than a dozen other properties, mostly old, small buildings with commercial space on the ground floor and apartments upstairs. In fact, he owns many of the buildings on the 1000-block of N. 3rd Street.

He’s now poised to begin his biggest project yet. He has a contract to buy the former Salvation Army Harrisburg building in the heart of Midtown, hoping to turn it into a 25-unit apartment building.

“The units aren’t huge, but they’ll be very done very nicely,” he said in an interview on Monday. “I’m going to bring a lot of New York style to it. They’ll be very trendy, very nice.”

Lam envisions a series of two-floor, duplex-style units, 24 one-bedroom and one two-bedroom apartments. He expects rents to average around $800 a month, with $1,000 a month for the two-bedroom, parking included for all units.

The Salvation Army Harrisburg parking lot

Several years ago, the Salvation Army Harrisburg put its long-time home at Green and Cumberland streets on the market, after it made a decision to relocate to the 500-block of S. 29^th Street, near the city line. It made that move last year.

The organization has been asking $560,000 for the 18,500-square-foot building, which was constructed in 1954, plus another $330,000 for the 34-space accessory parking lot across the street. A second, smaller lot off of Penn Street has another eight parking spaces.

Before he can complete the purchase, Lam will make his case this month before the city’s Planning Commission and Zoning Hearing Board. He needs a variance and special exception for the project, which exceeds the residential density allowed under the site’s current zoning designation.

His project, he said, makes sense as this area is almost completely residential already. In addition, the sale would put the long-time exempt property onto the tax rolls, produce construction jobs and create a full-time property manager position, he said.

If all goes according to plan, he hopes to start work in May and complete the project by the end of the year.

“It creates jobs, tax revenue,” Lam said. “It just makes sense for everyone.”

In the meantime, he plans to continue work restoring two small buildings he bought recently on the 900-block of N. 3^rd Street and wants to finalize a renovation plan for the former Downtown News building on N. 2^nd Street, which he purchased last year.

“I’ve seen Harrisburg come a long way over the last 20 years,” he said. “I’m very optimistic about it.”

The Harrisburg Planning Commission is slated to hear this proposal on Wednesday, March 4, with the meeting beginning at 6:30 p.m. in the city government center. The case is scheduled for the Zoning Hearing Board on Monday, March 16, starting at 6 p.m. in the city government center.

Legislative staffer appointed as newest member of Harrisburg City Council

October 3, 2018 | by Lizzy Hardison

Harrisburg City Council. Top row, left to right: Shamaine Daniels, Westburn Majors, Ben Allatt, and Dave Madsen. Bottom row: Ausha Green, Wanda Williams, and newcomer Danielle Bowers.

Danielle Bowers, a lifelong Harrisburg resident and state government staffer, is the newest member of Harrisburg City Council.

Bowers beat out 14 other candidates, including one past council president, to take the seat formerly held by council member Cornelius Johnson. She was appointed at a special council session tonight and will take her seat on Oct. 9.

Bowers currently works as an executive director for the Pennsylvania House of Representatives Tourism and Recreational Development Committee. She previously held researcher roles with the Democratic Policy Office and Legislative Black Caucus, and holds a master’s degree in public administration from Pennsylvania State University.

Her appointment to council creates a vacancy on the Zoning Hearing Board, where she has served for the past three years.

President Wanda Williams said that the board is one of the most prestigious volunteer bodies in the city and that Bowers distinguished herself as a dedicated, meticulous member during her service.

“She’s very precise and does her homework,” Williams said. “She did a yeoman’s job on the zoning board.”

Seventeen candidates applied for the vacant council seat in September — an unusually high number, according to council members. One was eliminated during vetting by the city’s human resources department and another did not appear at tonight’s selection meeting.

The remaining 15 candidates appeared before council tonight to share their qualifications and ask for a chance to serve on the city’s legislative branch. But only four were invited to participate in the interview phase, where sitting council members asked candidates about their skills and goals for public service.

During her interview, Bowers touted her legislative experience and her knowledge of the city’s finances. She said she would like to pass legislation to bolster public safety and hopes to see the city’s Police Bureau return to its full complement of officers.

Bowers entered the interview phase with three nominations from council members – an early show of consensus that Mayor Eric Papenfuse said was unprecedented in council appointments. Council members made their nominations anonymously.

