By Steve Knaub

Construction and development projects are most often categorized by their end use and by whether they are speculative. Another important way to categorize projects is by their land use or land development patterns, with categories like greenfield development, infill development, and redevelopment. Ratings systems, such as LEED (Leadership in Energy and Environmental Design), divide project sites along similar lines: greenfield or previously developed.

The development of agricultural land or previously undeveloped land is referred to as greenfield development. Infill development occurs on previously developed land and/or land with adjacent development density. The subject of this article, adaptive reuse, is a subset of redevelopment. Redevelopment always occurs on previously developed land and may or may not include reuse of buildings.

What is Adaptive Reuse? 

When a business or institution leaves a facility, it is ideal if a similar building user can take advantage of the features programmed and already built there, as a simple reuse. Unfortunately, there usually is not a Goldilocks occupant in waiting. For buildings with specialized features, this is especially true. We see these vacant places in our communities: malls left behind by changing consumer habits and schools outgrown and vacated by changing demographics. Sometimes these places are redeveloped after razing them. Adaptive reuse follows a more sustainable approach to redevelopment, by making changes so that it is possible to reuse what already exists. Aircraft hangars can become operations buildings; factories can become offices; schools can become apartments; shopping malls can become distribution centers, and so on. Elevated rails have even become parks!

As a general trend, analysts observe and predict redevelopment’s market share increasing. While regional conditions vary, environmental impact and the effects of sectors building-out are universal. In some regions, predictions like that of Deloitte Real Estate Manager Saurabh Mahajan are not far-fetched: “Estimates suggest that new development in the next decade will likely be minimal, and 90 percent of the development will likely be focused on renovation and adaptive reuse of existing buildings.” History has also been a reliable predictor of how these trends are affected by cycles of economic upturn and downturn. Based on the unfortunate economic effects of the pandemic, redevelopment, including adaptive reuse, is likely to surge in market share for the near future.

To prepare for a greater focus on adaptive reuse, the construction industry should become familiar with the benefits, challenges, and opportunities of this potential shift.

Benefits of Adaptive Reuse

Adaptive reuse is normally substantially more economical than comparable new construction; often it is more economical than even the most expeditious new construction. The economics of alterations and renovations, relative to new construction, are one of the reasons adaptive reuse gains market share in adverse economic conditions. Depending on location and cultural significance, adaptive reuse projects sometimes are eligible for tax incentives and grant monies, too. “ Continually maintaining a good portfolio, as well as reuse expertise, helps to position a firm to weather varying economic conditions.

While new construction must meet all current standards, often the regulatory burden on reuse projects is smaller. Standards for repair and alteration of existing buildings are modified by the IEBC (International Existing Building Code) for technical feasibility, and costly and time-consuming land development review processes can sometimes be avoided altogether.

With rare exception, the greenest (most sustainable) building is the one that is already built. Adaptive reuse projects can have among the lowest environmental impacts. They reduce pressure on open lands, avoid the environmental disruption of land clearing and excavations, and avoid most of the newly harvested materials and embodied energy associated with new construction. Sometimes the choice to reuse keeps a building out of the landfill, too.

In addition to the above, adaptive reuse has the possibility of preserving community and historical resources. While exurban investment has often had a chilling effect on existing communities, adaptive reuse reinvestment usually helps to maintain or even revitalize communities. For buildings with cultural and historical value, unique architectural features usually considered too expensive to create today can provide a one-of-a-kind image or space for a client.

Location can be a driving factor in deciding to go the route of adaptive reuse, too. If a client is committed to a certain area, but land is not available, converting an existing building is the next best thing!

Challenges With Adaptive Reuse

With all of adaptive reuse’s advantages, like anything, there are trade-offs. Structural constraints are one of the most frequently encountered and difficult to change features in existing buildings. Low ceilings, inconveniently located bearing walls, or excessive columns in old industrial spaces, can make design and construction more difficult. Aged or inappropriate mechanical and electrical systems are also common. New electrical equipment and wiring are sometimes needed for safety, and systems to heat, cool, and ventilate may need to be rezoned, decentralized, or centralized.

When considering a building to adapt, research and/or budget line items should be undertaken for hazardous materials remediation and for repairs to deferred maintenance items.

While adaptive reuse projects can often avoid sitework and its approvals, they may be traded for other oversight and effort. In urban locations, sites can be constrained, making staging and work more difficult, and within HARB (Historical Architectural Review Board) Zones, additional standards and approvals affect building facades.

Adaptive Reuse Opportunities 

Mall Configuration
As eCommerce continues to dominate buying habits, traditional retail spaces like found in shopping malls are closing leaving massive square-footage unoccupied. Roughly 30% of enclosed malls in the United States are either dead or dying, according to Ellen Dunham-Jones, architect and professor at Georgia Tech.

As part of the larger trend of adaptive reuse, mall reconfiguration has given libraries, medical centers, and even schools new homes. More recently, an emerging trend is the conversion of malls into senior living facilities. Storefronts can be converted into eateries, convenience stores, banks, and other amenities. Large department stores can be converted into housing or space for group activities and gyms. Store space could also serve as amenity space. Projects can also take advantage of excess parking areas to add housing options like cottages or luxury apartment-style buildings or additional amenities. With thoughtful design, previously car-oriented sites can become pleasantly walkable for residents.

Vacant malls and large box stores are also being converted into churches, warehouses, homeless shelters, and other non-profit-related service buildings.

Urban Adaptive Reuse
One of the more common types of urban renewal projects is mixed-use. Mixed-use includes adapting former commercial office space into luxury apartments, retail locations, as well as cultural amenities. These spaces attract those interested in downtown living and the ease and accessibility it brings. Former factory spaces are transformed into residential and commercial mixed-use spaces and help further economic development efforts.

Urban adaptive reuse projects help to build community and revitalize downtown areas. Many people in today’s culture enjoy living in urban spaces where they can live, work, and have fun. Roughly 55% of the world’s population live in urban areas and this number is expected to increase to nearly 70% by 2050. Breathing new life into a deteriorating building to make a new restaurant or living space meets the demands of the current generation’s desire for a city lifestyle.

College campuses
While a portion of colleges are facing a plateau or decline in admission rates, some are seeing this as an opportunity to completely change the campus culture. Adaptive reuse on college campuses makes space for much needed senior living residences. Senior citizens are taking up residence among students on campuses, filling vacancies in what used to be dorm buildings or other vacant buildings on campus.

Brian Carpenter, professor at Washington University in St. Louis, studies the psychology of aging. He shared in an interview that this new style of mixed community living has great potential. “This is a strategy to help enhance alumni loyalty and expand the ways alumni can connect to their alma mater, “he states,” and there are also development opportunities for the universities.

