News Briefs for July 19, 2024
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The Bishop White House in the Rose Valley Historic District was constructed circa 1695. The house is located about a mile downriver from the newly reopened Manchester Avenue Bridge, which spans Ridley Creek and connects several municipalities.
Photo: Smallbones
Flood insurance task force recommends tax breaks, grants, other assistance
With fewer than 2% of insured Pennsylvania properties carrying flood insurance, the Pennsylvania Flood Insurance Premium Assistance Task Force has new recommendations to make it more affordable. The problem is often cost. Families pay hundreds or even thousands of dollars per year on top of their regular homeowners insurance. A report published by the task force recommends new positions in state government, expanded grants and new tax breaks. “We’re seeing, especially now with climate change, with increasing frequency, very severe storm events,” said state Sen. Steven Santarsiero (D-10), of Bucks County, who sat on the task force. “Unless we want to see neighborhoods become ghost towns, [flood insurance affordability] is a real problem.” Read more here.
Source: WHYY; 7/3/2024
PA lawmakers pass nearly $48B budget almost 2 weeks late
Pennsylvania lawmakers approved a $47.6 billion budget deal nearly two weeks into the new fiscal year that started July 1. Gov. Josh Shapiro signed the main spending bill on July 11 after it passed the House 122-80 and the Senate 44-5. The budget represents a 6% increase over last year’s approved spending, with most of the new money going toward public schools and human services to boost pay for direct care workers. The plan also devotes more money to making college more affordable in a state that’s rated as among the worst in the nation in affordability and allots hundreds of millions of dollars to compete for huge, new projects like multibillion-dollar microchip plants. The plan doesn’t increase sales or income tax rates, the state’s two major revenue sources, although the package carries tax cuts for businesses to deduct more losses and students to deduct loan interest.
Source: WHYY; 7/12/2024
Debunking common flood insurance myths in the Philly region
The Philadelphia region is vulnerable to flooding, whether it’s from storm surge along the Jersey Shore, intense thunderstorms dumping rain on Pennsylvania counties or flooding exacerbated by sea level rise along the Delaware Bay. A flooded home can be financially devastating for a family. Insurance officials say they often hear confusion about flood insurance from people whose homes it could help protect — including misconceptions like “My home insurance covers flood damage,” or “If I live outside the FEMA flood zone, I can’t get flood insurance.” Read more about the common myths about flood insurance here.
Source: WHYY; 7/5/2024
How population totals in the Philly suburbs have changed since 2020
Overall, the eight-county Philadelphia region lost 0.2% of its population between 2020 and 2023 as the pandemic and the rise of remote jobs altered the way many people work, commute and live, putting the region’s total at 5,496,558 residents. But that modest decline was not felt equally. The City of Philadelphia, Lower Bucks County and southeastern Delaware County were among the areas with the steepest drops. Countywide, population totals in Bucks and Delaware counties since 2020 have remained fairly steady. In Chester County, Upper Uwchlan, Phoenixville, West Whiteland and East Whiteland all saw increases of between 5 to 7%. In Montgomery County, Upper Merion and Cheltenham also saw a similar percentage in population increase. A driving factor behind those shifts, planning experts suggest, is the development of multifamily housing. If you build it in Philadelphia’s suburbs, they will come, researchers say, citing the latest estimates from the U.S. Census Bureau. Read more here.
Source: Philadelphia Inquirer; 7/10/2024
HUD encourages homebuyers to use 203(k) loans to purchase fixer-uppers
The federal government is updating a program that helps homebuyers purchase and renovate properties using a single mortgage in an effort to get more people to use a loan it considers key to preserving the country’s housing stock. The U.S. Department of Housing and Urban Development (HUD) is allowing homeowners more time and financing to make it easier for them to use federal 203(k) rehabilitation loans to buy fixer-uppers or refinance and repair their homes. The department also is increasing how much 203(k) consultants, who guide homeowners through the program, can be paid, which HUD hopes will grow their shrunken ranks. The 203(k) program used to be a powerful tool for homebuyers that led to neighborhood stability and revitalization, according to Julia Gordon, the assistant secretary for housing and federal housing commissioner at HUD. “But, unfortunately, the program didn’t keep up with changing market conditions. And it kind of fell into disuse,” she said. The 203(k) loans make up a small fraction of mortgages, but the department hopes increasing usage of them can help chip away at the nationwide shortage of properties that homeowners can afford. Read more in the Inquirer.
