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Department of General Annex Disposition Report

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Department of General Annex Disposition Report DEPARTMENT OF GENERAL SERVICES ANNEX DISPOSITION REPORT January 13, 2017 ACKNOWLEDGMENTS COMMONWEALTH OF PENNSYLVANIA Governor Tom Wolf PENNSYLVANIA DEPARTMENT OF GENERAL SERVICES Curt Topper, Secretary Julien Gaudion, Deputy Secretary for Property & Asset Management Elizabeth Woods, Director, Bureau of Real Estate STAKEHOLDERS STATE LEGISLATURE Sue Helm, Pennsylvania House of Representatives Patty Kim, Pennsylvania House of Representatives Kimberly Morewood, Pennsylvania House of Representatives Rob Teplitz, Pennsylvania State Senate LOCAL / COUNTY GOVERNMENT Mayor Eric Papenfuse, City of Harrisburg Carl Dickson, Dauphin County Parks and Recreation Leah Eppinger, Tri-County Planning Commission Jeff Haste, Dauphin County Commissioners David Kratzer, Susquehanna Township Frank Lynch, Susquehanna Township Board of Commissioners Jackie Parker, City of Harrisburg Timothy Reardon, Tri-County Planning Commission STATE AGENCIES Sharon Altland, Pennsylvania Farm Show Complex and Expo Center Mary Bender, Pennsylvania Department of Agriculture Jan Blosser, Pennsylvania Department of Human Services Scott Dunkelberger, Pennsylvania Department of Community and Economic Development Lauren Imgrund, Pennsylvania Department of Conservation and Natural Resources Diane Kripas, Pennsylvania Department of Conservation and Natural Resources Andrea MacDonald, Pennsylvania Historical and Museum Commission Dave Maher, Pennsylvania Historical and Museum Commission Doug McLearen, Pennsylvania Historical and Museum Commission Sarah Miller, Pennsylvania Department of Community and Economic Development Cheryl Nagel, Pennsylvania Historical and Museum Commission p. 2 ACKNOWLEDGMENTS Martyn Nevil, Pennsylvania Emergency Management Agency Randy Padfield, Pennsylvania Emergency Management Agency Russell Redding, Pennsylvania Department of Agriculture Rita Rellick, Pennsylvania Emergency Management Agency Michael Smith, Pennsylvania Department of Agriculture Heidi Svonavec, Pennsylvania Farm Show Complex and Expo Center Bryan Vansweden, Pennsylvania Historical and Museum Commission James Vaughan, Pennsylvania Historical and Museum Commission Neil Weaver, Pennsylvania Department of Community and Economic Development Douglas Wolfgang, Pennsylvania Department of Agriculture COMMUNITY AND ECONOMIC DEVELOPMENT GROUPS David Black, Harrisburg Regional Chamber and CREDC George Connor, Dauphin County Community and Economic Development Shaun Donovan, Harrisburg Regional Chamber and CREDC CIVIC / COMMUNITY GROUPS Alan Brunner, Pennsylvania State Employees Credit Union Mike Casciotta, Harrisburg Flying Society John DiLeonardo, Gaudenzia Mark Dunmire, Dauphin County Community Gardens Andy Enders, Harrisburg Young Professionals Michael Harle, Gaudenzia Matthew Kenny, Historic Harrisburg Association Diane Kripas, Capital Area Greenbelt Association Patricia Landis, Capital Area Greenbelt Association David Morrison, Historic Harrisburg Association Richard Norford, Capital Area Greenbelt Association Paula Ruane, Gaudenzia Mark Sarneso, Gaudenzia Pete Spicher, Pennsylvania State Employees Credit Union Derek Whitesel, Harrisburg Young Professionals MEDIA GROUPS David Schankweiler, Journal Multimedia EDUCATIONAL GROUPS John Sygielski, Harrisburg Area Community College p. 3 ACKNOWLEDGMENTS PROJECT TEAM LEAD CONSULTANT RGS Associates, Inc. Mark Hackenburg, RLA Mitchell Kemp, PE Anne Marek, PE, LEED GA Nicole Seuffert SUBCONSULTANTS Vernon Land Use Tracey Vernon, PP, AICP ARM Group Stephen B. Fulton, PE, PG Bradley Gehman 4ward Planning Todd J. Poole Erin Camarena Delta Development Group Bonnie Mark Walters Appraisal Jeffrey L. Walters, MAI Landmark Commercial Realty David Remmel, PE, SIOR Barbara Murdocca Daniel Dutcavich p. 4 TABLE OF CONTENTS 1.0 Introduction 9 Project Team...................................................................................................................................... 10 Approach .............................................................................................................................................11 Process ................................................................................................................................................ 12 Phase 1 ................................................................................................................................................ 12 Phase 2 ................................................................................................................................................ 13 Phase 3 ................................................................................................................................................ 13 Phase 4 ................................................................................................................................................ 14 Summary ............................................................................................................................................. 14 2.0 Why Sell 17 3.0 Executive Summaries 21 Stakeholder Engagement ................................................................................................................ 21 Phase 1 Environmental Site Assessments .................................................................................. 25 Asbestos Inspection Report .......................................................................................................... 32 Zoning & Site Analysis ..................................................................................................................... 33 Ecological Assessment Report ......................................................................................................40 Real Estate Market Research ......................................................................................................... 42 Agency / Municipal Meeting Feedback ........................................................................................ 43 Utility Separation Analysis ............................................................................................................. 47 Historic Resource Assessment ..................................................................................................... 52 Lot 13 Demolition Cost Analysis ................................................................................................. 54 Community Benefit / Public Use .................................................................................................. 57 Public Recreation / Open Space ................................................................................................... 61 Pennsylvania Farm Show Complex .............................................................................................. 63 4.0 Public Meeting 67 5.0 Economic Impact & Residual Land Use Analyses 101 Economic Impact Analysis ............................................................................................................ 101 Residual Land Value Analysis ....................................................................................................... 107 6.0 Highest & Best Use Analysis 115 Lot 13 - Hypothetical Redevelopment / Adaptive Reuse Scenario .....................................116 Lot 14 - Hypothetical Redevelopment .......................................................................................119 Lot 15 - Hypothetical Redevelopment ...................................................................................... 121 Lot 16 - Hypothetical Redevelopment ...................................................................................... 121 Outside Market Influences ........................................................................................................... 123 Conclusion ....................................................................................................................................... 123 p. 5 TABLE OF CONTENTS 7.0 Appraisal Report 127 Lot 13 .................................................................................................................................................128 Lot 14 .................................................................................................................................................128 Lot 15 .................................................................................................................................................128 Lot 16 ................................................................................................................................................. 128 Lots 13, 14, 15 & 16 Together as one parcel ........................................................................... 129 Lots 14, 15 & 16 Together as one parcel .................................................................................. 129 8.0 Marketing Recommendations 133 Lot 13 ................................................................................................................................................. 133 Lot 14 ................................................................................................................................................. 134 Lot 15 ................................................................................................................................................. 134 Lot 16 ................................................................................................................................................. 134 Timing ...............................................................................................................................................
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