Commercial Lighting...Beyond Security

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Jonas Ellis
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Even before Reagan, John F. Kennedy alluded to this Shining City as far back as 1961.

September 2015 SOLD But, politics is not my requisite topic rather Commercial Landscape Lighting. To me, A Shining City upon a Hill evokes images of brightness and visage.

1 Commercial Lighting...Beyond Security By Ryan Longenecker Maybe it is because of the recent Republican debates and the candidate s comparative-speak of Reagan, but I find the imagery of Reagan s Shining City upon a Hill entering my conscious thoughts. Ronald Reagan s, Bible borrowed imagery, from his 1984 Republican Nomination acceptance speech, is still impactful enough for today s candidates to employ it to their benefit. Even before Reagan, John F. Kennedy alluded to this Shining City as far back as Who knows maybe there is a Reagan or a Kennedy in the field of Presidential hopefuls, we will just have to wait and see. If anything, it will be entertaining. September 2015 SOLD But, politics is not my requisite topic rather Commercial Landscape Lighting. To me, A Shining City upon a Hill evokes images of brightness and visage. Stretch and mold the phrase a bit and it speaks indirectly to the sense of proud ownership. For we all own, the Shining City Reagan spoke of, and thus commissioned with its care. Similarly, businessman and businesswoman have a proud sense of accomplishment and exceptionalism of their businesses clearly represented by their buildings and locations. All business owners want to be recognized and rewarded for their tireless efforts. They most often take great pride in displaying their businesses in a certain light. The physical building, whether it is a large stark commercial warehouse or more ornate business building, must evoke an image of the success N. 6th Street Harrisburg, PA Shree Group, LLC, a local investment firm, has purchased 61,870 square feet of warehouse space in the City of Harrisburg. The Bill Gladstone Group of NAI CIR handled the transaction. LEASED harrisburg commercial A publication of the Bill Gladstone Group of NAI CIR The outside look or curb appeal is an intrinsically important aspect to running and promoting a successful business. But, what happens when the sun sets and the moon wanes? The (Continued on page 3) Opportunity to Design Your Own Office Building 6.92 Acres Land Sale - Lena Drive, Lot 15, Mechanicsburg Located in the Westport Business Center Lot overlooks Route 15, Camp Hill and Mechanicsburg Convenient to a full interchange of Route 15 and the PA Turnpike (I-76) 801 E. Park Drive Harrisburg, PA Intranational Home Care, LLC, an in-home service care agency, has leased 1,440 square feet of space. The Bill Gladstone Group of NAI CIR handled the transaction. In This Issue 1,3-5. Featured Article 1 Recent Deals 1-8.Featured Listings 6 Q & A 8 New Listings Bill Gladstone, CCIM, SIOR ext. 120 wgladstone@naicir.com

Office Listings 250-4,371 SF Lease - 208 N.

privately owned building Downtown amenities are a few steps from the doors and parking is a block in every direction 4,744 SF Sale - 3029 N.

made to modernize the property while keeping the early 1900's feel 17,396 SF Sale - 1707 S.

warehouse is leased by a strong credit tenant until September 30, 2015 7,018 SF Lease - 5275 E.

all have great views out the oversized windows Space features glass doors, executive sized offices, and two entrances 4,500 SF Lease - 2505 N.

2 Office Listings 250-4,371 SF Lease N. Third Street, Harrisburg Remodeled office space in prime Central Business District location Historic building faces the Capitol Complex with the largest expanse of glass window lines in privately owned building Downtown amenities are a few steps from the doors and parking is a block in every direction 4,744 SF Sale N. Front Street, Harrisburg Three-story building has lovely character and amazing river views Property has been well-maintained and was fully renovated in 2008 Great attention to detail was made to modernize the property while keeping the early 1900's feel 17,396 SF Sale S. Cameron Street, Harrisburg Office property with adjoining warehouse and two additional storage garages The office space and storage garages will be vacated by the current occupant; the main warehouse is leased by a strong credit tenant until September 30, ,018 SF Lease E. Trindle Road, Mechanicsburg Updated and open, this corner office suite offers functionality, style and usability The many private offices and large conference room(s) lining the perimeter all have great views out the oversized windows Space features glass doors, executive sized offices, and two entrances 4,500 SF Lease N. Front Street, Harrisburg Opportunity to lease a full floor in professional office building Beautiful views of the Susquehanna River There is a shower on this floor for the exclusive use of the tenant if they choose to walk along Riverfront Park 2 Information concerning these offerings comes from sources deemed reliable, but no warranty is made as to the accuracy thereof, and they are submitted subject to errors, omissions, change of price or other conditions, prior sale or lease, or withdrawal without notice. All sizes approximate. NAI CIR, 1015 Mumma Road, Wormleysburg, PA PA License #RB024320A l

(Commercial Lighting...Continued from page 1) all-important visage is hidden in ominous shadow.