Candidates Josiah Yonker, an IT professional, Gloria Martin-Roberts, a former council president and mayoral candidate, and Airis Smallwood, a healthcare administrator and musician, also received nominations and sat for interviews.

During the voting round, council members Ben Allatt, Shamaine Daniels, Westburn Majors, and Ausha Greene cast votes for Bowers. Dave Madsen and council President Wanda Williams voted for Martin-Roberts.

Papenfuse said that council member appointments usually entail multiple rounds of voting or a tie-breaking vote from the mayor.

“This is the fastest it’s ever happened,” Papenfuse said.

The mayor also praised Bowers’ record on the Zoning Hearing Board and applauded her appointment to city council.

A Living Downtown: Harristown eyes another building for apartment project.

June 6, 2018 | by Lawrance Binda

Harristown Enterprises plans an apartment conversion for this building on Pine Street in Harrisburg.

Chalk up another apartment conversion for Harristown Enterprises.

The Harrisburg-based company already has converted several rundown office buildings downtown to higher-end apartment buildings.

This month, it will go before the city’s Planning Commission and Zoning Hearing Board for yet another—this one at 116 Pine St.

“We feel very good about the rental market,” said Harristown CEO Brad Jones. “We’re trying to create more of a neighborhood downtown.”

The bank-owned, 54,600-square-foot building is on the market for $1.3 million. If Harristown completes the purchase, it plans to convert the circa-1946 building to 44 apartment units, its largest residential project to date.

The five-story building currently houses several different entities, including Pennsylvania Neurodiagnostics and some state offices. All would be relocated, with the exception of the longstanding first-floor tenant, Alicia’s Deli, which is likely to remain in the building, Jones said.

The building is directly next door to another office building at 124 Pine St. that Harristown currently has under contract from seller Keystone Human Services. City Council approved that project, which includes 25 apartment units and 19 parking spaces, in April.

Jones said he expects the sale of both buildings to close by late June. Harristown then would renovate the buildings at one time, beginning next year, he said.

“Our intent is to build them together and have economies of scales,” he said, adding that Harristown expects to invest some $12 million in the projects.

Harristown has long been known as a commercial developer. However, it began to move into the multi-family residential market several years ago, focusing on rehabilitating old, often dilapidated and vacant office buildings, converting them to apartments.

Currently, the company manages about 60 units among several smaller, downtown buildings. In addition, it now is renovating a long-empty office building at the corner of N. 2^nd and Cranberry streets into a 12-unit building it has renamed “The Bogg on Cranberry.”

Over the past two years, Harristown has been the most active developer downtown. However, several other local developers also have converted older office buildings to apartments. Besides creating more downtown residents, this has helped sop up excess office capacity, as some companies have relocated to other buildings, Jones said.

“The domino effect of this is very compelling,” he said.

Halfway house abandons attempt to move into downtown Harrisburg building

May 8, 2018 | by Lawrance Binda

Daystar had proposed moving into this building in downtown Harrisburg.

A halfway house for recovering substance users will not relocate to a historic building in downtown Harrisburg.

On Tuesday, Daystar Center for Spiritual Recovery withdrew its application for a variance from the city’s Zoning Hearing Board, which it needed before it could operate at 123 Forster St., Daystar’s attorney Jeffrey Esch McCombie confirmed this morning. The hearing was due to take place tonight in city hall.

“I believe there are other properties better suited for its use,” McCombie said, declining to specify where those properties may be.

The faith-based recovery program had hoped to relocate from three attached townhouses in Allison Hill to the larger, 11,960-square-foot building near the East Shore Y. It also planned to increase its capacity from 25 to 40 beds.

That plan, however, met with some opposition from area residents, several of whom vocalized their objections at last week’s Planning Commission meeting.

Sign on door at Harrisburg city hall.

At that meeting—and at a previous community meeting held by Daystar at the proposed facility—residents said they were concerned about potential problems that could arise, such as drug use and loitering. Some residents also became alarmed when Daystar officials said that, on Allison Hill, drug dealers targeted their clients.

Residents also were concerned by the density of 40 men, plus staff, in a building originally constructed as a large, single-family residence. By right, city code would permit only eight people to occupy what it calls a “supportive housing” facility, thus requiring the variance.

A Pittsburgh-based realty company currently has the building on the market for $675,000.

This story has been updated to include comment from Daystar’s attorney.

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