News Briefs for May 17, 2024
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Steel sculptures by artist Joe Mooney adorn the lawn of the Kaleidoscope Performing Arts Center at Ursinus College in Collegeville. View an interactive map of Ursinus’ many outdoor sculptures. The Collegeville area is in the news twice this week, for a corporate campus redevelopment and a parks master plan.
Photo: Montgomery County Planning Commission (CC BY-SA 2.0 DEED)
Single mothers in Philly region are more likely to own homes
The Philadelphia metro area’s homeownership rate among single moms was 43% in 2022, according to LendingTree’s analysis of Census Bureau data. The region ranked sixth out of the 50 largest metros. Elevated mortgage interest rates, low housing supply, high home prices and rising childcare costs can make becoming a homeowner difficult for any single parent. And women tend to make less money than men. LendingTree also pointed to the potential influence of societal bias and discrimination against single mothers looking to advance in their careers or get approved for loans. About 66,500 single mothers in the Philadelphia region owned their homes in 2022 — the third-largest population among the 50 biggest metros, where a total of 1.45 million single mothers own their homes. The Philadelphia metro ranked 20th for single mothers’ median household income — about $42,300. Single mothers in the Houston metro make the least out of the major metros — about $30,700. And those in the San Jose, California, metro make the most — about $67,600.
Source: Philadelphia Inquirer; 5/9/2024
Supreme Court decision may have ripple effect on development impact fees
A recent decision by the U.S. Supreme Court could have ripple effects on the types of impact fees levied on new developments across the United States. Supreme Court justices unanimously ruled April 12 in favor of George Sheetz in Sheetz v. El Dorado County, in which the petitioner was required to pay a $23,420 county traffic-impact fee to build a prefabricated house on a lot he owned in Placerville, California. Sheetz paid the fee and successfully obtained the permit, but he also filed a lawsuit over the fee in state court, and the case ultimately made its way to the Supreme Court. Sheetz argued the traffic-impact fee imposed to obtain the needed permit constituted an unlawful exaction of money, in violation of the Constitution's Takings Clause, which says private property can't be taken by the government for public use without just compensation. He also argued two previous court cases in California — Nollan v. California Coastal Commission and Dolan v. City of Tigard — required El Dorado County to make an individualized determination that the fee imposed on him was necessary to offset traffic congestion attributable to his project. The Supreme Court in its decision ruled that nothing in constitutional text, history or precedent supports exempting legislatures from ordinary takings rules. Oscar Wei, deputy chief economist at the California Association of Realtors, said the impact of the ruling remains to be seen, but impact fees can affect the outright cost of a new home, as builders pass along those costs to buyers. The National Association of Realtors, which filed an amicus brief in the case, called the ruling a win for property rights.
Source: Philadelphia Business Journal; 4/22/2024
Suburban counties partner on renewable energy contract
Bucks, Chester, Delaware and Montgomery counties — working together as the Sustainable Energy Partnership of Southeast Pennsylvania (SEPSP) — have found a contractor to provide them with renewable energy. SEPSP announced that it is awarding a five-year contract to WGL Energy to coordinate the purchase of retail electricity that will power the four counties’ operations. The partnership was established in 2020 to explore pathways to purchase renewable energy operations for its four member counties, officials said. Through the partnership, the counties work together with the Delaware Valley Regional Planning Commission to develop renewable energy strategies, access low and stable energy prices, and use resources more efficiently.
Source: Norristown Patch; 5/10/2024
Neshaminy School District touts tax assistance program
The 2023 Neshaminy School District Property Tax Assistance Program, also known as the Irene Boyle Senior Citizen Tax Assistance Program, is now open for applications. The purpose of the program is to provide property tax relief to senior citizens. The program is available to homeowners who reached the age of 65 by Dec. 31, 2023. The program will provide tax rebates of up to $650 for senior citizens whose household income is less than $30,000 — including half of Social Security or Railroad Retirement Benefits, and 100% of any other income. The program has entered its 46th year. Since 1977, rebates totaling over $3.2 million have been paid by the school district, with over 290 senior citizens participating last year. The application deadline is June 15.
Source: Bucks County Courier Times; 5/14/2024
Upper Makefield, Wrightstown and Newtown are close to finalizing joint comp plan
The townships of Upper Makefield, Wrightstown and Newtown are closing in on approval of a joint comprehensive plan five years in the making. A comprehensive plan is created by local officials to provide a guiding role and recommendations on how land should be used to best meet the needs — and wants — of communities. The plan contains nine guiding principles: promote smart growth; promote sustainable development and protect natural resources; provide for mobility and connections; preserve open space and protect agriculture; preserve villages; protect historic resources; sustain and support the local commercial and jobs base; offer parks and recreation; and build and maintain livable communities. Wrightstown approved the new comprehensive plan on May 6, with Newtown and Upper Makefield expected to vote later in May.
Source: Bucks County Herald; 5/13/2024
Perkasie nationally recognized for electric reliability
Perkasie Borough was awarded a certificate of excellence in reliability from the American Public Power Association. The certificate recognizes utilities that placed in the top 25th percentile of reliability nationwide in 2023, as measured against the U.S. Energy Information Administration’s data. “Perkasie’s commitment to reliable electric service is commendable,” said Michelle Palmer, vice president of technical services and compliance for American Municipal Power Inc. “This recognition demonstrates Perkasie Borough Electric Department’s dedication to serving its customers.” AMP is a nonprofit wholesale power supplier and services provider for 132 members, including 131 municipal members.