Adaptive Reuse In Action With Mowery

Mowery is proud of our role in urban revitalization. Sometimes our work is simple renovation or improvements without a change in use, but more often we are adapting buildings for new use. We have adapted spaces for restaurants, stores, dormitories, offices, apartments, churches, and other uses. On Pine Street in Harrisburg, we recently combined our in-house Design Department’s virtual reality capabilities with a project adapting office buildings into apartments. Interactive 360-degree rendered “photos” were created and used by our client as an early selling tool, before units were fitted-out for live 360-degree photos to be captured. We are currently acting as both developer and design-builder for adaptive reuse of a vacant middle school into apartments in Lemoyne. Adaptive reuse, with a preservation-minded approach, will save a Market Street façade that is beloved by the community, give a substantial old building a second life, and add new customers for local businesses. Forty-six high-end apartments are planned with various amenities, including a park-like redesign of the site’s generous front green and features to enhance bicycle transportation and recreation.

What is The Future of Adaptive Reuse?

Will adaptive reuse change after the COVID-19 crisis? Time will be the ultimate determining factor. However, here are a few trends that could be on the rise:

Office Buildings — Many businesses and government offices went heavily or completely to working remotely; some may continue operations with a larger degree of remote work. Office space may be a more common type of vacancy.

Warehouses — With ecommerce skyrocketing, companies may consider the last-mile warehouse model. Larger buildings like vacant retail spaces can be turned into smaller warehouses that are an in-between space to help speed up the shipment process.

Retail Spaces — We are witnessing the unfortunate permanent closures of physical locations of weaker brands. The secondary effect will likely be reduced retail construction; other effects may include additional adaptive reuse opportunities suited to vacated retail.

While some projects are best suited for new construction, many projects are great candidates for adaptive reuse. Investing in and revitalizing existing spaces has a positive effect on communities, including economic growth, job opportunities, and open space preservation. As we move forward in the coming years, the landscape of adaptive reuse shows great potential and may even be more of a leader in the construction industry.

By Laura Potthoff

The purpose of economic development agencies is to help communities thrive. Every town, municipality and community needs jobs and businesses to foster growth and attract new residents and visitors. From offering funding and financing to providing redevelopment strategies and incentives, economic development agencies have many methods that contribute to growth and higher quality of life for residents.

Cumberland County Pennsylvania is growing every day with the help of the Cumberland Area Economic Development Corporation (CAEDC). An agency founded by the Cumberland County Board of Commissioners, CAEDC offers a wealth of resources and strategies to help maintain and improve the area’s economy and tourism assets.

Like other economic development agencies, CAEDC’s greatest service to the community is the ability to create new jobs and opportunities by retaining, growing and attracting businesses. CAEDC works with businesses and community members to ensure workforce growth and to provide the region with improvements in jobs and quality of life.

CAEDC is also the designated tourism promotion agency for Cumberland County and conducts destination marketing in an effort to sell the area as a desirable tourist destination. Tourism is a significant part of economic development and boosts the economy by providing new and increased customers to local businesses — meaning it benefits both business owners and the surrounding community.

Economic development agencies can provide a range of services, including the following.

Financing: If you want to expand your business, economic development agencies help identify a funding solution that is suited to your needs. At CAEDC, we can offer low-interest loans, grants and access to funding that can help take some of the financial burden off your shoulders and bridge the gap between traditional bank financing and total project costs.

Incentive Programs: Certified economic development agencies have access to several incentive programs that you may qualify for, such as public funding and tax incremental financing.

Information: Organizations like CAEDC have access to demographics, tax information, key industries, transportation, workforce data and more.

Networking: In the business world, it’s crucial to have a strong networking system. CAEDC offers a number of events and development services throughout the year, which will help business owners make connections with other businesses, contractors, community members, service providers or local, state and federal government officials.

Financing programs are very customizable and can be tailored to meet specific project needs. Below are a few programs CAEDC has used with partners to grow their businesses, followed by case studies. All loan programs offer a second lien position.

Small Business Administration (SBA) 504 loans provide long-term, fixed rate, low-equity economic development financing for small businesses to acquire, improve or construct real estate, and/or purchase major fixed assets for expansion. SBA 504 financing is performed in conjunction with a bank partner and requires a minimum 10% equity injection.

Pennsylvania Industrial Development Authority (PIDA) loans provide low-interest financing for land and building acquisition, machinery and equipment, working capital and energy-efficient projects. Applications for PIDA eligible projects in Cumberland County need to be submitted through CAEDC. PIDA loan benefits include a low interest rate and the opportunity to cover up to 50% of the total project cost.

CAEDC also has access to a variety of internal loan programs that benefit energy-efficient projects, tourism-related businesses and small business expansion projects. These internal programs benefit businesses by offering interest rates as low as 2% and bridge the gap to help projects that would otherwise not be possible.

CAEDC’s tourism product development, sales and marketing grants are available to businesses looking to increase tourism to the area or enhance the visitor experience. The Tourism Product Development Grant is a rolling, matching funds program that can be used for the development of thematic trails/tours, technical assistance and asset, event or meeting/conference expansion or development.

Success Stories:

CAEDC assisted Commercial Flooring with a $200,000 PIDA loan for the purchase and complete renovations of their new location in Camp Hill, PA. This family business is the commercial division of M&Z Carpets and Flooring and specializes in senior-living facilities, schools, churches, businesses and tourism venues.

Bessie’s Best Lactation Cookies received an $88,500 investment through the internal Cumberland Revolving Energy Loan Fund to install energy efficient components such as solar panels. They sell products that help breast-feeding mothers produce more milk.

Weidner Construction Services received a $380,000 investment through a PIDA loan for the purchase and construction of their new corporate office in Mechanicsburg, PA, to allow for increased staff and construction space. Weidner specializes in commercial construction projects.

The Watershed Pub received a $100,000 investment through CAEDC’s internal Tourism Infrastructure Loan Fund for the purchase and renovation of an existing building in Camp Hill, PA. The current owners of Millworks in Harrisburg are opening this location as a restaurant and taproom to expand the reach of their already successful craft beers.

CAEDC assisted Classic Drycleaners with a $140,000 investment through the Cumberland Revolving Energy Loan Fund for energy efficient equipment upgrades in their Lower Allen Township location. Classic Drycleaners offers nine dry cleaning stores, five laundromats and free home and office delivery service.

Molly Pitcher Brewing Company in Carlisle, PA, received a $69,048 Tourism Product Development Grant for the addition of a custom pergola to their back patio. The pergola includes event lighting, heaters and retractable/expandable sides to expand seating and protect customers from the elements.