Source: Philadelphia Inquirer; 7/9/2024
PAR offers advocacy virtual training
The Pennsylvania Association of Realtors (PAR) offers Advocacy Virtual Training to give members the tools they need to be engaged in PAR’s advocacy efforts and help them better represent the industry. Shifting to a virtual format beginning in 2024, members will be able to attend shorter, one-hour sessions, each focused on different aspects of the advocacy program. A session titled Grassroots & Calls to Action will be held on Thursday, July 25, at 10 a.m. Learn more and register on the PAR website.
35-acre site in Bensalem set for sheriff’s sale
A 35-acre development site in Bensalem is slated for sheriff’s sale after its owner filed for bankruptcy. The property at 2201 Street Road, formerly the Armstrong Middle School, has been eyed for a large-scale, mixed-use project. It was purchased from the Bensalem Township School District in 2020 for $6.3 million by 2201 Street Rd LLC — a company controlled by Jignesh “Jay” Pandya, who is also the owner of national restaurant chain Boston Market. 2201 Street Rd LLC filed for Chapter 11 bankruptcy protection on June 13. Bensalem Township Council approved a land development plan for the site in November 2021 that included more than 150,000 square feet of space to be built across 11 buildings. Called The Hub at Bensalem, the plans included 40 residential units, a grocery store, an office building, a bank, a convenience store, and restaurant and retail space. The property is scheduled for sheriff’s sale on Aug. 9. 2201 Street Rd LLC estimated the value of the parcel at $20 million in its bankruptcy filing. Executive director of the Bensalem Economic Development Corporation Bob Norkus said if the mixed-use project can't be revived, he believes a large sports facility could fit well at the site.
Source: Philadelphia Business Journal; 6/30/2024
Bucks Opportunity Council focuses on residents facing eviction
The Bucks County Opportunity Council (BCOC), the leading anti-poverty agency in the county, recently announced the results of its latest Community Needs Assessment. The needs assessment is conducted every three years to find out what services those in low-income communities need most. The survey determined that 71% of respondents named affordable housing as the leading challenge facing Bucks County. It also found that 45% of renters are currently paying more than 30% of their income for rent. According to the BCOC, some focus group participants are paying rents so high it takes most of their paychecks while working two jobs and they still do not have enough money for food and other necessities. Others say they have waited years for Section 8 housing assistance. Still others face eviction when high deposits and late fees make it impossible for them to catch up. To adjust, BCOC officials said they have improved its Eviction Prevention and Court Mediation programs and strengthened relationships with area landlords. Learn more about BCOC and the needs assessment here.
Source: Bucks County Herald; 7/11/2024
Bucks County Home Repair Program now accepting applications
The Bucks County Home Repair Program (BCHRP) began accepting applications on July 1. BCHRP is a resource available to low-moderate income homeowners that provides qualifying households with up to $50,000 for home repairs and modifications. Common eligible repairs include roofing, plumbing, electrical systems, heating, and accessibility modifications like ramps and grab bars. Applications are due by Aug. 15, with pre-application review submitted by Aug. 6. BCHRP will host two in-person application sessions — on Thursday, July 11, from 2 to 7 p.m., and on Saturday, July 13, from 10 a.m. to 4 p.m. Both sessions will take place at Habitat for Humanity of Bucks County, 539 Jacksonville Road, Suite 100, Warminster. For more information, visit the Bucks County Home Repair Program website.
Source: Bucks County; 6/26/2024
Pickleball to take over former Bed, Bath & Beyond in Newtown
Utah-based Picklr has begun conversion of a 30,000-square-foot Bed, Bath & Beyond store in the Newtown Shopping Center at 20 West Road. The vacant store will be home to a pickleball facility offering professional-grade surfacing, a pro shop, professional coaching, league play, tournaments, lockers and showers. Part of a nationwide expansion of about 80 clubs by Picklr, the Newtown Township site will be Picklr’s first in Pennsylvania. It will be membership-only with a monthly fee between $119 and $129, and will be open daily from 6 a.m. to midnight.
