By definition a non-conforming use is a building that was

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Understanding a Non-Conforming Use in the Real Estate World By Bill Gladstone, CCIM, SIOR By definition a non-conforming use is a building that was performing an existing use prior to zoning being

Different municipalities each have ordinances dealing with these non-conforming uses, including an expansion of this non-conforming use.

April 2015 What if you sell the building and the next person is looking for a continuation of the non-conforming use for their business? How is that determined by the municipality?

The majority of the time the use coming in is interpreted as a less intensive use, someone who has a use that is judged to have less people and less traffic attracted to the property.

1 Understanding a Non-Conforming Use in the Real Estate World By Bill Gladstone, CCIM, SIOR By definition a non-conforming use is a building that was performing an existing use prior to zoning being instated. Once zoning was enacted, the zoning did not accommodate the type of activity being done on the site. So it was now "grandfathered" in. Different municipalities each have ordinances dealing with these non-conforming uses, including an expansion of this non-conforming use. For example, if you have a 10,000 square foot (SF) building, a fifty percent (50%) increase in size might be the maximum you can expand it without violating the ordinance. April 2015 What if you sell the building and the next person is looking for a continuation of the non-conforming use for their business? How is that determined by the municipality? This is important because you may not have the opportunity to sell your property to a use that is exactly the same as yours. The majority of the time the use coming in is interpreted as a less intensive use, someone who has a use that is judged to have less people and less traffic attracted to the property. (Continued on page 3) Seeking Writers Get the recognition you deserve by sharing your expertise! Bill Gladstone Group of NAI CIR is looking for industry related topics that our 4,000+ subscribers will find informative. harrisburg commercial A publication of the Bill Gladstone Group of NAI CIR Featured Land Listing - Price Reduced! 2.2 Acres Sale - East Cumberland Street (Route 422), Lebanon, PA 2.2 Acres available at the intersection of Route 422 and Narrows Drive, adjacent to Holiday Inn Express Site has level topography, storm water management plan already approved and drive-way permits from the township All the site needs is a user to obtain plan approvals for their building and parking Topics Can Include: Finance, development, architecture, technology, wellness, and more! Contact: Chuck Bender cbender@naicir.com (717) ext.152 In This Issue 1,3.Article 1 4,5 Article 2 2 New Listings 1-7 Featured Listings 8 Item Donations Needed Bill Gladstone, CCIM, SIOR ext. 120 wgladstone@naicir.com

New Listings 85,000 SF Industrial Sale/Lease - 2969 N.

light industrial uses Office Listings 4,928 SF Office Sale - 3029 N.

modernize the property while keeping the early 1900's feel 19 Parking spaces and two car garage available 4,741 SF Lease - 148 Reno Street, New Cumberland Great flex space featuring a clean,

State Street, Harrisburg Perfect location along the State Street corridor leading to the steps of the Capitol Complex Ideal for a lobbyist, attorney or other professional who could benefit from

200, Carlisle Office/retail space along busy Trindle Road offering great visibility Landlord will divide to suit tenant requirements Easy access to I-81 and the rapidly growing Carlisle area

2 New Listings 85,000 SF Industrial Sale/Lease N. 7th Street, Harrisburg Entire building available in this good, clean industrial space Front section is 51,000 SF with offices; back section is 34,000 SF with offices Excellent for assembly or light industrial uses Office Listings 4,928 SF Office 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 19 Parking spaces and two car garage available 4,741 SF Lease Reno Street, New Cumberland Great flex space featuring a clean, open floor plan with multiple offices, good storage and a dock Quick access to I-83 and the PA Turnpike (I-76) Can be leased with 144 Reno Street (for an additional cost) 955 SF Lease State Street, Harrisburg Perfect location along the State Street corridor leading to the steps of the Capitol Complex Ideal for a lobbyist, attorney or other professional who could benefit from having a small functional office near the City Turn-key condition offered at a competitive full service rate 1,000-3,218 SF Lease W. Trindle Road, Bldg. 200, Carlisle Office/retail space along busy Trindle Road offering great visibility Landlord will divide to suit tenant requirements Easy access to I-81 and the rapidly growing Carlisle area Located across from the Sheetz convenience store and adjacent to Target anchored Carlisle Crossing Shopping Center 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

(Understanding a Non-Conforming Use...Continued from page 1) For example, you have a 5,000 SF retail building of which 1,500 SF of it was devoted to a restaurant operation.

That one year timeframe many times is the tipping point for a municipality saying you have abandoned the property and have now lost your non-conforming use status (many times this issue of

That use should be approved. On the other hand, if you rent it to a 5,000 SF restaurant you may have an issue.