Lafferty Lumber received a $625,000 investment through the Small Business Administration 504 program for the rebuild, construction and equipment that was lost during a 2016 fire. They are a wholesale distributor of hardwood and softwood lumber and millwork company.

 

By Christopher Dellinger, P.E.

Riparian forest buffers are highly touted by regulatory agencies as the best way to manage stormwater on a developed site. They are environmentally friendly, sustainable, and a close approximation of the way runoff is managed by nature. In some cases, these buffers can be used to maximize the buildable space on a property, and long-term maintenance is minimal once plants are fully established.

What is a riparian forest buffer?

In the simplest terms, a riparian forest buffer is a wooded area along a stream. The plants and trees in a buffer absorb stormwater and filter pollutants before the runoff enters the watershed. These buffers are one of many stormwater Best Management Practices (BMPs) that site owners can use to meet regulatory requirements.

To receive credit for the BMP, a site owner must plant a buffer in an area that is not already wooded – where existing canopy cover is less than 30 percent. The width of the buffer can vary, but typically regulatory agencies require a minimum width of 100 feet.

However, riparian forest buffers are not suitable for every property. Let’s consider some of the pros and cons.

What are the advantages of riparian forest buffers?

The Pennsylvania Department of Environmental Protection (DEP) strongly favors their use.

Riparian forest buffers are vital to DEP’s strategy for meeting Chesapeake Bay pollutant reduction requirements. Nutrient and sediment pollution originating in New York and Pennsylvania has floated downstream to our nation’s largest estuary, killing local marine life and threatening fishing and tourism industries. As a result, the Bay states have agreed to reduce pollution in the watershed. Pennsylvania has committed to a goal of 95,000 acres of new riparian forest buffers statewide by 2025 as part of its pollution reduction approach. DEP will, no doubt, need support from the private sector to meet this goal. They are likely to look favorably on development projects that include the construction of buffers for stormwater management.

Riparian forest buffers are an environmentally friendly, sustainable approach to stormwater management that mimics Mother Nature.

The goal of stormwater management is to reduce flood risk and prevent pollution in our lakes, rivers, and streams. While structural BMPs like detention basins can address flood risk, they are not as effective as plants and trees at filtering pollutants. Additionally, they are resource intensive to manufacture and build, and their construction can destroy natural habitats.

As land development spreads to new areas, it is increasingly difficult for wildlife to find suitable food and shelter. Riparian forest buffers provide places for small species to live, and they produce edible fruits and nuts for these species to eat. The buffers are particularly advantageous to pollinator species, whose recent decline is a major threat to the agriculture industry and our own food supply.

The forest debris and shade help macro-invertebrate species in the watershed thrive, and this keeps fish populations healthy. A healthy stream can then process pollution more effectively. A Stroud Water Research Center study showed that buffered streams could remove 200 to 800% more nitrogen from runoff than unforested streams.

Forest buffers:

• Improve water quality (and reduce the cost of water treatment)
• Promote groundwater recharge
• Provide valuable habitat for wildlife
• Improve the health of fish populations

Riparian forest buffers can help maximize the buildable space on a site.

Stormwater management facilities are required for any land development project, and they are an important tool for reducing flood risk and protecting our water supply. However, detention basins take up space that could be used for a larger building footprint or site amenities. Buffers take up space, too, but they often use space that developers could not have built on anyway.

Developers are often restricted from building within 50 feet of a stream, and they typically are not allowed to disturb any wetlands that may be located along the stream. If the development is located within a high quality or protected watershed, developers will not be able to build anything within 150 feet of the stream, but they are able to plant a buffer there. This buffer can then be used to meet infiltration requirements, and the developer will not have to build an infiltration basin somewhere else on the site. Instead, they can use that land for more square footage or site amenities that will increase property value.

While structural BMPs require annual maintenance forever, riparian buffers require no maintenance once they reach maturity.

Structural BMPs like infiltration basins should be inspected once or twice a year. Maintenance includes cleaning out debris, fixing erosion, and replacing riprap as needed to ensure continued functionality. Site owners typically must commit to an operation and maintenance agreement as part of their land development plan approval. If they don’t comply with this plan, municipalities can enforce the agreements through legal means.

But even a properly maintained infiltration basin may malfunction, and the stormwater will not infiltrate as it should. When this happens, site owners must invest in repairs or replacement infrastructure to remain compliant with their permits. This can be expensive, and it can also be disruptive to anyone who uses the facility.

Riparian buffers don’t have that risk, and, once they mature, they require no maintenance at all. The key word here, however, is “mature.” For riparian buffers, maintenance can be both a pro and a con.

What are the potential pitfalls of riparian forest buffers?

Maintenance can be more intense for riparian forest buffers in the first five years than it is for structural BMPs.

Until a buffer achieves 60% canopy cover, weeds can thrive in the area, so frequent mowing and weeding will be needed. In addition, young plants and trees are particularly susceptible to invasive species that could weaken or even kill them before they can fully take root. Therefore, maintenance staff will have to check for signs of these species and remove them. Otherwise, the trees might die, and the site owner will incur additional expense replacing them.

Regional approval agencies don’t have a lot of experience with riparian forest buffers, so approvals could take more time.

While the main office of DEP is heavily promoting riparian forest buffers, regional district staff may not have seen them in local plans, and they may not have an established procedure for reviewing them. The same is true for county conservation districts. Education may be needed, so it’s important to work with a consultant that can prepare reviewing staff ahead of time.

Are riparian forest buffers right for your site development project?

Here are some questions to consider:

Do you have a stream on your property that is currently unforested?

The land along a stream must have less than 30% existing canopy cover to qualify for stormwater management credit from a riparian forest buffer.

Is the area around the stream subject to building restrictions?

Are there wetlands that would be disturbed by construction? Is the stream in a high-quality watershed? If so, you likely cannot build anything on the land closest to the stream. Planting a buffer there can convert it into usable space that helps you meet your stormwater infiltration and water quality requirements.

Do you have poor soil that can’t infiltrate water?

If your property contains clay soil or is located in an area where the groundwater is high, you will have a hard time meeting the infiltration requirements of your stormwater permitting. This is also true if there is Karst geology or limestone on site. In these cases, a riparian forest buffer will likely be more effective at infiltrating stormwater than an infiltration basin.

Are you prepared to commit the time and resources necessary for proper design and maintenance?

Trees can take approximately five years for initial establishment, but 60% canopy cover may not occur until 10-15 years after planting. Until that canopy cover is reached, you will have to do regular maintenance to ensure the health and continued growth of your buffer.

Maintenance tasks will vary based on the age of the buffer, the time of year, and the types of plants you select, but they typically involve mowing, weeding, spraying, replanting, and removing invasive species.

