News Briefs for July 26, 2024
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The Boscov’s at Neshaminy Mall, as photographed in 2020, will remain under a redevelopment plan by the mall’s new owners. Other parts of the mall will be demolished, making room for residential and medical buildings at the 108-acre property.
Photo: Ray Moore (CC BY-NC 2.0)
New law protects homeowners from predatory wholesaling tactics
A new Pennsylvania will protect homeowners from predatory real estate practices that can strip them of their housing wealth. Act 52 of 2024 — formerly Senate Bill 1173 — will regulate third parties in real estate deals called “wholesalers,” who sign agreements of sale with homeowners and then sell those agreements to someone else. Wholesalers solicit homeowners with “We Buy Houses” signs, as well as texts, calls, mailers and visits, and then often use high-pressure tactics to get owners to sign contracts. Act 52 will require wholesalers to have real estate licenses, which means they will be required to follow rules that regulate licensees, and consumers can go to the state Real Estate Commission if they encounter problems. The Pennsylvania Association of Realtors (PAR) pushed for the legislation. “We’re big believers in information and transparency and educating the consumer, and Act 52 does that well,” said incoming PAR president Bill Lublin. Wholesalers also must tell people that they are participating in a wholesale transaction and that they have a right to a property appraisal and legal counsel. The law also will make it easier for homeowners to back out of deals they sign with wholesalers if problems arise. Read more in the Inquirer and on the PAR website.
Source: Inquirer; 7/22/2024
Popular home repair program dropped from PA budget
A home repair program once passed as a landmark bipartisan initiative failed to receive funding in the new Pennsylvania budget, disappointing county officials and housing and energy advocates. The commonwealth’s Whole-Home Repairs program, championed by state Sen. Nikil Saval (D-1), of Philadelphia, originally received $125 million in funding in 2022 to help property owners repair and weatherize their homes and support training and pre-apprenticeship programs. The bipartisan legislation quickly garnered attention and applications began to pile up from residents and property owners seeking grants and forgivable loans to repair and modernize their properties. Gov. Josh Shapiro was a supporter of the program, proposing another $50 million investment in the program in his budget address. Despite its popularity, the future of the program remains uncertain. Both Shapiro’s office and state Senate Majority Leader Joe Pittman (R-41) recognized lawmakers’ focus on education funding and human service programs without directly addressing the possibility of further funding Whole-Home Repairs. Read more here.
Source: City and State PA; 7/17/2024
PA launches right-to-counsel program with hopes of reducing evictions
Thanks to funding in the new state budget, Pennsylvania is now one of six states that will offer free legal representation to low-income renters facing an eviction or another housing-related issue. The budget includes $2.5 million for a statewide right-to-counsel program. The funding will be divided among a network of legal aid programs and organizations. Read more at WHYY.
Source: WHYY; 7/18/2024
Turnpike commission warns against fake texts requesting toll payment
The Pennsylvania Turnpike Commission is warning of a “smishing” scam being sent to random motorists, aiming to deceive them to share their personal financial information to settle phony outstanding tolls. Smishing uses fake mobile text messages to trick people into downloading malware, sharing sensitive information or sending money to cybercriminals. The texts purport to be from “Pennsylvania Turnpike Toll Services” and center around urgent requests with the account that would result in additional charges if the overdue balance is not settled.
Source: Pennsylvania Turnpike Commission; 7/13/2024
Municipalities could save millions if public notice requirements change
As newspapers flounder in some communities, local government groups want the Pennsylvania legislature to change a state law that requires municipalities to publish public notices in a community’s paper of record. Two bills have been introduced that would allow digital public notices. Public notices are legal advertisements that share information about annual budgets, bids for supplies and services, ordinances, and meetings and hearings. Mandatory legal notices ensure basic government transparency and allow residents to participate in the decision-making process. Proponents of the change argue that the internet reaches more people than traditional media, and local governments that don’t have websites would be incentivized to create them, improving transparency. Local governing bodies across the commonwealth could also potentially save tens of millions of dollars using websites rather than newspapers, according to Dave Sanko, executive director of the Pennsylvania State Association of Township Supervisors. Opponents of the idea point to the lack of reliable broadband in areas of Pennsylvania and say newspapers are independent third parties that serve as a one-stop shop for the public to find information it needs. Read more from Spotlight PA.