In many municipalities this will be determined by the Zoning Officer. If the Zoning Officer is in doubt, he/she will have a conference with the Zoning Hearing Board Solicitor.

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

3 (Understanding a Non-Conforming Use...Continued from page 1) For example, you have a 5,000 SF retail building of which 1,500 SF of it was devoted to a restaurant operation. You closed it down and you wait over one year to reopen. That one year timeframe many times is the tipping point for a municipality saying you have abandoned the property and have now lost your non-conforming use status (many times this issue of abandonment can be challenged). You decide to rent it to a 5,000 SF retail operation which means the 1,500 SF restaurant section is now less intense than it was previously. That use should be approved. On the other hand, if you rent it to a 5,000 SF restaurant you may have an issue. It could be shown that a restaurant use is a lot more intensive with people and traffic than the prior use of the building. This use will most likely be denied. In many municipalities this will be determined by the Zoning Officer. If the Zoning Officer is in doubt, he/she will have a conference with the Zoning Hearing Board Solicitor. However, at least in one municipality regardless of the Zoning Officer s decision you still need to attend a Zoning Hearing Board meeting. Office Listings 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 Allow for enough time to go through the Zoning Hearing Board process which can take approximately months from the start of advertising to the end of the appeal period. If you are ever confronted with this type of situation and you are headed to the Zoning Hearing Board, my suggestion is that you hire a good real estate attorney to make your presentation. The hearing is a legal proceeding with a stenographer recording the notes of the meeting. This should not be viewed as a difficult or scary process. Just approach it from the right perspective from the beginning and collaborate with your attorney on how that should be done. 1,998-20,112 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 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 multiple parking garages within 1 block 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 3

Impact of Cleaning Chemicals on Indoor Air Quality (IAQ) By Scott Werkheiser, P.E.

To answer these questions requires an understanding of what indoor air is. Indoor air is a very crowded and intricate entity.

and molds such as hyphae and spores. Among the most prevalent of all indoor air constituents are volatile organic compounds (VOCs).

Others can cause eye, nose and throat irritation, coughs and headaches, general flu-like illnesses, and skin irritation. Still others have been linked with more serious health concerns such as cancer.

4 Impact of Cleaning Chemicals on Indoor Air Quality (IAQ) By Scott Werkheiser, P.E. Office Listings What impact do chemical emissions from cleaning products and application processes have on indoor air quality and on building occupants? To answer these questions requires an understanding of what indoor air is. Indoor air is a very crowded and intricate entity. It not only contains chemicals, but it also consists of particles, viruses and bacteria, allergens and endotoxins, microscopic organisms such as dust mites, water vapor molecules (moisture), dust, and molds such as hyphae and spores. Among the most prevalent of all indoor air constituents are volatile organic compounds (VOCs). As many as 100 to 1,000 different VOCs can populate the air where people can easily inhale them. Some VOCs can produce odors that may be objectionable to employees or building occupants. Others can cause eye, nose and throat irritation, coughs and headaches, general flu-like illnesses, and skin irritation. Still others have been linked with more serious health concerns such as cancer. The World Health Organization estimates that 30% of all buildings in North America experience IAQ problems. Lease E. Park Drive, Harrisburg Attractive office suite in recently renovated building Good parking ratio Easily accessible from I-83/Union Deposit interchange 1,000-1,440 SF Results from a growing body of studies have demonstrated that the very products and processes that are used to keep indoor environments clean are also contributing to indoor pollution and health problems for building occupants. In many cases, VOC emissions from cleaning products and application processes are the primary cause of health concerns. Poor Indoor Air Quality Risks Health and Productivity Given the information above, it is not surprising that exposure to VOCs from cleaning products and other sources in offices and other business establishments can cause building occupants to feel uncomfortable, distracted or sick to the point that it interferes with their ability to do their work effectively. Missed work days or days with reduced activity can cost businesses billions of dollars in lost productivity. 2,700-7,000 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 Health, Environmental Protection at the Core of Green Cleaning In large part, the significant health risk employees face from exposure to cleaning products has pushed federal, state and local governments to require the creation of green cleaning programs and the use of green or environmentally preferred cleaning products. Although New York and Illinois are the only two states thus far to require by law green cleaning in schools, other states, such as Pennsylvania, California, Connecticut, Maine, Massachusetts, Minnesota, New Jersey, New York, Ohio, Oregon, Vermont and Washington, and cities, such as Chicago, Washington, DC, Seattle, Santa Monica and San Francisco, highly recommend the use of green cleaning and green cleaning products in state buildings and schools. In addition, the federal 17,396 SF Sale S. Cameron Street, Harrisburg Office property with adjoining warehouse and two additional storage garages on-site 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, 2015 (Continued on page 5) 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

(Impact of Cleaning...Continued from page 4) government requires the use of environmentally preferred cleaning products for its buildings.