Proper design can lower the maintenance burden later on, so it’s important to work with a skilled consultant. Plants have varying tolerance for water, and there is a science to what you plant and where you plant it. An experienced and knowledgeable consultant can help you select plants that are most likely to thrive and require the least maintenance. They will consider site limitations like sunlight, soil, and weather conditions, as well as species characteristics like moisture tolerance, height, and resource needs. The resulting design will be functional, aesthetically pleasing, and practical to maintain.

Riparian forest buffers are one of the most effective ways to promote stormwater infiltration and prevent pollutants from entering our water supply from rain and runoff. They promote healthy habitats for wildlife and fish populations, and they are self-sustaining once fully established. For these reasons, they are highly regarded by regulatory agencies like DEP. They are particularly beneficial to site owners if a property has poor quality soil or is located in a high-quality watershed, helping them to maximize the buildable space on a parcel. However, local regulatory officials may be unfamiliar with them, and initial maintenance requirements can be more intense during the first 5-10 years than they are for structural BMPs like infiltration basins. Site owners should seek the advice of an experienced and knowledgeable consultant who can help them determine whether riparian forest buffers are appropriate, design the most effective plantings, and work with local regulatory agencies to get a project approved. In the right circumstances, a carefully designed buffer can benefit the site owner and the entire community.

 

By Zack Yearick 

The Central Pennsylvania market has seen no shortage of development lately. From new single-family housing, apartments, office buildings, and even big box warehouses, it seems our region is on fire with growth. Ten years removed from the Great Recession, the area is experiencing growth across almost all sectors, even sectors such as retail which are struggling in other markets. With factors such as reliable government employment and a low cost of living, it is easy to see why Harrisburg has historically been ranked as one of the top 10 locations to weather a recession.

While there is indisputable demand for new development of all kinds in the Harrisburg region, it is not always met with open arms. Development can contribute to urban sprawl and increased traffic burdens, among other headaches. To combat these issues, there is a growing movement to encourage smart growth—an approach to development that encourages a mix of building types and uses, diverse transportation options, and development within existing neighborhoods.

Developing within existing communities lets us take advantage of the infrastructure we have already invested in and allows us to increase tax rolls to support the maintenance of those facilities. One trend which has been gaining popularity in our market is suburban redevelopment, or an adaptive reuse of an existing building or facility. There are numerous examples of successful redevelopments in our community along with additional sites begging for rehabilitation.

Examples of Success:

Senate Plaza / Camp Hill Commons. Senate Plaza was a 230,000 square foot office building built in 1974. The 17-acre site was home to Highmark before they relocated to their current headquarters in East Pennsboro Township, less than two miles away. They left behind a six-story, functionally obsolete office building. The property went through foreclosure soon after they vacated and sat vacant for five years. Triple Crown Corporation and J.C. Bar Properties purchased the site in 2016 and imploded the structure in 2017. The site is now home to a Sheetz convenience store and First Watch restaurant, plus about 15,000 square feet of inline retail space, a hotel, and 40 apartments. These uses compliment the surrounding medical and professional uses in the neighborhood.

Former VA Clinic in Camp Hill. Chicago-based Quattro Development purchased the former VA clinic along the Camp Hill bypass in 2018. The former medical center was demolished and a new four-unit retail building was constructed in its place. Tenants in the new strip center include Mission BBQ and Corelife Eatery. The VA clinic relocated in September 2018, and exactly one year later, tenants were open for business at the new retail development.

Works in Progress:

Former Bon-Ton in Camp Hill. When Bon-Ton filed for bankruptcy in early 2018, it left behind more than 250 locations throughout the United States. The Camp Hill location, including the associated pad sites occupied by Texas Roadhouse, Burger King, and Bonefish Grill, was one of a few actually owned by Bon-Ton. The Lower Allen Redevelopment Authority purchased the entire site in January 2019 and quickly announced redevelopment of the site with plans to include a new Springhill Suites. The hotel will consist of five stories and 124 guest rooms, and is expected to open in 2021. The remainder of the site is open for redevelopment and, according to the broker, several other operators have expressed interest.

Former Park Inn in Mechanicsburg. The Park Inn property sitting near the Carlisle Pike interchange of 581 has been in a steady state of decline for at least a decade. The property went through foreclosure in September 2018 and was offered for sale almost immediately. The hotel was in such disrepair that all marketing materials directed potential investors to a redevelopment opportunity rather than trying to sell an operating business. California-based Pacifica Development, Inc. purchased the property in November 2019 and the hotel operation was shut down immediately. Plans for future development reportedly include several retail buildings, a hotel, a convenience store, and several restaurants.

Future Opportunities:

Former William Penn High School in Harrisburg. This 220,000 square foot building sits on 25 acres and has been vacant for 10 years. Located adjacent to Italian Lake in uptown Harrisburg, the property is currently listed for $2.5 million and a sale would have to be approved by Harrisburg School District. There are a number of uses which have been proposed over the years including multifamily housing, a nursing home, and a community center. There are several factors which work against a future developer, including demolition costs and stifling city tax rates. One thing is for certain, the building is falling into a state of disrepair and a total demolition is looking more realistic with each passing year.

Former Harrisburg State Hospital. The Harrisburg State Hospital grounds represent the largest redevelopment opportunity in our market. The former state hospital shut down in the early 2000s, but several buildings on the property are still utilized today. In 2017, the Department of General Services gave the green light to sell the property although it took two years for an agreement to be reached to list the property for sale. The site consists of 295 acres across from the Farm Show Complex, on the east side of Cameron Street. In late 2017, there was an effort to market the site to Amazon for their HQ2 project although those efforts ultimately came up short. As with any site of this size, there are many challenges, including the preservation of several historical buildings.

Because of the age of our community, some of the largest opportunities for development in this market sit under existing properties. Converting an existing building into its highest and best use takes a special vision and conviction that is not for the faint of heart. Redevelopment adds a level of complexity because developers must first deal with the existing conditions of the site and other challenges such as historical preservation. With that said, those who are willing to work through the challenges and associated risks often reap the largest rewards.

By Michael J. Kushner, CCIM

Co-working and shared office space is not a new model. Businesses like Regus have been providing flexible, monthly memberships for access to shared office space for years. This rose out of a growing need for businesses to have short-term, extremely flexible work locations so that they could scale up or down rapidly. Particularly, early-stage startups couldn’t afford to lock into even year-long contracts for office space because their needs for workspace were constantly changing.

Shared co-working space provides an extremely flexible option for businesses and their employees to have a professional workspace with the ability to increase or decrease space quickly and frequently. Now other industries have taken note of the unique benefits of co-working spaces and have started to develop their own models. The healthcare industry has jumped on this bandwagon and we’re now beginning to see medical co-working spaces spread across the nation, starting in cities such as Scottsdale, Arizona.