In today s Landscape Lighting Industry, LED (or Light Emitting Diode) is standard for Residential and Commercial markets.

And, don t think LED lighting is the blue casted headlights speeding down I-81 and I-83.

Office Listings 1,600-7,000 SF Lease - 4386 Sturbridge Drive, Harrisburg Newly constructed Class A office space for medical or professional use Space in shell condition, ready to accept a build-out

3 (Commercial Lighting...Continued from page 1) all-important visage is hidden in ominous shadow. The business owner s pride disappears from view even though people (ie, customers) pass by all through the evening and nighttime hours. The little halogen spotlight on your sign just doesn t cut it, no matter how many hours you spent on determining just the right logo for said sign. The half-hearted attempt casts dim light upon what could be and should be your Shining City upon a Hill. In today s Landscape Lighting Industry, LED (or Light Emitting Diode) is standard for Residential and Commercial markets. LED lighting has been used for well over 50 years and has advanced so much that the quality and output of light per usage of energy has all but rendered other forms of light obsolete. And, don t think LED lighting is the blue casted headlights speeding down I-81 and I-83. The advancement in Landscape LED technology has transformed the visible light from pure white to a soft yellow hue, which is within the light spectrum perceived by the human eye as pleasing. Office Listings 1,600-7,000 SF Lease Sturbridge Drive, Harrisburg Newly constructed Class A office space for medical or professional use Space in shell condition, ready to accept a build-out designed to suit tenant Located along Route 39 with access to amenities such as lodging, the new Super Giant Store, other eateries, gas, banking and all major transportation corridors LED technology has advanced to a point where certain manufacturers are touting light zoning, timing and dimming capabilities all controlled by Wi-Fi. Yes, your home or business lighting can be controlled by your computer. Believe it or not, you can even use your cell phone to modify the lighting on or off, bright or dim and even color. Yes, the color (30,000 shades of color, in fact) can be controlled and changed all with the ease and convenience this new technology offers. I know the Tech gurus are salivating, but for the rest of us the practical implications are a little more down to earth. You can easily and automatically switch from a business open mode to a business closed or security mode by dimming certain areas or turning off path lights while still lighting the front of the building and parking areas. You can even increase the brightness as the evening progresses from twilight to full dark. Through color technology you can welcome in different seasons by adjusting the color output. Honestly, the possibilities are endless. Lighting commercial buildings and landscapes is now easier, more cost-effective and dramatic than ever before. Whether it is downlighting, uplighting, silhouetting, shadowing or highlighting, the same lighting design principles apply. The technology has changed dramatically, but the core design principles and overall goals remain the same! (Continued on page 4) 2,150-2,208 SF Lease Old Gettysburg Road, Camp Hill Beautifully renovated building with high visibility and easy access to all major professional/commercial arteries of the West Shore Quick connections to Route 15 and Route 581 make this site attractive for many users Large panoramic window lines make it appealing for the tenants and eye catching to customers and passing traffic 1,869-20,112 SF Lease - 30 N. Third Street, Harrisburg Class A office building with marble lobby Skywalk to Strawberry Square, Harrisburg Hilton and connected parking garage directly across from the Capitol Complex This building is Energy Star Certified and utilizes the latest energy management systems for optimal energy efficiency 3

Office Listings (Commercial Lighting...Continued from page 3) Commercial Landscape Lighting isn t just lighting the sign or the building.

Rather, we are employing the subtle and artful manner of drawing attention to the substance and shape of your building, as well as, the texture and color of your landscaping during nighttime hours.

Look at lighting up your business as a whole scene, creating a night time panorama, not at all unlike what would be done at your own home.

Think in terms of foreground, mid-ground and background.

