Old buildings transformed

Seven years ago, McKissick Associates began helping St. Stephen's Episcopal Cathedral in Harrisburg find space for its school. St. Stephen's had been running the school in its church at 221 N. Front St., but it was out of room.

Harrisburg-based McKissick Associates studied several buildings it could renovate and multiple tracts on which it could construct a new school, but the architectural firm struggled to come up with a solution. Then, about three years later, the business found the answer it was seeking. And, it had been in front of the company's face all along.

McKissick Associates decided to renovate a parking garage behind St. Stephen's church.

The project is an example of adaptive reuse, a type of construction that has been most prevalent in cities - both in Central Pennsylvania and nationwide - over the past 10 to 15 years, said Vern McKissick, a partner with McKissick Associates. With adaptive reuse, an existing building is transformed and used for a new purpose. For example, an old office building might be converted into an apartment complex.

"People are returning to cities, and a lot of older buildings are there," McKissick said.

St. Stephen's garage was built in 1923. The 16,000-square-foot structure was used as a garage until 2000, McKissick said.

In December 2003, McKissick Associates completed the $2.6 million project to renovate the garage into a school, McKissick said. More than 200 students attend the school, which teaches students in kindergarten through eighth grade. It is certified as a green, or environmentally friendly, building.

This was the first time McKissick Associates converted a garage into a school. The company specializes in historic preservation and adaptive reuse work.

Various adaptive reuse projects are under way in Central Pennsylvania. One is the effort to convert the Furlow Building -a seven-story building at 1224 N. Third St. in Harrisburg that once housed a bank - into apartments, offices and retail space. The building has been vacant for about 15 years. McKissick Associates is working on the project.

A lot of adaptive reuse is occurring in industrial buildings because once-vacant schools have been redeveloped for other uses, said David Zwifka, executive director of Historic Harrisburg Association.

Mixed use is the goal of adaptive reuse, Zwifka said. Because industrial buildings often are large, they lend themselves to multiple uses. His organization promotes the restoration, preservation and enjoyment of historic neighborhoods and landmarks.

But, adaptive reuse is not limited to warehouses and distribution centers. One well-known adaptive-reuse project is the conversion of the King Mansion at 2201 N. Front Street in Harrisburg into the offices of Webclients.net. The technology firm operates in the 79-year-old former home of Merchants and Business Men's Mutual Insurance Co. Webclients moved into the building in October 2003.

Cameron Square Apartments on Green Street in uptown Harrisburg was a school building before it was turned into a complex of one-bedroom apartments.

Adaptive reuse can lead to improvements throughout neighborhoods where buildings are converted, Zwifka said. About 10 years ago, a printing press operation in Harrisburg was converted into McFarland Apartments. The property overlooks the Mulberry Street Bridge. In the neighborhood around the apartment building, houses are being rehabilitated and small shops are opening.

In addition, several old tobacco warehouses are being converted into offices, particularly for information-technology firms, said Susan Shearer, executive director of Preservation Pennsylvania. The Harrisburg-based organization helps Pennsylvania communities protect and utilize historic resources. BlazeNet, an Internet service provider based in York Township, plans to move into a tobacco warehouse in York. Space in Greenway Tech Centre, formerly called the Dallmeyer Building, primarily will be marketed to other tech firms.

Restore 'N More Inc., a general contractor, transformed a tobacco warehouse at 251 W. Steigel St. in Manheim into its new home.

Because adaptive reuse often costs more than new construction, state and federal governments offer historic-preservation tax credits for adaptive-reuse projects. Pennsylvania has one of the highest uses of those credits, Shearer said.

Still, Preservation Pennsylvania faces the challenge of educating the public that adaptive reuse can make sense, Shearer said. A report released in December 2003 by The Brookings Institution helped. The report, "Back to Prosperity: A Competitive Agenda for Renewing Pennsylvania," detailed the state's many demographic, economic, sprawl and abandonment problems. The report advocated adaptive reuse. Brookings is a Washington, D.C.-based think tank.

Part of the challenge, Zwifka said, is dispelling people's prejudices toward working and living in an urban landscape. Concerns abound about safety and the economy.

Those issues did not stop James C. Liddle, branch manager of Legg Mason Wood Walker Inc.'s York office. He managed the adaptive reuse of a warehouse and hardware store in York into two commercials lofts, which Legg Mason moved into a few months ago.

"I ended up being the project manager because the construction manager from Baltimore didn't want to deal with it," Liddle said. "He said the project was too difficult."

Susquehanna Real Estate developed the commercial spaces, as well as 17 residential units, in the two buildings at 230-236 N/ George St. in York. It is called The Lofts on George Street. Susquehanna Real Estate is a division of Susquehanna Pfaltzgraff Co., a York-based media and manufacturing company.

The main challenge Liddle faced was an 18-inch sloping floor from the front to the back. To fix the problem, all of the 4-by-12 beams that held up the floor had to be lowered to even the floor.

Liddle made sure to keep stained-glass windows and siding on the walls. He had workers clean the floor to reveal beautiful hardwood maple. He had two old doors painted and installed on a track, so they could slide open - a dramatic flourish for the conference room. He had a big barn door made and set at the main entrance in the lobby. He highlighted the exposed ductwork.

Liddle's only regret is that he didn't have enough money to save more of the building. For Liddle, who is 60 and has managed Legg Mason's branch for 23 years, the project had sentimental value.

"I saw this building and loved it. I thought it would be a great opportunity to build probably the last office I'll work in..."