It may be hard to envision how doctors and other medical professionals can use shared workspaces to see patients, especially given the privacy and health considerations that come with the nature of the business. However, when you dig a little deeper, you’ll see that it’s a well-developed model that stands to disrupt traditional medical offices which tend to carry significant overhead and the inability to easily adapt.

Benefits of Using a Medical Co-Working Space

Co-working spaces are usually newly remodeled and fully built-out to fit the exact needs of the industry they serve. For medical co-working spaces, these rooms will feature a clean and organized space with new furniture and all the necessary resources to see and treat patients. Medical professionals can reserve the space for only the days that it’s needed. For some, this might be just two or three days per week. In a traditional medical office setting, when not in use, the space must still be paid for even if it’s sitting vacant.

Additionally, the concept of medical co-working spaces allows medical professionals to test out a new location where they may consider opening a future office. By offering services in a co-working space in the new area, they can see if patients prefer to see them at that location and how often they can fill their schedule there.

Space that can Change with Demand

Co-working spaces are extremely flexible. Most businesses offering this amenity require only a 12-week commitment, then charge month-to-month. This is a big difference from a traditional office lease which is at least one year, usually multiple years.

In the medical industry, providers typically experience one of two problems pertaining to medical office space. First, the practice may be growing and without enough rooms, patients become frustrated by delays in appointments or appointments that must be made weeks in advance. Second, the practice may be shrinking and is losing even more money paying for space that is not being used. In both scenarios, medical professionals could benefit from the flexibility of office space that can change with demand.

With flexible office space, like co-working spaces, the need for space can change week-to-week and month-to-month. This affords medical professionals extreme flexibility. The end result is more convenient options for patients and less overhead for doctors.

Privacy and Health Considerations

It’s important to consider that the highest standard of privacy and cleanliness is always expected by patients. If medical professionals should choose to see patients in a co-working setting, they should be prepared to reinforce to patients that though this is a shared space, the room is completely private and always properly cleaned.

As with any new trend, there may be some initial hesitations to overcome from both providers and patients. However, because there are so many pros to outweigh the cons, as more and more people experience medical care from a co-working space, soon it will feel as comfortable as a traditional office environment, if not more so!

A Trend on the Rise

The co-working model is exploding, taking real estate empires like New York City by storm. The 1.7 million square feet that co-working providers, like WeWork, leased in the first half of 2018 accounts for 10 percent of all new leasing activity in New York City this year. In fact, WeWork is about one lease away from becoming the biggest private office tenant in Manhattan – beating out JP Morgan Chase! A trend that so quickly proved its value and dominance in a place like New York City will rapidly expand into smaller markets and new industries. This is not some overnight trend that will be a flash in the pan. Rather, it’s the future of office real estate that traditional real estate owners and investors need to embrace if they want to keep and attract new tenants.

The Bottom Line

Major healthcare trends are sweeping the nation and they stand to greatly change the way healthcare-related businesses view and use commercial real estate. The concept of co-working spaces that doctors and medical professionals can use to see patients is just one of these trends, and potentially a very disruptive one.

The benefits are clear. Being able to add or lose space on short notice and without penalty will allow medical professionals to save a ton of cost on overhead while having access to adequate space if their practice grows. The most critical piece that will make this trend a success is that patients buy into the idea that they will be receiving care in a space that could be shared by other medical professionals on different days. So long as privacy and sanitary conditions are maintained, this trend has significant potential benefit to all parties.

By Matthew Crocker

Due diligence is the critical phase of investigatory work that determines whether or not your deal can move to the next phase, be it approvals or zoning phase in land development or the closing period for an acquisition. This critical period, while negotiated as part of the purchase and sales agreement, can often be compressed. Buyers will have an enormity of information to gather and analyze prior to the expiration of this period. The essential element of this period expiring is typically centered around a posted deposit becoming nonrefundable. It will be money well spent to engage a set of professionals who can not only meet your timeline, but provide valuable guidance during the analysis of this information.

Investors pursuing financing for a purchase will have to meet requirements by lenders or equity partners. It is important to use the due diligence period to make a thorough determination and establish the highest level of confidence in the purchase. Once the deal is closed, the buyer has to live with the purchase.

The purchase and sales agreement should include an exhaustive list of potential items a seller may possess, when these materials should be turned over, and how they should be delivered. This period, typically three business days, is adequate time for a seller to turn over these materials considering the property is listed for sale.

Let’s explore the due diligence period for an acquisition of an existing building and where to focus efforts during this limited period. Due diligence professionals include those providing property condition assessments, environmental site assessments, title examinations, survey examinations and updating, zoning verifications, building and hazardous materials collection and analysis, and building systems analysis.

Property Condition Assessment (PCA): The PCA is a visual examination of the property which is complemented with information provided by the seller via questionnaire. Further, previous reports and other due diligence materials provided by the seller will be examined. These assessments can typically be completed in 15 days or as quickly as 10 days, which may come at a premium.

These reports will be logically structured but can be over 100 pages depending on the age and complexity of the property and the number of issues identified during the assessment. These assessments will range in price from $3,500 to $10,000 depending on the property type, complexity, and size. It is important to remember to disclose to the professional whether you are pursuing financing and/or equity partners to ensure the report meets these standards.

Phase I Environmental Site Assessment (ESA): The environmental site assessment involves both a site survey and research of databases to determine any past or existing environmental concerns. This assessment is also complemented by disclosure of any known issues by the property owner. Further, the assessor will review any pertinent due diligence materials provided by the seller as part of the purchase and sales agreement.

These assessments can be completed within the same time period as the PCA and typically cost $2,000 to $2,500. These reports are again logically structured and typically much shorter than the PCA, although this depends on the number of issues encountered, which will depend on the past use of the property.

Phase II ESA: This assessment is only completed should a Phase I ESA result trigger this requirement. This assessment is typically focused on a specific issue such as an existing hazardous condition, like an identified spill which may lead to groundwater concerns. While the requirement for these assessments is typically limited, it remains a possibility. These assessments will be more extensive and time consuming and cost significantly more than the Phase I ESA. It is vital to get out ahead of any issue that may trigger this requirement to determine if completing the assessment can be accomplished within the agreed upon due diligence period.

Title Examination: Buyers need a title commitment, which is a future promise to provide a title insurance policy upon closing. Title examination complexity and period will depend largely on the availability of property records held by the county recorder of deeds. Record keeping varies by county.

The title company hires a researcher to search available records. This may require the researcher to visit the county property record repository to pull records manually and make photocopies for the title company. Title companies typically require examinations to go as far back as the 1950s, but this will depend on the county searched and the number of times a property has transferred. Once the researcher compiles all pertinent records, they are turned over to the title company for examination.