4 Office Listings (Commercial Lighting...Continued from page 3) Commercial Landscape Lighting isn t just lighting the sign or the building. It definitely isn t gaudy as in Disney World and isn t too bright as in Harrisburg International Airport. We aren t preparing for a Disney World Main Street parade or signaling in planes. Rather, we are employing the subtle and artful manner of drawing attention to the substance and shape of your building, as well as, the texture and color of your landscaping during nighttime hours. Call it what you want, but to me it is free advertising. Your building is a lighted billboard! Look at lighting up your business as a whole scene, creating a night time panorama, not at all unlike what would be done at your own home. Identify things beyond the obvious, capture tree structures or tastefully wall wash the front portico. Ask yourself what makes your site different and key in on that uniqueness. Think in terms of foreground, mid-ground and background. Don t just light up the building or the pathway hit all three points of view (fore, mid and back) to create a scene that displays key areas, as well as, highlights the depth of the site. Let s light up the night by combining tried and true design principles while maximizing efficiency and control through the use of LED technology. Leverage your unique site elements while expressing and showing the pride you feel towards your business and company. Shout out, this is my Shining City upon a Hill and I want everyone to see it! Of course, not all of us are extroverts apt to shouting our praises and saying look at me. For those more introverted quiet types, let me speak to your more practical side. Yes, commercial landscape lighting can be beneficial in the form of marketing and advertising your location from dusk to dawn while also providing safety and security. I believe most would agree; those aspects make it something to really think about. But, what about the cost? You say. Believe it or not, it is far less expensive to install and operate a low voltage LED system, then what is typically proposed during the development or retrofitting a business location. During installation, there is really less of everything since the voltage is reduced from typical line voltage to a safe 12 volt LED system. Since the electrical requirement is so low, wiring needs are about 66% less than what would normally be required. That results not only in material savings, but substantial labor savings, as well. (Continued on page 5) 820-3,050 SF Sublease Linglestown Road, Suite 104, Harrisburg Attractive, Class A building located in populated business area Office suite is finished with great attention to detail and personal touches Easy access to Front Street and I-81, I-83, Route 322 7,481-25,942 SF Lease Limekiln Road, New Cumberland Beautiful large office building located just minutes off I-83 and I-76 (PA Turnpike) Functional layout offers the ability for a single user, or multiple users Completely renovated in 2006, the property boasts high-end finishes, large windows and an open floorplan Commercial Listing 12,455 SF Sale N. 7th Street, Harrisburg Building is currently being used as a church but space is very versatile and can be changed to fit the needs of a variety of users Good visibility and quick access to Downtown Harrisburg, I-81 and I-83 4 Information concerning these offerings comes from sources deemed reliable, but no warranty is made as to the accuracy thereof, and they are submitted subject to errors, omissions, change of price or other conditions, prior sale or lease, or withdrawal without notice. All sizes approximate. NAI CIR, 1015 Mumma Road, Wormleysburg, PA PA License #RB024320A l

(Commercial Lighting...Continued from page 4) So what s the catch, it has to be more expensive to operate, right? Not at all, actually quite the opposite is true.

Twenty incandescent fixtures cost $380/ year to operate whereas 20 LED fixtures cost just $95/year. You get the same light output for 75% less operating cost.

Just to put 50,000 hours into perspective If your system operated for 10 hours per day every day of the year, you wouldn t need to worry about bulbs for almost 14

About the Author: Ryan Longenecker is responsible for in-house landscape designs for clients and customers for the Northern Region office at Davis Landscape Ltd.

You can reach him at (717) 545-4235 or rlongenecker@davislandscapeltd.com.

plan and can easily be modified for a commercial, retail, or office user Easy access and exposure to Route 15 Sale - York County York County Liquor License for sale

7,395 SF Lease - 415 Market Street, Harrisburg First floor space available in the Harrisburg Transportation Center in Downtown Harrisburg In walking distance to all

5 (Commercial Lighting...Continued from page 4) So what s the catch, it has to be more expensive to operate, right? Not at all, actually quite the opposite is true. A typical LED system, involving twenty fixtures outputting the same lumens (unit of light output) cost 75% less to operate than a comparable incandescent system. Twenty incandescent fixtures cost $380/ year to operate whereas 20 LED fixtures cost just $95/year. You get the same light output for 75% less operating cost. Now all the naysayers are saying, but how often do the bulbs need changed? Believe it or not, LEDs are rated for an average 50,000 hours of light output. Just to put 50,000 hours into perspective If your system operated for 10 hours per day every day of the year, you wouldn t need to worry about bulbs for almost 14 years. Now that is something for everyone to shout about! About the Author: Ryan Longenecker is responsible for in-house landscape designs for clients and customers for the Northern Region office at Davis Landscape Ltd. in Harrisburg, PA. He is also responsible for all aspects from marketing, estimating, presentation and hand-off to production. You can reach him at (717) or rlongenecker@davislandscapeltd.com. Commercial Listings 1,160 SF Lease - 8 Tristan Road, Suite #4, Dillsburg Space now available in this newly constructed, modern facility End-unit has an open floor plan and can easily be modified for a commercial, retail, or office user Easy access and exposure to Route 15 Sale - York County York County Liquor License for sale Call for details! 7,395 SF Lease Market Street, Harrisburg First floor space available in the Harrisburg Transportation Center in Downtown Harrisburg In walking distance to all the downtown restaurants, amenities, and Riverfront Park Industrial Listing Similar building to be built 10,000 SF Lease Firehouse Road, Grantville Functionally designed, to be built warehouse/shop space Two buildings: 5,000 SF (50' x 100') each Price is right and location is convenient to I-81 20,611 SF Sale/Lease S. 17th Street, Harrisburg Functional, clean and inexpensive warehouse or can be an alternative use - grocery store or variety shop Located just off I-83 and across from new Hamilton Health Center 4 dock doors and 1 drive-in Fully fenced yard 5