In addition, the US Green Building Council (USGBC) standard for existing buildings, Leadership in Energy & Environmental Design - Existing Buildings (LEED-EB), requires the use of green cleaning

An overall green cleaning program applies a holistic approach to cleaning and focuses on cleaning effectively to create healthier buildings and reduce outdoor environmental impacts.

5 (Impact of Cleaning...Continued from page 4) government requires the use of environmentally preferred cleaning products for its buildings. This list is by no means exhaustive, but it offers a clear indication that green cleaning and the use of green cleaning products is catching on in the US. In addition, the US Green Building Council (USGBC) standard for existing buildings, Leadership in Energy & Environmental Design - Existing Buildings (LEED-EB), requires the use of green cleaning products to achieve credits for certification. Although there is no set legal or regulatory definition as to what is green or green cleaning, the concept itself is straightforward. An overall green cleaning program applies a holistic approach to cleaning and focuses on cleaning effectively to create healthier buildings and reduce outdoor environmental impacts. Both factors must be considered in making decisions about green cleaning products and services. An effective green cleaning program also requires shared responsibility between manufacturers, distributors, cleaning personnel, building owners and managers, and building occupants, with the overall goal of getting everyone involved in caring for the buildings in which they live, work or go to school. Certifying Green Cleaning Products To assist commercial users and consumers in making more informed decisions and manufacturers creating better products and application processes, several green cleaning standards from Green Seal, the Environmental Choice Program (ECP) and the GREENGUARD Environmental Institute have been developed. Both Green Seal and the ECP focus primarily on VOC content, while GREENGUARD Certification focuses exclusively on VOC emissions from cleaning products and their impact on human exposure Going to the Next Level Deals N. Baltimore Street & Route 15, Dillsburg, PA CC Land Development, LP has purchased 1.14 acres of land. They will use the land to build a professional office building. The Bill Gladstone Group of NAI CIR represented the Seller and Kevin Anderson of Keller Williams of Central PA represented the Buyer. PA Route 230 & Meade Avenue, Middletown, PA 2.5+/- Acres was leased to Sheetz, Inc. The future Sheetz Convenience Store is currently under construction. The Bill Gladstone Group of NAI CIR handled the transaction. Office Listing Sold Leased Manufacturers, building owners, facility managers and commercial cleaning companies have made significant and commendable progress in recent years in their efforts to maintain healthier indoor environments through environmentally friendly cleaning products and deep cleaning processes. The cleaning industry, however, is responsible for minimizing exposures to VOCs emitted from its products. About the Author: Scott Werkheiser, P.E., is the President of Green Commercial Cleaning, Inc. in Palmyra, PA ( He is a licensed Professional Environmental Engineer (P.E.) in the states of PA, DE, MD and VA. With his background in the environmental field he decided to specialize in the use of environmentally friendly (e-friendly) cleaning solutions and procedures and started Green Commercial Cleaning, Inc. Since 2006, he has added carpet cleaning, pressure washing, floor finishing and now all-natural organic pest control along with the janitorial and window cleaning. Clients include banks, doctors offices, public and professional offices. You can reach him at (717) or scott@greencommercialcleaninginc.com ,510 SF Lease N. Third Street, Harrisburg - Price reduced! Prominent downtown office building across from the State Museum Ideal for attorneys and associations Short walk to the Capitol Complex, on-site parking, and many other amenities are available to tenants 5

? Do You Have A Question You Would Like Answered? Email Leah Wentz at lwentz@naicir.com Get your question answered and published! All topics are welcome! Commercial Listings 19,000 SF Sale - 2500 N.

rooms Corner property is well-maintained and in good condition 5,220 SF Lease - 5660-5670 Lancaster Street, Harrisburg Lower level space in a three-story building is used for dormitories to Kaplan

Beautiful historic school house turned successful furrier business available for sale; real estate only Potential user/investor opportunity available Property has four apartment rentals (2nd floor)

Lancaster Street, Harrisburg Now offering a 9.