Source: Gettysburg Connection; 7/15/2024
New Neshaminy Mall owners plan mix of housing, retail and medical space
The new owners of the Neshaminy Mall — Paramount Realty and Edgewood Properties — have big plans for the 108-acre property. The owners acquired the mall for a reported $27.7 million in July from Brookfield Properties. According to the Philadelphia Business Journal, there are plans to demolish about half of the 1 million square feet of retail space to make way for a mix of housing, retail and medical offices. High-performing properties, including the movie theater, Boscov’s, Barnes & Noble, Uno’s, and On The Border will stay. The redevelopment idea follows a turn away from enclosed shopping malls, with shoppers preferring to park closer to the place they wish to shop or simply ordering online. The new owners were attracted to the site for its highly visible location in Bensalem and existing infrastructure in place for redevelopment. The joint venture anticipates presenting its plan to Bensalem Township and wants to work with the township on the project.
Source: Bucks County Courier Times; 7/19/2024 & Philadelphia Business Journal; 7/18/2024
Bristol Township approves Croydon townhomes
Bristol Township Council approved both preliminary and final land development plans from developer JRZ LLC for the construction of six new townhomes in the township’s Croydon section. A zoning change was also approved for part of the property, from commercial to residential. Two existing homes on the property will be demolished, however a two-car garage and two small commercial buildings will remain. The approved plan includes two buildings, each containing three townhomes.
Source: LevittownNow; 7/22/2024
Funding secured for West Rockhill water line
The office of state Rep. Craig Staats (R-145) announced that funding for a transmission water main in West Rockhill has been secured following PENNVEST’s approval of a $5.7 million loan for the project. Dan Preston, director of asset management and strategic initiatives at North Penn Water Authority (NPWA) said the project will allow for increased water connectivity in Upper Bucks through the construction of a water main that will bring water from the Forest Park Water Treatment Plant into Sellersville. The 2.7-mile, 12-inch line will help NPWA meet more stringent Environmental Protection Agency water regulations and improve water service and fire flow to West Rockhill Elementary School, Grand View Hospital, Penn Foundation and Hidden Meadows on the Ridge, among others. Construction is planned for the fall. NPWA will host a virtual community meeting to discuss the details of construction. Find out more on the NPWA website.
Source: The Reporter; 7/22/2024
Bucks County seeks feedback on park system
The Bucks County Parks and Recreation Department is in the process of developing a comprehensive recreation, parks and open space plan. To help the department understand how people use the park system, what works well and what can be improved, the department is seeking feedback from residents on the county-owned sites. The county park system spans more than 9,000 acres and includes parks, recreational facilities, historic sites and nature centers. Find out more about the plan and access the survey here. The survey is open through December.
Source: Doylestown Patch; 7/23/2024
14-acre Painter farmstead preserved in Warwick Township
Natural Lands announced the permanent preservation of the Painter farmstead in Warwick Township. The 14-acre property is now protected by a conservation easement that will ensure its meadows and woodlands will remain forever. The easement — which is a voluntary, legally binding and permanent land protection program — allows the farm to stay in private ownership while ensuring it remains protected from development in perpetuity. “The Painter property is quintessential Chester County: stone farm buildings surrounded by picture-perfect pastures, meadows and forest,” said Jack Stefferud, senior director of land protection for Natural Lands. “But its real beauty lies in the environmental services this land provides. It absorbs and filters rainwater, stores carbon, helps clean our air, and provides habitat and food for insects, birds, and other wildlife.”
Source: Natural Lands; 7/18/2024
East Caln adopts new comprehensive plan
East Caln Township recently completed an update to its comprehensive plan. The township was awarded an in-kind grant of $37,000 — 60% of the project cost — through Chester County's Vision Partnership Program to update the 2011 comprehensive plan. The plan update process began in 2022 and the final update was adopted in March. The plan is divided into six topic areas: community mobility connections; natural resources and environmental sustainability; parks and recreation; commercial and economic development; community services and facilities; and future land use. Read the East Caln Township 2024 Comprehensive Plan on the township website.
Source: Chester County Planning Commission; 7/23/2024
West Vincent passes plastic bag ban
West Vincent Township supervisors voted unanimously to adopt a plastic bag ban for businesses that has been under discussion for more than two years. In previous discussions, the most unpopular aspect was the requirement that merchants charge customers for providing a paper bag. Supervisors Chair Dana Alan said the board decided to keep it in, but lowered it from 15 cents to 10 cents because other towns found “it’s the only way to effectively change people’s behavior,” given that the ultimate goal is to have shoppers bring their own bags. The ordinance takes effect in 90 days.