Source: The Reporter; 7/14/2024
Homebuilder buys 73 acres in Wallace Township, plans dozens of single-family homes
A Fort Washington homebuilder purchased a 73-acre undeveloped property in Chester County for nearly triple what it sold for last year and plans to build dozens of single-family homes. Foxlane Homes recently bought the four parcels in Glenmoore, Wallace Township, for $6.8 million — 15 months after the land sold for $2.3 million, according to property records. During the time in between the two sales, development on the property was approved and the Chester County housing market became increasingly lucrative. The site is between Devereux Road and Lexington Manor, south of I-76. The seller was Wallace Tract I Partners LLC. Foxlane plans to build 36 homes that would each have four to six bedrooms, three-and-a-half to six bathrooms and three-car garages. Floor plans on Foxlane’s website show homes starting at 3,100 square feet up to as large as 4,400 square feet. The development is set to be called the Estates at Stonecliff. Prices are unclear.
Source: Philadelphia Business Journal; 7/14/2024
Upper Uwchlan working on short-term rental ordinance
Upper Uwchlan Township has been drafting a short-term rental ordinance that would amend the zoning section of the municipal code. The proposal would delete the definition of “Hotel/Motel/Motor Inn” to add definitions of hotel, motel and short-term rental. It would amend section 200 of the code to allow a short-term rental in the R-1 and R-2 districts by conditional use, and adopt a new section, 200-72.3, providing criteria for a short-term rental. The latest version of the draft ordinance can be viewed on Page 105 of the July 9 township supervisors meeting agenda.
Source: Upper Uwchlan Township; 7/9/2024
Fire departments struggle to find volunteers
Chester County fire departments are having a tough time finding volunteers. Many departments are using both old-fashioned and new ways to recruit. In West Chester, the department subsidizes a program that allows full-time college students to live at the Good Will Fire Station for free. Approximately 355 Chester County first responders are taking advantage of the new property tax forgiveness program. First responders pay county property taxes when they are due, and then the county collects a list from the fire companies stating who accrued points and will receive a rebate from 10% to 100%.
Source: Daily Local; 7/9/2024
Lawmakers, residents call on DCNR to make Big Elk land a preserve
A public hearing on the future of the Big Elk Creek watershed drew more than 160 people to the auditorium of Avon Grove High School on July 9, along with local, county and state elected officials. The event was organized by the Republican Policy Committee of the Pennsylvania House of Representatives. Many residents called for the 1,800 acres of state-owned land to be preserved and connected to nearby natural areas like White Clay, Big Elk and Fair Hill lands. State Reps. John Lawrence (R-13), of West Grove, and Craig Williams (R-160), of Chadds Ford had pointed questions for John Hallas, state parks director for the Pennsylvania Department of Conservation and Natural Resources (DCNR), over DCNR’s proposal to develop the park into a major tourist attraction. Hallas said the plans for Big Elk were for “improvements and enhancements.” Read more in the Daily Local or a brief summary on the House Republican Caucus website.
Source: Daily Local; 7/14/2024
Darby Township passes vacant property registration ordinance
Darby Township has passed a vacant property ordinance that requires property owners to register properties within 90 days after the property becomes vacant. If the owner does not reside within 30 miles of the property or is a corporation or LLC, they will be asked to provide information relating to an appointed local agent who is authorized to accept enforcement notices. If the property is sold or transferred, the new owner will be required to register the property within 15 days of the transfer.
Source: Darby Township; 7/10/2024
Delaware County reopens Manchester Avenue Bridge connecting Upper Providence, Middletown
Delaware County held a ribbon cutting on July 15 to mark the reopening of the Manchester Avenue Bridge, which spans Ridley Creek, connecting Upper Providence and Middletown townships near the borders with Nether Providence Township and Rose Valley Borough. The reconstruction of the bridge began in August 2023 and finished seven months ahead of schedule. The original bridge was a reinforced concrete closed spandrel arch underfill constructed in 1925. The scope of work for the bridge included important stormwater management and safety features. Read more on the county website.
Source: Delaware County; 7/15/2024
Upper Darby council floats earned income tax proposal again
Upper Darby Township Council is again considering enacting an earned income tax (EIT), a proposal that was previously floated in 2023. Chief administrative officer Crandall Jones said a benefit of an EIT is it brings in nonresident funds. PFM Consulting Group, which the township hired, estimated the EIT would bring in about $9 million at a 0.5% rate or $17.9 million at a 1% rate. Many Upper Darby residents are already paying that to other municipalities, Jones said. With Upper Darby enacting the EIT, that money would be funneled to Upper Darby. Councilwoman Laura Wentz said the EIT could overburden residents, and “we should find another way.”