3,600-7,395 SF Lease - 415 Market Street, Harrisburg First floor space in the Harrisburg Transportation Center Reserved parking below deck at lower level and metered spaces in front of building There

6 ? Do You Have A Question You Would Like Answered? Leah Wentz at lwentz@naicir.com Get your question answered and published! All topics are welcome! Commercial Listings 19,000 SF Sale N. Third Street, Harrisburg This beautiful synagogue has been a Harrisburg landmark for years Includes large sanctuary and social hall with two fully equipped kitchens and a host of various smaller rooms Corner property is well-maintained and in good condition 5,220 SF Lease Lancaster Street, Harrisburg Lower level space in a three-story building is used for dormitories to Kaplan Career Institute Space is self contained with its own exclusive entrance Investment Listing 8,000 SF Sale South Front Street, Wormleysburg - Price reduced! Beautiful historic school house turned successful furrier business available for sale; real estate only Potential user/investor opportunity available Property has four apartment rentals (2nd floor) and can be subdivided into space for up to three businesses on the first floor Portfolio of 4 properties; 3 existing buildings and 3 acre vacant parcel 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 3,600-7,395 SF Lease Market Street, Harrisburg First floor space in the Harrisburg Transportation Center Reserved parking below deck at lower level and metered spaces in front of building There have been over $7 million in renovations and another $1.3 million in improvements currently under way 6 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

Industrial Listings 8,900 SF Lease - 144 Reno Street, New Cumberland Ideal for any light manufacturing or distribution need 700+/- SF Office area in the front, extra storage area on the second floor

7 Industrial Listings 8,900 SF Lease Reno Street, New Cumberland Ideal for any light manufacturing or distribution need 700+/- SF Office area in the front, extra storage area on the second floor (700+/- SF) and large warehouse in the back Quick access to I-83 and the PA Turnpike (I-76) Can be leased with 148 Reno Street (for an additional cost) 2,000-3,465 SF Lease W. Trindle Road, Carlisle, Bldg. 400 Flex space off Trindle Road with truck parking available Property offers office and warehouse space; landlord will divide to suit tenant requirements Adjacent to Target anchored Carlisle Crossing Shopping Center with easy access to I-81 and the rapidly growing Carlisle area Land Listings Location Acres Zoning Type 5148 E. Trindle Road, Mechanicsburg, Cumberland County (Route 641) 1.0 Commercial Limited Sale 4805, 4807, and 4809 E. Trindle Road, Mechanicsburg, Cumberland County 1.04 Apartment Office Limited 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 Price Reduced - East Cumberland Street (Route 422), Lebanon, Lebanon County 2.2 Commercial Sale Route 114 & Gettysburg Pike (NEC), Mechanicsburg, Cumberland County 2.97 Highway Commercial District Sale Price Reduced - Bent Creek Boulevard, Mechanicsburg, Cumberland County 4.44+/- Community Commercial (C2) Sale/Lease 1175 Walnut Bottom Road, Carlisle, (Lots 2 & 3), Cumberland County 4.07 Community Commercial (C2) Sale 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 Route 22 & Route 39, Harrisburg, Dauphin County 1.35 (1 lot) Commercial Highway/Office Sale Route 441 and Orchard Drive, Harrisburg, Dauphin County 8.34 Single Family Residential District Sale Price Reduced 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 (5 lots) Commercial Sale Carlisle Pike (Route 11) Waterford Square, Mechanicsburg, Cumberland County (13 lots) Community Commercial (C2) Sale Allentown Boulevard, Harrisburg, Dauphin County 17+ Commercial Highway (CH) Sale 6325 Chelton Avenue, Harrisburg, Dauphin County 3.75 Business Campus Sale/Lease 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.

Kid Friendly Item Examples: toothbrushes, notepads, pens, markers, small toys, stress balls,

* Donated Items will be given to children attending Shrek The Musical, JR.

Your Company will receive recognition in our publications, social media, and our website.

8 PRESORTED STANDARD U.S. POSTAGE PAID Harrisburg, PA Permit No. 783 BILL GLADSTONE, CCIM, SIOR NAI CIR PO Box 8910 Camp Hill, PA Commercial Real Estate Agent Bill "Shrek" Bobblehead Searching For Item Donations Kid Friendly Item Examples: toothbrushes, notepads, pens, markers, small toys, stress balls, water bottles, bags, cups, coupons and more! * Donated Items will be given to children attending Shrek The Musical, JR. this July in Camp Hill, PA. Your Company will receive recognition in our publications, social media, and our website. Support Children With Special Needs! Contact: Leah Wentz (717) ext lwentz@naicir.com *Also accepting monetary donations - proceeds going directly to TrueNorth Wellness Services. Thank you! The Bill Gladstone Group of NAI CIR is hosting this special event to support TrueNorth Wellness Services and children with special needs and their families this summer. Our Goal is to provide a free and fun family activity in a supportive and understanding environment!

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