Industrial Listings Q: What does it mean to use "and/or assigns" wording in a contract?

assigned, it could be subject to double transfer tax.

Revenue as opposed to the normal two percent (2%) (one percent from each side).

drive-in and is open, clean and competitively priced Located off Progress Avenue at the I-81 interchange with many amenities close by It caused a lot of concern when it first appeared and although I

When a Buyer goes to purchase a commercial property, many times they do not have an entity yet formed which will be the actual buyer.

To correct that situation as we get closer to settlement and the new entity has been formed, we often terminate the existing contract and rewrite it with the name of the new buying entity.

6 Industrial Listings Q: What does it mean to use "and/or assigns" wording in a contract? A: In 2008 the Pennsylvania Department of Revenue made a ruling that if you use the words and/or assigns after the Buyer s name on a contract for the purchase of real estate, and it settles and was assigned, it could be subject to double transfer tax. If there was an assignment at settlement, there were actually two transactions (not just one) and therefore two transfer taxes [a total of four percent (4%)] should be paid to the Department of Revenue as opposed to the normal two percent (2%) (one percent from each side). 1,300-4,990 SF Lease Park Drive (Lower Level), Harrisburg Perfect flex space for a company in need of a storage or shipping area Lower level warehouse space features a dock door, a potential drive-in and is open, clean and competitively priced Located off Progress Avenue at the I-81 interchange with many amenities close by It caused a lot of concern when it first appeared and although I ve never seen it enforced in all the years since then, it still is of concern. When a Buyer goes to purchase a commercial property, many times they do not have an entity yet formed which will be the actual buyer. And since they know they do not want to keep it in their own name, they put their name on the contract followed by and/or assigns. To correct that situation as we get closer to settlement and the new entity has been formed, we often terminate the existing contract and rewrite it with the name of the new buying entity. In some cases there are attorneys who believe that the escrow deposits should even be refunded and redone with the new entity s name on the check. And there are other items an attorney might want to see happen in a case where and/or assigns is brought into play. 83,544 SF Sale - 6 Pine Hill Drive, Carlisle Large, clean warehouse facility built in 1996 and recently expanded Ideal location at I-81 and the PA Turnpike (I-76) in Carlisle Approximately 8,900 SF of finished office space and 74,644 SF of warehouse space Again, I ve never seen it enforced since it was put into law, but why would you want to take the chance being the test case. Obtain the services of a well-qualified real estate attorney to help you through this or the services of a knowledgeable real estate broker. Answered? Do You Have A Question You Would Like Contact Leah Wentz: (717) ext.116 lwentz@naicir.com Get your question answered and published! All topics are welcome! Lease Allendale Road, Mechanicsburg Functional warehouse space with 1,000 SF being office Easily accessible from US Route 15, PA Route 581 and I-81 Convenient West Shore location Including six docks: 8' x 8' 70,710 SF Information concerning these offerings comes from sources deemed reliable, but no warranty is made as to the accuracy thereof, and they are submitted subject to errors, omissions, change of price or 6 other conditions, prior sale or lease, or withdrawal without notice. All sizes approximate. NAI CIR, 1015 Mumma Road, Wormleysburg, PA PA License #RB024320A l

Investment Listings Portfolio of 4 properties; 3 existing buildings and 3 acre vacant parcel 4 Parcels Sale - 2701, 2703, 2705, 2707 Horseshoe Pike, Palmyra Property consists of two commercial units

intersections Sale - 5620-5630 Derry Street, 5650-5670 Lancaster Street, Harrisburg Now offering a 9.