Source: Daily Times; 7/14/2024
Springfield Township grapples with issues at Rolling Green Park
Springfield Township commissioners have installed “No Swimming or Bathing” signs in Rolling Green Park after reports of nuisance behaviors were presented to Delaware County Council. Springfield Township police have received more than 20 complaints since last month about people swimming or bathing in Darby Creek. The township responded by passing a new ordinance banning swimming, bathing and even standing in the water. "The township is taking it very seriously," Springfield Township solicitor James Byrne said.
Source: Daily Times; 7/5/2024
Upper Pottsgrove seizes land for disc golf course
Upper Pottsgrove Township commissioners voted 4-1 to use eminent domain to take 1.4 acres of privately held land for a planned frisbee golf course at Hollenbach Park. Negotiations to buy the land from the owners “have been difficult” because they could not agree on a price. The last offer from the township prior to the eminent domain vote was for $74,000. The resolution approved by the board authorizes as much as $75,000 for the land as part of the negotiations that occur once eminent domain proceedings have been initiated. Commissioner Don Read, who cast the lone “no” vote, praised the efforts of Open Space and Recreation Board Chairman Greg Churach in trying to reach an amicable agreement for the parcel. The master plan for the 25-acre Hollenbach Park includes the “annexation” of the property to allow for an 18-hole disc golf course. The owner of the 1.4-acre parcel said the land the township is taking is undevelopable because of existing wetlands.
Source: Pottstown Mercury; 7/16/2024
Clock ticking on Parkhouse challenge in Upper Pottsgrove
Royersford Holdings recently published “a section 108 notice” in the Pottstown Mercury. According to Gregory Heleniak, special counsel to Upper Providence Township, the description refers to the section of the Pennsylvania municipal planning code and is published to provide a 30-day window for anyone who wants to challenge the zoning amendment adopted by the Upper Providence Township supervisors in May that will allow for the alternative plan for the development of the 176.4-acre Parkhouse property to move forward. The July 11 notice is a way for the developers benefitting from the change to limit possible challenges by alleging the process by which it was adopted was flawed, Heleniak said. The current zoning would have allowed a minimum of 1,203 age-restricted housing units to be built. The text amendment to the zoning allows 600 mixed housing units, with 25% being age-restricted. As proposed, the project would have 44 single-family homes, estimated to cost about $1 million each, 153 age-restricted “carriage house” units from the upper $700,000s, 177 “front-loaded” townhomes, and 226 “rear-loaded” townhomes that will cost between $400,000 and $500,000. Heleniak said the plans shown during the zoning hearings were “conceptual” and the developers have not yet submitted anything formal to start the land development process. The site is one of the largest undeveloped properties in Montgomery County.
Source: Pottstown Mercury; 7/12/2024
David’s Bridal headquarters relocation paves way for Conshohocken housing
As part of a restructuring effort following a Chapter 11 bankruptcy filing, David’s Bridal will move its headquarters from 1001 Washington St. in Conshohocken to 630 Allendale Road in King of Prussia. The move will allow Hightop Development to proceed with redevelopment of the 3.7-acre Conshohocken property into 49 townhomes. Hightop Development CEO David Landskroner emphasized the location’s appeal, saying it will benefit from proximity to the Schuylkill River Trail and Spring Mill Station on SEPTA’s Manayunk/Norristown Regional Rail Line.
Source: Montco Today; 7/15/2024
Montco is home to three of the fastest growing towns in Pennsylvania
While many Pennsylvania municipalities have seen a decrease in population over the past three years, three in Montgomery County are among the 14 fastest-growing in the state. Worcester Township grew by 7.63% between 2020 and 2023, as the population increased from 10,317 residents to 11,104 residents, making it the seventh fastest-growing town in Pennsylvania. Upper Merion Township saw 6.17% growth for the same time period, with its population growing from 33,613 residents to 35,688 residents, making it 12th fastest-growing town. Bridgeport Borough, at 5.88% growth with a population increase from 5,015 residents to 5,310 residents, ranked 14th. A December report by the Center for Rural Pennsylvania estimated that most of Pennsylvania’s counties will see their populations shrink over the next 30 years.