At the conclusion of the examination, the title company will issue a commitment based on its findings. It is critical the Schedule B of the title commitment is thoroughly examined for exclusions and issues concerning the commitment. While it costs the title company the fees for the researcher and internal examination time, the title company cannot charge a fee for a title commitment. Title policies fall under the purview of insurance and therefore fees cannot be charged to establish a policy, but only for the policy itself at the time the policy is bound.

Zoning Verification: It is critical to have a professional review the zoning of the property, any existing or potential future conflicts, and conformity with current zoning ordinances. Unfortunately, this is often overlooked. While this is typically not an issue for the property, there are times when zoning may have been changed and the property falls into a non-conforming use category (some refer to this as “grandfathered”). The zoning of the property conflicts with the use and therefore the property is governed under the non-conforming use regulations of the zoning ordinance.

One issue that can threaten a non-conforming property is periods of abandonment. If the property is considered abandoned for a consecutive 6-month period, the “grandfathered” use could be disqualified from future use and the owner forced to redevelop the property to a conforming use. One example would be if a buyer purchases an industrial building that has been abandoned for over six months and is forced by the municipality to redevelop the property to a conforming use, say retail.

These examinations are typically inexpensive, $1,500 to $2,500, but should be reviewed by a land use attorney who is familiar with the zoning history of the municipality. This is an enormous assumption that has the potential to bury a successful acquisition.

Building and Hazardous Material Assessment: These are additional assessments that may not be required by the Phase II ESA, but the buyer will want to get a handle on. The best example is asbestos containing materials (ACMs). These materials can still be found in buildings of certain vintages, for example in insulation and roofing materials. If the plan is to use the building without alteration, then ACMs may pose little if any issue. If the plan involves any level of renovation requiring demolition of areas of the building that contain ACMs, there are special mitigation procedures that need to be followed to contain the release of these materials. This could add unanticipated costs to renovations. These costs should be quantified to ensure the investment is not compromised by a required additional cost. This assessment and report can cost between $1,500 to $5,000 depending on the number of samples taken.

Building Systems Analysis: These assessments are completed by specialized vendors in each building category. The following systems to consider assessing are HVAC, plumbing, electrical, fire sprinkler, roof, and utility connections. These vendors can be paid by the hour, but some, such as roofers, perform these types of inspections so regularly they establish a flat fee, which is around $2,500.

Looking at the listed systems above, let’s review some pertinent points of each:

• The air handlers of the HVAC system should be assessed for age, maintenance history, and remaining service life. Further, it is a good idea to ask the tenants their level of comfort to assess if the system is performing well during the peak seasons of summer and winter. Replacing air handlers can reach well into the tens of thousands of dollars, so it is a good idea to have a handle on when replacing them will be necessary during the holding period of the property.
• Plumbing should be assessed to ensure all fixtures have adequate water supply pressure and that there are no issues with underground sewer connections.
• The electrical system should be reviewed for its code compliance and, if time and budget permit, an infrared scan of all building electrical panels should be completed. These scans can run from $5,000 to $15,000 based on the number of panels being scanned. The report should categorize each panel based on the level of immediacy of repair. Electrical repairs could reach into the high tens of thousands of dollars. It is rare that owners make scanning the electrical system a priority, so it is likely several years have passed since the system was thoroughly evaluated.
• The fire sprinkler system is a system that can pose a significant issue in the operation of a building, specifically in warehouses. This system should be evaluated by a fire sprinkler engineer or NICET certified fire sprinkler vendor. When it comes to storage, many older systems (those built in between the 1970s and into the 1990s) may only be adequate for minimal storage heights depending on what is being stored in the building. If the building is restricted to minimal storage height and there is no existing racking storage system with in-rack sprinklers installed, then the clear height storage of the warehouse will be for nothing. Further, fire sprinkler heads are required to be tested for performance at 50-year intervals. If the testing reveals the heads are not performing to standard, all of the heads will need to be replaced which could cost $0.50 per square foot. The cost to replace or upgrade a system to a modern standard is between $2 to $3 per square foot. Evaluating the performance of the system and its adequacy for the intended use is critical to incorporate into the capital plan during the holding period. While it may not be an overwhelming capital cost, the tenant disruption and coordination issues could prove significant.
• Roofs are significant systems that reach the top of the list during due diligence. The cost to replace a roof can reach up to $7 per square foot. This cost raises the concern of any owner because it is a significant capital cost. It is best to have a roofing professional complete a visual roofing inspection along with taking coring samples. It is crucial to figure out the age of the roof, any warranty period remaining, and whether or not the roof on the building is an overlay on the original roof. By code, roofs can only be overlaid once, meaning there is a maximum of two roofing systems that can be in place at one time. This is why the core sample is so important because there is a large dollar difference ($3 per square foot versus up to $7 per square foot) between overlaying a new roof and ripping out an existing roof and replacing it completely.
• Utility connects and services should be evaluated. It may be assumed a building is serviced by natural gas to find out later it is not. Also, it is good to figure out the capability of the existing utilities (e.g., electric, water, and sewer) should you get a manufacturing tenant who requires significant electric and water supply. Complementary to water supply is sewer which is based on an established use of the property. Increasing the water use will increase the demand on sewer and may require the purchase of additional sewer discharge units. Finally, the ability to upgrade utilities is a positive marketing aspect that can make the difference in attracting a tenant.

Due diligence is a critical phase in the analysis of a significant investment and establishing the confidence of the investors and lenders. How this period is planned, executed, and managed is critical to meeting the agreed upon period set forth in the purchase and sale agreement. While buyers can request the extension of a due diligence period, many sellers are reluctant because of the loss of valuable time while the property is off the market under agreement. If the deal is going to go sour, the seller wants to know quickly. Finally, it’s all about reputation in the marketplace. Establishing among sellers and market professionals your ability to perform and perform well yields continued exposure to future deals.

By Phillip “Andy” Doherty

There are many active transportation projects in the region, including the current section of the I-83 Capital Beltway Project and the Carlisle Connectivity Project. Worsening roadway conditions, high traffic volume, and safety are the key issues addressed by these and other projects. Projects of such significance clearly have significant impact on real estate.

The legal framework from which rights in real estate are owned and transferred is complicated. It is important to know what limits there are to the free use of such rights; how real estate may or may not be used; and what documents are involved, and where and why they are recorded. Let’s discuss how these issues apply to Right of Way, Easements, and Partial Interests in Land.