7 Investment Listings Portfolio of 4 properties; 3 existing buildings and 3 acre vacant parcel 4 Parcels Sale , 2703, 2705, 2707 Horseshoe Pike, Palmyra Property consists of two commercial units (Antique Store and Gun Shop), one apartment (above Gun Shop), and two single family houses Available as an investment or redevelopment opportunity at one of South Londonderry Township's busiest intersections Sale Derry Street, Lancaster Street, Harrisburg Now offering a 9.16% CAP rate Stable income from strong credit tenant and tremendous upside from the vacant 3 acres that can accept additional office/ commercial buildings High visibility and excellent parking Land Listings Location Acres Zoning Type 5148 E. Trindle Road, Mechanicsburg, Cumberland County (Route 641) 1.0 Commercial Limited Sale Route 22 & Route 39, Harrisburg, Dauphin County 1.35 (1 lot) Commercial Highway/Office Sale Price Reduced Wesley Drive, Mechanicsburg, Cumberland County 1.53 Commercial General District Sale Pending Grayson Road, Harrisburg (Rear Lot) 1.6 Limited Manufacturing District (ML) Sale NEW - I-81 and W. Trindle Road, Carlisle, Cumberland County 2.18 (2 parcels) Commercial Highway Sale Price Reduced - East Cumberland Street (Route 422), Lebanon, Lebanon County 2.2 Commercial Sale 7700 Derry Street, Harrisburg, Dauphin County 2.3 (lot 8) Commercial District General Sale/Lease Route 114 & Gettysburg Pike (NEC), Mechanicsburg, Cumberland County 2.97 Highway Commercial District Sale Lockwillow Avenue, Chiara Drive and Jaycee Avenue, Harrisburg, Dauphin County 3.68 (5 parcels) Commercial General Sale Price Reduced Chelton Avenue, Harrisburg, Dauphin County 3.75 Business Campus Sale/Lease 1175 Walnut Bottom Road, Carlisle, (Lots 2 & 3), Cumberland County 4.07 Community Commercial (C2) Sale Price Reduced - Bent Creek Boulevard, Mechanicsburg, Cumberland County 4.44+/- Community Commercial (C2) Sale/Lease 700 S. Baltimore Street, Dillsburg, York County Agricultural - Conservation (AC) Sale Lena Drive, Lot 15, Mechanicsburg, Cumberland County 6.92 Planned Business Center District Sale Route 114 & Gettysburg Pike (NWC), Mechanicsburg, Cumberland County 7.12 Highway Commercial District Sale Lancer Street Extended, Harrisburg, Dauphin County 7.5 Medium Density Residential (R-2) Sale Route 441 and Orchard Drive, Harrisburg, Dauphin County 8.34 Single Family Residential District Sale 730 Limekiln Road, New Cumberland, York County 8.64 Commercial Business Sale Pending - Linglestown Road, Harrisburg, Dauphin County 9.48 Commercial Neighborhood District (CN) Sale Eisenhower Blvd & Highspire Road, Harrisburg, Dauphin County 10 Commercial District General Sale 7700 Derry Street, Harrisburg, Dauphin County (lots 4-8) Commercial District General Sale Carlisle Pike (Route 11) Waterford Square, Mechanicsburg, Cumberland County (13 lots) Community Commercial (C2) Sale Price Reduced - Allentown Boulevard, Harrisburg, Dauphin County 17+ Commercial Highway (CH) Sale l Information concerning these offerings comes from sources deemed reliable, but no warranty is made as to the accuracy thereof, and they are submitted subject to errors, omissions, change of price or other conditions, prior sale or lease, or withdrawal without notice. All sizes approximate. NAI CIR, 1015 Mumma Road, Wormleysburg, PA PA License #RB024320A 7

PRESORTED STANDARD U.S. POSTAGE PAID Harrisburg, PA Permit No.

717 761 5070 www.naicir.com www.billgladstone.com Check Out Our New Listings!

lease Five exam rooms, two private offices, lab area, break room, and large

Generous parking area and quick access to Route 11/15 NEW Land Sale - I-81

8 PRESORTED STANDARD U.S. POSTAGE PAID Harrisburg, PA Permit No. 783 BILL GLADSTONE, CCIM, SIOR NAI CIR PO Box 8910 Camp Hill, PA Check Out Our New Listings! Visit to view all listings not included in this issue. 2,400 SF NEW Office Lease - 30 E. Shady Lane, Enola Medical or professional office space now available for lease Five exam rooms, two private offices, lab area, break room, and large waiting/reception area Plenty of windows allow for abundance of natural light Generous parking area and quick access to Route 11/15 NEW Land Sale - I-81 and W. Trindle Road, Carlisle Two parcels for sale along W. Trindle Road Great location directly located off I-81 Call for details! 2.18 Acres

Having climbed back from the lows of the Great Recession, the commercial real estate

January 2016 Tangible Property Regs: Avoid demolishing your depreciable tax basis By Laura Jackson and Scott Drago Having climbed back from the lows of the Great Recession, the commercial real estate market