Source: Montco Today; 7/13/2024
Norristown to appoint new administrator
The Municipal Council of Norristown is expected to appoint Leonard Lightner to be the next municipal administrator at the July 16 work session. Lightner, a veteran of the U.S. Army with over 15 years of experience in local government, is expected to start as the municipality’s top administrative official on Aug. 5. The municipal administrator serves as the chief administrative officer of the municipality, whose powers and duties include the preparation of the municipal budget, managing day-to-day municipal operations, implementing policies into operating procedures, and serving as the municipal Right to Know officer.
Source: Norristown Municipality; 7/11/2024
Apartment building proposed for Washington Ave. meets familiar resistance
A seven-story, 55-unit apartment building proposed for 1520-1530 Washington Ave. renewed a long-standing debate over preservation of the past on the once-industrial South Philadelphia boulevard. Over the past 15 years, multiple large apartment buildings have been built along Washington Avenue where factories and warehouses once stood, a trend that’s often faced bitter opposition from community groups. The new proposal, which also includes retail space, seems designed to address critiques of previous projects. The units are larger in size than most Philadelphia apartments, and 20 of the units even have three bedrooms targeted toward families with children, a rarity in apartment development. At a June community meeting, the developer agreed to designate 15% of the units as affordable, although it isn’t clear what that means yet. The project also has 75 parking spaces, far outstripping the number of apartments.
Source: Inquirer; 7/4/2024
A greener Avenue of the Arts is in the works
A greener, art-infused streetscape is expected to debut on a single block of South Broad Street in 2026 — setting the stage for a more ambitious, decade-long $100-million makeover of the entire stretch of Avenue of the Arts south. More than three decades have passed since Broad Street from City Hall to Washington Avenue was branded as the Avenue of the Arts, bringing retro light poles, planters and checkerboard pavers along with hundreds of millions of dollars in new arts facilities. The new streetscape proposes next-generation concepts like traffic-calming devices and lush plantings, but the overarching objective is the same as the first: “To get more people excited about South Broad and to attract more economic development,” said Laura Burkhardt, executive director of Avenue of the Arts Inc. “That’s the goal — to make it more beautiful and livable, to support the arts and to give people a reason to come down and visit.” Work on the new streetscape will begin with a pilot project on Broad between Pine and Spruce streets projected to be complete by April 2026. The median will be landscaped, and portions of the right lanes where cars and buses currently pull over for drop-off and pickup will be given over to plantings, street furniture and art installations.
Source: Inquirer; 7/9/2024
Philadelphians are missing out on flood insurance discounts
A decade after the city first started looking into FEMA’s Community Rating System, which could save homeowners money on federal flood insurance, Philadelphia officials say they’re still exploring the potential of joining. But they estimate the earliest the city could enter the program is 2025. Over 3,400 residential properties in Philadelphia are covered by flood insurance policies through the National Flood Insurance Program, which provides most flood insurance nationwide. For single-family homes, including rowhouses, the median annual cost is currently $870, according to FEMA. FEMA’s Community Rating System offers flood insurance discounts proportional to the measures a municipality takes to reduce the risk of flood damage. Participating local governments earn points for flood-safe policies and practices, such as guaranteeing that open space in the floodplain won’t be developed, limiting the amount of fill used to raise parcels in the floodplain, or requiring the first floor of new buildings be built above minimum levels. Municipalities can also earn points for activities including buying out flood-prone buildings, sending early flood warnings to the public and keeping digital copies of property data. Read more here.
Source: WHYY; 7/8/2024
State rep calls for change in Philly sheriff’s office amid reports of dysfunction
State Rep. Jared Solomon (D-202), of Northeast Philadelphia, is calling for an overhaul of the Philadelphia Sheriff’s Office, accusing Sheriff Rochelle Bilal of “administrative malpractice” that is causing people to “lose faith in all government.” The comments came after a Philadelphia Inquirer report about massive delays in transferring deeds following sheriff’s sales. The sheriff has not provided a public explanation for the recent deed delays. Read more in the Inquirer.
Source: Inquirer; 7/9/2024
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