Physical Considerations

Real estate is physical; it consists of the land and all improvements on and to the land. Improvements such as buildings exemplify improvements on the land, whereas utilities or drainage facilities are improvements to the land. Land is provided by nature, it is immobile or fixed in location, effectively indestructible, and nonhomogeneous. No two parcels of real estate are identical; every parcel of land is unique, at least with respect to location, which is fixed. Real estate cannot be physically transferred from one property owner or user to another, whereas rights to and of the land are transferrable (real property). Accordingly, a legal system of property rights has been developed.

Legal Considerations

Property rights in and to the real estate can be identified legally. Legal rights in real estate are typically in writing and usually must be in writing to be legally enforceable. In the United States, private property is held under what is called the allodial system, which allows fee simple absolute ownership under which there are the rights of inheritance or transfer of ownership. Fee simple ownership is subject only to certain limitations. Public limitations are limited to police power which is exercised by the government to serve the interests of the public such as health, safety, and general welfare; eminent domain, wherein public agencies may acquire rights in privately held real estate; taxation, which represents a lien on real estate, superior to all other liens; and escheat, where if a property owner dies without a will and has no heirs, title reverts to the state. There may also be other limitations as well, which may be either voluntary or involuntary.

Deed restrictions are private, voluntary limitations placed in favor of others. Transfer of ownership does not extinguish these rights; they run with the land. Easements may be voluntary, providing to others the right of way to cross over or use of real estate. Limitations placed by others are involuntary limitations usually because of some action or a lack of action by an owner of land that damages another party. Liens are a form of involuntary limitations, that represent a claim for payment of debt. Encroachments and adverse possession are also forms of involuntary limitations placed on real estate—both may become clouds on the owner’s title to the real estate.

Estates

Estates in land are non-ownership rights in real estate. Where fee simple or fee simple absolute is the highest form or ownership, it is still subject to the limitations discussed earlier. Estates in land may also be further classified as either freehold or non-freehold. Freehold estates represent ownership interests and are usually of an indeterminate length of time or held in perpetuity. Examples of freehold estates are those interests which are or may become possessory.

Non-freehold estates are always of a specific length of time and are frequently referred to as tenancies because they are possessory interests. A leasehold estate is a non-freehold estate; this possessory interest transfers with title as a limitation on the fee simple estate.

Estates in Land and Public Transportation Easements

Generally, in Pennsylvania, most right of way is acquired in fee simple, though some consideration may be given for mineral rights. Agencies are authorized to acquire land in fee simple or some other lessor interest by donation, purchase, or by condemnation. Historically in Pennsylvania, highway easements were acquired as required right of way for transportation projects. A highway easement is not fee simple ownership, but it is very close. It is the right to the exclusive possession of property always and for all or any purpose(s). This type of ownership interest is also currently acquired at times within certain areas of Pennsylvania. In areas where a transportation project is located on land which is being deep mined or is likely to be deep mined (including gas, oil removal) by wells located off the right of way, a highway easement may be acquired as opposed to acquiring in fee simple.

Private property lines are typically not surveyed for strip takes along an existing transportation corridor or new construction when only partial takes (partial interests in land) are required. Existing property, or property to be acquired, may be classified as limited access. Abutting land owners do not have the legal right of ingress or egress (access) to, across or from a limited access highway, except as may be provided by the transportation agency. Rights to access are not grandfathered without a highway occupancy permit.

Only very specific interests may be acquired for transportation projects in Pennsylvania. Any other interests not previously defined may be acquired if approved by the Office of Chief Counsel, Real Property Division, with concurrence by the Chief, Utilities and Right of Way Section, Bureau of Project Delivery. Right of way plans in Pennsylvania often include the following examples of the types of easements, with the following partial descriptions or uses. These definitions may be found on recorded right of way plans in most any courthouse within the Commonwealth.

Aerial Easements: a lesser interest used when the highway facility or structure passes over a railroad, the PA Turnpike, or any other property in which substantial right of way damage savings can be affected.

Slope Easements: used for support and protection of the highway improvement.

Drainage Easement: used for authorization to enter upon any land to cut, open, maintain, and repair such drains or ditches, inlets, or outlets as are necessary to carry waters from roadways.

Channel Easement: an easement to change water channels as a lessor estate in land.

Occasional Flowage Easement: an easement to allow periodic flooding.

Temporary Construction Easement: areas needed for temporary roadways, temporary bridges, demolition of the balance of a building which is partially in the right of way, etc.

Underground Structure Support Easement: used when a highway facility requires substructure support elements to either hold the facility back or up, such as anchors, wall straps, batters, or other subsurface elements outside the right of way.

Sound Barrier Easement: used when a highway facility requires construction of a sound barrier.

Sight Distance Easement: used in very limited circumstances, acquisition of a sight distance easement over property abutting a highway to remove obstructions to the sight distance of those using the highways across and over lands of another.

Sidewalk Easement: a required sidewalk easement may be used to designate areas necessary for sidewalk construction outside of the right of way.

Traffic Signal Easement: a traffic settlement easement may be used to designate areas necessary for the installation, operation, and maintenance of a traffic signal.

Utility Easements

Pipelines and other utility companies utilize similar easements when required. The language is also similar, though most easements are taken as a permanent easement (see immediately below). When land is required for staging or temporary construction, a temporary workspace easement is utilized. Exhibits relative to individual parcels are utilized and referenced with each recorded document. Below is an example of pipeline easement language:

… the right to a perpetual easement and uninterrupted right from time to time to place, erect, construct, install, use, operate, patrol, inspect, maintain, repair, reconstruct, alter, change the size of, renew, add to, relocate and remove, at will, a buried pipeline or pipelines and other appropriate facilities, accessories, and appurtenances, including but not limited to valves, fittings, and all other appurtenant facilities necessary for the transportation of natural gas, oil, petroleum products or any other liquids, gases, or substances, which can be transported through a buried pipeline, along with communication cables, wires and appurtenances, now or in the future, on, over, under, through, and across all that certain area consisting of a 35-foot-wide strip identified on Exhibit A dated ___attached hereto and made a part hereof. Grantor also grants unto Grantee the temporary right to enter upon, clear off, and use an additional strip (or strips) of land, labeled on the attached Exhibit A as Temporary Workspace, during pipeline construction and restoration.

The foregoing material is found on most recorded right of way plans, deeds of record, and accompanying exhibits, which may be found in county courthouses within the Commonwealth of Pennsylvania (public records). Other state agencies may operate in similar fashion. The processes of clearing right of way for transportation purposes are governed by State Transportation Departments, and/or the Federal Highway Administration. Utility projects are governed by the Federal Energy Commission or the Public Utilities Commission in Pennsylvania.

By Kirk Stoner, AICP

Take a break from your busy day. Look out the window. The landscape you are viewing — a farm field, office building, or residential development — required some level of planning. Ownership needed to be determined. Property lines required delineation. Buildings were designed and positioned. Streets required routing and construction. How does this all happen?