Source: Daily Local; 7/23/2024
CCIU breaks ground on Great Valley campus
The Chester County Intermediate Unit (CCIU) celebrated the Child and Career Development Center’s (CCDC) new Great Valley campus with a groundbreaking ceremony on June 18. The new campus is set to open in September 2026 and will serve as an extension of the CCDC’s current Coatesville campus. The Great Valley campus will serve 187 students. One of the most important benefits of the new campus will be the reduction in long bus rides for students. There will be an emphasis placed on scenic views and natural light in order to promote positive mental health and a connection to nature. The CCIU provides services to the 12 school districts in Chester County, with its main services being: special education and compensatory education programs; career, technical and customized education; mentor training and staff development; technology initiatives; consortia for school business operations; and curriculum services.
Source: Unionville Times; 6/26/2024
City of Chester launches Facade Enhancement Initiative offering $50K grants
The City of Chester has launched its Facade Enhancement Initiative (FEI), a comprehensive program aimed at revitalizing the city's Central Business District and elevating the aesthetic appeal of its commercial buildings. In Phase I, the initiative will focus specifically on the 400-500 blocks of Avenue of the States. Beginning in 2025, the city will oversee facade improvements, including storefront reconstruction, signage upgrades, painting, lighting enhancements, and other decorative elements. The target completion date for all projects is the end of 2026. “By investing in the aesthetic side of our community, we are not only elevating the visual landscape of our city but also cultivating a sense of community pride and attracting new businesses and visitors to Chester,” said Mayor Stefan Roots. The FEI program will provide grants of up to $50,000 per property to eligible commercial building owners, allowing them to transform their establishments' visual appeal. Priority will be given to applications from minority- and women-owned businesses, reinforcing the city's commitment to equitable development. The FEI application period will run until July 31.
Source: City of Chester; 7/15/2024
Bethel Township accepting comments on draft parks plan
Bethel Township has posted a draft version of its Parks, Recreation and Open Space Plan, and is seeking community feedback. The plan, which is currently 104 pages long, will serve as a blueprint for preserving the township’s outdoor recreation facilities and natural resources for the next 10 to 20 years. The draft plan provides an overview of the township and lays out objectives for the future. Residents can provide feedback via an online form. According to Page 19 of the document, final plan review is scheduled for the township supervisors meeting on Tuesday, Aug. 13.
Source: Bethel Township
Concord OKs Garnet Valley plan for new fields, parking
Concord Township Council approved Garnet Valley School District’s land development plan, which entails the demolition of existing buildings and other existing features, and the addition of three athletic fields and four parking areas. The athletic fields would be at the high school and would be turf fields using ground tire material. Bus parking would be moved from the middle school to the old Pennington site on Bethel Road. The measure passed 5-1 with 19 conditions, several of which addressed concerns raised by council members. Read more at Chadds Ford Live.
Source: Chadds Ford Live; 7/3/2024
Sharon Hill Borough to re-send tax bills after error
School tax bills for residents in Sharon Hill Borough were sent out without the homestead exclusion, according to a notice posted on the borough website. New bills are being reissued. A similar issue requiring corrected tax bills in the borough occurred in 2022.
Source: Sharon Hill Borough; 7/17/2024
Chichester School District extends due dates for school taxes
Chichester School District is extending the due dates for 2024 school taxes. The discount due date is now Sept. 10. The face value due date is Nov. 10. The penalty deadline will not be extended, and the lockbox will remain open until Jan. 17, 2025. The three installment due dates are Sept. 10, Nov. 10, and Jan. 10, 2025.
Source: Marcus Hook Borough; 7/2024
Plans unveiled for ‘Prudential tract’ in Upper Dublin
The Upper Dublin Planning Commission took a first look at a proposal to build a residential, retail and commercial development at 2101 Welsh Road — often referred to as the “Prudential tract.” The proposal by BET Investments called Promenade East would include 600 apartments, 160 stacked townhouses, 100,000 square feet of medical or corporate office space, a 150-unit senior and assisted living facility, a possible hotel, and an Upper Dublin police substation that was requested by the township. BET developed the adjacent Promenade at Upper Dublin with 400 apartments, retail and restaurants. The Promenade is connected to the Enclave, a development of 114 single-family, 55-plus homes. Enclave HOA president Steve Pollack told commissioners residents felt they were being “left out” of the conversation and expressed concerns about increased traffic. Robert W. Gundlach Jr., the attorney representing BET, stressed they were before the planning commission to “start the process” and have plans to set up meetings with residents.
