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Harrisburg, PA Zoning Overlays & Bonuses: Density Bonus Law (2026)

Q: Does Harrisburg offer a density bonus for affordable housing?

Yes, through Table 2 of § 7-307.3B for developments holding a certificate of qualification under Chapter 12-101. Rows for 20% of units affordable print density bonuses of 35%, 50% and 45% for low-income housing in the RL, RM and CN districts, and 15%, 30% and 35% for workforce housing.

Q: What must a developer do to qualify in the City of Harrisburg?

Section 12-101.5 requires affordable units equal to a minimum of 20% of the market rate unit count, rent not above 30% of a household's monthly income, and affordability for not less than 10 years. The developer applies for a certificate, signs a development agreement with the City, and files it with the Dauphin County Recorder of Deeds.

Q: How do I appeal a denied certificate of qualification?

Section 12-101.13 says the City must notify a denied applicant in writing by first-class mail within 15 days of the determination. The applicant can file an appeal within 30 days in accordance with the Local Agency Law, 2 Pa.C.S. § 101 et seq.

Q: Can a certificate be lost after a bonus is granted?

Yes. Section 12-101.8 requires an annual certification for the larger of 10 years or the length of time any benefit is accrued, and failing to file it before January 1 of any calendar year results in revocation of the certificate of qualification. Section 12-101.12 then revokes permits until violations are cured.

Some Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified October 2026

Key Facts

RL density bonus: 35% low-income, 15% workforce
RM density bonus: 50% low-income, 30% workforce
CN density bonus: 45% low-income, 35% workforce
Affordable share: 20% of units in every bonus row
Affordability term: Not less than 10 years from initial occupancy
Appeal window: 30 days after denial under the Local Agency Law

Summary

In the City of Harrisburg, Pennsylvania, Table 2 of § 7-307.3B prints a density bonus for certified affordable housing developments with 20% affordable units: low-income rows print 35% in RL, 50% in RM and 45% in CN, and workforce rows print 15%, 30% and 35%. Only developments holding a Chapter 12-101 certificate qualify.

7-307.3B Affordable Housing Development Standards Table 2 Percentage of Units Affordable Density Bonus Minimum Lot Area (square feet) per Dwelling Unit Max Impervious Lot Coverage Principal Building Height RL Zoning District Existing -- -- 5,000 50% 36 feet maximum Low-income (<80% MFI) 20% 35% 3,250 65% 50 feet maximum Workforce (80-120% MFI) 20% 15% 4,250 50% 40 RM Zoning District Existing -- -- 1,500 70% 45 Low-income (<80% MFI) 20% 50% 750 85% 60 Workforce (80-120% MFI) 20% 30% 1,050 75% 55 CN Zoning District Existing -- -- 1,200 95% 75 Low-income (<80% MFI) 20% 45% 660 95% 100 Workforce (80-120% MFI) 20% 35% 790 95% 85

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Full Breakdown

Harrisburg's density bonus is not a general zoning perk. Section 7-307.3B applies only to affordable housing developments that have received a certificate of qualification under Chapter 12-101 of Title 12, Affordable Housing Certification, and its Table 2 has a column headed Density Bonus next to a column for Percentage of Units Affordable. Every low-income and workforce row prints 20% in that first column.

In the RL Zoning District, the Low-income (<80% MFI) row prints a 35% density bonus and the Workforce (80-120% MFI) row prints 15%. In the RM Zoning District the rows print 50% and 30%. In the CN Zoning District they print 45% and 35%. The Existing rows print dashes in both the affordability and bonus columns. The table also prints a smaller minimum lot area per dwelling unit for the bonus rows, such as 750 square feet for low-income in RM compared with 1,500 for Existing.

Qualifying is a separate step. Section 12-101.5 requires the minimum number of affordable units to be 20% of the developer's market rate dwelling unit count, rented to low-income or workforce households at a price that does not exceed 30% of monthly income, and kept affordable for not less than 10 years. Workforce means a household with income between 80% and 120% of the Median Family Income. Before any permit is issued, the developer signs an affordable housing development agreement with the City, and § 12-101.11 requires it to be filed with the Dauphin County Recorder of Deeds. Under § 12-101.8 the developer files an annual certification, and failing to file before January 1 revokes the certificate of qualification. Section 12-101.6 requires affordable units to be mixed with market-rate units and to match them in exterior appearance, and withholds certificates of occupancy for the last 15% of market-rate units until all affordable units have them.

Violations & Fines

Section 12-101.12 requires immediate revocation of issued permits and certificates of occupancy, with no new ones until violations are cured. Section 12-101.99 sets a summary offense fine of not less than $50 nor more than $1,000 plus costs where no specific penalty is provided, and violations uncured 30 days after notice can be continuing violations. A denied applicant has 30 days to appeal under § 12-101.13.

Frequently Asked Questions

Does Harrisburg offer a density bonus for affordable housing?

Yes, through Table 2 of § 7-307.3B for developments holding a certificate of qualification under Chapter 12-101. Rows for 20% of units affordable print density bonuses of 35%, 50% and 45% for low-income housing in the RL, RM and CN districts, and 15%, 30% and 35% for workforce housing.

What must a developer do to qualify in the City of Harrisburg?

Section 12-101.5 requires affordable units equal to a minimum of 20% of the market rate unit count, rent not above 30% of a household's monthly income, and affordability for not less than 10 years. The developer applies for a certificate, signs a development agreement with the City, and files it with the Dauphin County Recorder of Deeds.

How do I appeal a denied certificate of qualification?

Section 12-101.13 says the City must notify a denied applicant in writing by first-class mail within 15 days of the determination. The applicant can file an appeal within 30 days in accordance with the Local Agency Law, 2 Pa.C.S. § 101 et seq.

Can a certificate be lost after a bonus is granted?

Yes. Section 12-101.8 requires an annual certification for the larger of 10 years or the length of time any benefit is accrued, and failing to file it before January 1 of any calendar year results in revocation of the certificate of qualification. Section 12-101.12 then revokes permits until violations are cured.

Sources & Official References

[1]Codified Ordinances of the City of Harrisburg, Ch. 7-307 and Ch. 12-101 (eCode360)

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