The Pennsylvania Municipalities Planning Code (MPC), Pennsylvania’s legislation that authorizes municipal land use planning, requires preparation of a plan for all subdivision and land development (S/LD) activities. What exactly is a subdivision or a land development? Simply put, a subdivision is the creation or modification of property lines while a land development includes the physical construction of buildings on a given lot.

Municipalities (and some counties) adopt subdivision and land development ordinances (SALDO) that define the contents of a S/LD plan. Site characteristics such property lines, building locations, utilities, water supply, sewage facilities, natural features, and transportation access are often shown on the plans.

Every piece of property that is subdivided or developed, aside from a single-family home on an existing lot, must be accompanied by a S/LD plan that is submitted to the municipality and county planning commission for review and approval before the project can be constructed. Final approved plans are recorded in the County Recorder of Deeds Office where they serve as the official, permanent land record for the subject parcel. Sounds pretty straightforward, right?

Simple mention of the subdivision and land development plan review process often brings head shaking, sighs, and other outward expressions of frustration. Dramatic stories of multiyear approval processes for a two-lot subdivision or the abysmal quality of a land development plan quickly follow. While the cause of frustration is often debated, municipalities and developers alike can agree that the S/LD plan approval process can be challenging.

S/LD plans represent the intersection of public and private sector interests. Municipalities use the S/LD plan review process to safeguard residents’ health, safety, and welfare as development proposals are carefully vetted for compliance with plans and ordinances. Private sector applicants must follow the S/LD process to secure approvals to construct their projects. As such, the applicant seeks a prompt approval within a predictable timeframe that facilitates business decision-making. The S/LD plan review process attempts to balance those two seemingly competing interests.

The MPC requires municipalities to forward all S/LD plans to the county planning agency for “review and report.” In my tenure as Director of Planning for Cumberland County, my staff and I have reviewed thousands of S/LD plans for all 33 county municipalities. Each municipality has its own SALDO, planning commission, elected officials, and procedures for conducting business. Likewise, each municipality has differing numbers and types of S/LD activity in a given year, thus creating a variety of applicants who are submitting S/LD plans for review.

Through active participation in this diverse flurry of countywide S/LD activity, the Cumberland County Planning Commission has a front row seat to the negotiations between public and private sector interests. We concur that the S/LD plan approval process is confusing, frustrating, and can be improved. Neither side, public nor private, bears more or less responsibility in the challenges associated with the process. However, as an objective, third-party observer, we do offer the following suggestions for improvement.

RTO! (Read the Ordinance) – S/LD plans are often submitted with varying degrees of completeness. A plan’s completeness and resulting timely approval is based upon its compliance with the regulations established in the SALDO. Meet the standards and the plan is approved. After reviewing plans that neglect to include the basic requirements such as lot dimensions, property corners, ownership information, and stormwater plans, we often ask, “Has this applicant even looked at the ordinance?” Plans with blatant errors and omissions are bound for tabling, revision, and rework, thereby costing precious time and money. Plans approved and recorded with such deficiencies create further problems when those land records are reviewed and evaluated in the future.

RTO! (Revise the Ordinance) – Municipalities often have S/LD ordinances that are out of date. SALDOs from the 1970s prescribe outdated standards that are inconsistent with modern development practices. If your S/LD ordinance is over 20 years old, it might be time for an overhaul. If your SALDO was prepared with an old style typewriter on yellowing paper, perhaps now is a good time to move into the digital era.

RTO! (Review the Ordinance) – Ordinances old and new alike often contain provisions that can place undue burden on applicants with little value added. “Picky” provisions that request needless information on plans should be revised or deleted. Administrative requirements, while seemingly innocuous, should be evaluated for their impact on the S/LD review process. Are 14 plan sets really needed for review? How soon before the planning commission meeting are they needed? Municipalities should regularly perform technical reviews of their SALDO to make sure provisions are reasonable, meaningful, and likely to be enforced. Private sector applicants are excellent resources in helping to identify potential process improvements.

Proactive project coordination – S/LD plans consume time and money. Many applicants prepare a fully engineered plan before having any discussion with the municipality. As issues arise, costly and potentially delaying revisions are required to adequately address municipal concerns. Developers should actively seek pre-application meetings with municipalities to discuss lightly engineered conceptual plans for projects. Input gathered during such meetings allows for alterations without major reengineering work. Subsequent formal S/LD plan submissions are much more likely to smoothly navigate the review process and receive timely approvals.

Provide Training – Municipal planning commissions are the first touch point for an applicant in the S/LD process. Planning commission members are expected to be knowledgeable of local plans and ordinances and how they apply to the S/LD plan review process. Regrettably, many planning commission members are appointed with no guidance or formal training.

In 2011 the Cumberland County Planning Commission launched the award-winning “Planning Commission University” (PCU), an intensive training course aimed at enhancing the planning skills of citizen planners and elected officials. Since its inception, we have trained hundreds of citizen planners and elected officials on the roles and responsibilities of a planning commission member. At the start of each class, students are asked how much training they have received. Normally over half the class has no training and many have not been given the municipal zoning ordinance or SALDO. Municipalities should invest in their volunteer citizen planners and provide them the basic training they need for the execution of their duties which has a direct impact on the quality and timeliness of S/LD plan reviews.

Engage – S/LD activity has a lasting impact on a community, thus developers, residents, and elected officials all have a vested interest in the planning process. The S/LD plan review process should be viewed as a proactive opportunity to cooperatively develop a project with a positive triple bottom line that is good for the economy, good for the environment, and good for the community.

Developers should actively engage the communities where they are working. Mailings, emails, and in-person focus groups with residents impacted by your S/LD plan may not be pleasant and may seem outside of the scope of your S/LD plan. However, such interaction provides input on what is important in the community and gives clear guidance on how to improve the design of a project. The transparency and trust developed during such outreach goes a long way in securing timely approvals for projects that meet public expectations.

Likewise, municipal officials and residents should be “open for business” and welcome new opportunities for growth that is consistent with community plans and aspirations. Successful communities require homes for all income levels and businesses that provide employment and necessary services. Developers should be respectfully treated as members of the community and investors in its future, not as out-of-towners looking to make a quick buck.

Debate will continue to rage on how to improve the 50-year old S/LD process in Pennsylvania and its nearly 2,600 units of local government. The public sector may blame the private sector and vice versa for the challenges experienced on the “long road to yes.” Residents may blame both parties. Public and private sector interests, while disagreeing on the semantics of a project, all share the common goal of improving the communities in which they live and work. Keeping a keen focus on that shared goal will help both parties make the best of the S/LD plan review process.