Source: The Reporter; 7/22/2024
Montco officials announce investment in behavioral health crisis center
Montgomery County officials announced they will invest $18 million on an emergency behavioral health crisis center to help residents and families experiencing mental health emergencies. The county picked Connections Health Solutions LLC, a venture-capital-backed Arizona company, to operate the 24/7 center, which will function as a mental health emergency department. Funding for the facility will come from American Rescue Plan Act funds earmarked for mental health services, portions of the county’s opioid settlement funds and other sources, officials said. It is expected to open in fall 2025, though the location has not yet been selected. Read more in the Montgomery County press release.
Source: WHYY; 7/22/2024 & The Inquirer; 7/23/2024
Montco schools to receive additional state funding, but say cyber charter reform is needed
Following the adoption of the 2024-2025 state budget, local school districts are set to receive millions in additional funding, including over $1 billion in new K-12 education spending. The budget includes more than $500 million in “adequacy gap” and “tax equity” funding for the state’s most underfunded districts, a response to a landmark Commonwealth Court ruling deeming Pennsylvania’s school funding system unconstitutional due to large funding gaps between the state’s wealthiest and poorest school districts. The budget also includes $100 million to reimburse districts for cyber charter tuition payments and some adjustments to disability payment formulas, estimated to save public school districts $34.5 million. However, the budget scrapped a proposal to cap cyber charter tuition rates at $8,000. Souderton Area School District Superintendent Frank Gallagher expressed disappointment at the outcome, saying, “We are relieved that a budget has been passed and thankful for the small increases but disappointed in the lack of true cyber charter reform.” See the funding increases for Montgomery County school districts in The Reporter.
Source: The Reporter; 7/22/2024
Pottstown to increase water rates
The Pottstown Borough Authority unanimously approved a plan to raise water rates over the next three years. Average residential customers of the Pottstown public water system can expect to pay about $28 more per year by 2027 because of the increase. The new water rates will go into effect in January 2025. Sewer rates will remain unchanged. The authority approved the plan, saying the primary reasons for the increase are rising costs of supplies and services, as well as saving for projects contained in the 10-year capital plan without borrowing money. The increases are expected to add $832,000 in revenue by 2027. The rate hike will affect customers of the water system in Pottstown Borough, Upper Pottsgrove, West Pottsgrove and Lower Pottsgrove, as well as the sale of bulk water to North Coventry Township. Authority board chairman Jeff Chomnuk said the increase was “modest” and pointed out that the authority’s rates are still the “lowest in the area.”
Source: Pottstown Mercury; 7/17/2024
Aging Philadelphia tenants victimized by one family’s ‘empire of neglect’
An investigation by the Philadelphia Inquirer found that the residents of Brith Sholom House, a 360-unit building in Wynnefield, are among thousands of tenants nationwide who were victimized as a result of one family’s empire of neglect. The ownership of Brith Sholom can be traced to the Puretz family, a New Jersey-based real estate family business spanning three generations and numerous holding companies. The businesses owned more than 100 aging affordable-housing complexes across the country — purchased with over half a billion dollars in mortgages and tax-free municipal bonds, many of them attached to voucher contracts with the U.S. Department of Housing and Urban Development (HUD). Instead of using the funds to rehab deteriorating buildings, no maintenance was completed and utility payments went unpaid, leading to massive unpaid bills and electrical, water and gas shutoffs. Lax regulation allowed the Puretzes to benefit from government policies as they ran properties into the ground. The Puretzes are now accused of theft and mortgage fraud — but that doesn’t help the seniors still living at Brith Sholom. The property is under control of court-ordered receivers and requires extensive maintenance work. Although it is scheduled for sheriff’s sale there is no guarantee a buyer will be found. Read the Inquirer article here.
Source: Inquirer; 7/23/2024
193 apartments planned along Delaware River in Northern Liberties
A new apartment building planned for the Delaware riverfront at 901 Penn St. will have 193 units and 75 parking spaces. The units will range from 500-square-foot studios to two-bedroom units of 1,000 or more square feet. The new project in Northern Liberties is the latest from developer GY Properties, a Philadelphia-based residential company helmed by Israeli military veterans, which envisioned Waterfront Square over 20 years ago as a complex of five towers. But after the first three towers were built, the Great Recession struck, and the company struggled to fill the buildings. The final third of the project was never completed. Now GY Properties is filling in the land around Waterfront Square with more modestly scaled rental developments. Together with a companion building at 933 Penn St., they have 389 apartments planned for the site. Read more in the Inquirer.
Source: Inquirer; 7/23/2024
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