Source: The Reporter; 5/7/2024
Newtown Township Chik-fil-A plan withdrawn for now
Chick-fil-A developer Newtown Equities LLC has requested an indefinite extension of its zoning hearing application to build a restaurant at the former TD Bank site on the Newtown Bypass. The proposal called for the restaurant to be diagonally across from a proposed Wawa with gas pumps that the township approved last year via settlement agreement, and within 500 feet of residential homes and community spaces. Residents in the area were opposed to the plan, stating the area is “unsuitable for such a high-traffic business.” The withdrawal means the proposal will not be scheduled for review unless the developers decide to proceed.
Source: Bucks County Herald; 5/13/2024
Ground-breaking held for crisis stabilization center in Doylestown Township
A ground-breaking ceremony was recently held for Bright Path Center in Doylestown Township — a facility that will offer 24/7 access to behavioral health professionals ready to help individuals and families facing urgent challenges related to mental health, drug and alcohol use, and intellectual disabilities. Located next to the existing Lenape Valley Foundation site at 500 N. West St. on the grounds of Doylestown Health, the 22,000-square-foot facility is expected to be completed late next year. The first-of-its-kind facility in Pennsylvania, Bright Path Center will offer a broad range of behavioral health crisis services, including “acute, trauma-informed, person-centered” care under one roof, said Sharon Curran, Lenape Valley Foundation CEO. Bucks County Commissioner Gene DiGirolamo said, “This will save lives. I know it will. I hope and pray other counties will follow.”
Source: Bucks County Herald; 5/8/2024 & LevittownNow.com; 5/10/2024
Downingtown schools set public meeting regarding Lionville Station property
Downingtown Area School District (DASD) will host a community meeting on Wednesday, May 29, at 6 p.m. to discuss the future of the Siemens Property, also known as Lionville Station Farm. All DASD residents are invited to hear about potential uses for the property and share their thoughts. The district purchased the property in Uwchlan Township from Siemens Medical Solutions for $22 million in 2003 with the intent of building a third secondary campus, but was unable to gain a necessary zoning change. In 2014, DASD entered into a sales agreement with Hankin Group. Hankin was unable to gain zoning approval for its proposed residential and retail development, and, after seven years, terminated its agreement with the district. In February 2022, DASD entered a sales agreement with Carvana LLC for $87.8 million. Carvana withdrew from the sales agreement in March. In July 2022, DASD entered into a sales agreement with Audubon Land Development for $96 million. The sale again fell through in October 2023, when Audubon ended the sales agreement. “Due to the areas of enrollment growth and zoning, the Siemens property is no longer an appropriate location for a school building,” said Superintendent Dr. Robert O’Donnell. He said the district hopes to find a solution for selling the property that benefits the entire district.
Source: Daily Local; 5/9/2024
TESD 2024-2025 budget proposal includes tax increase
The Tredyffrin/Easttown School Board voted to adopt a $185.7 million proposed final budget for 2024-2025. The budget proposal would increase the property tax rate by about 6.3% from the current 26.7585 mills to 28.4472, according to the April 29 school board agenda packet. The district successfully filed for state approval to exceed its Act 1 cap of a 5.3% tax increase, citing significant special education expenditures and retirement contributions. The board and administration are working to close a $9.6 million budgeted operational deficit through a combination of the property tax rate increase, expenditure reductions and the use of existing reserves. The board will vote on the final budget at a meeting on Monday, June 10.
Source: Tredyffrin/Easttown Patch; 5/8/2024
DAR honors Penn Township for restoration of Red Rose Inn
The Daughters of the American Revolution honored Penn Township supervisors for their work leading to the preservation of the historic Red Rose Inn. The restored building sits at the intersection of Route 796 and Baltimore Pike in Jennersville. The inn has a history that goes back to Pennsylvania founder William Penn in 1742. According to historical records, Penn deeded 5,000 acres at the location to his grandson, William Allen. The deed stated that the lease price was one red rose per year, to be paid on June 24 in perpetuity. This ceremony of the payment has historically been paid at the inn, which was on the property at the time. Through the years, the inn became a popular restaurant, bar and center for celebrations and events. When it was abandoned as a public destination, it fell into disrepair. The township declined to tear it down, preferring to restore it and use it as a township-owned building.
Source: Chester County Press; 5/15/2024
County commissioners adopt new heritage tourism plan
Chester County commissioners recently adopted a new heritage tourism plan that encourages local communities to share stories that highlight their identity and history — which will support local and regional preservation, conservation, tourism and quality of life. The commissioners passed a resolution noting the importance of the tourism industry to the local economy.
Source: Chester County; 5/8/2024
Unionville-Chadds Ford School District budget includes tax increase
Unionville-Chadds Ford School District’s proposed final budget for 2024-2025, which will be up for a vote on June 17, calls for revenues of $105.81 million and expenditures of nearly $105.84 million. It also calls for property tax increases of 2.07% for Chester County property owners and 11.06% for property owners in Chadds Ford Township, the only Delaware County municipality in the district. Millage rates in the proposal are 32.61 mills in Chester County and 18.57 mills in Chadds Ford. The figures may still change between now and the final vote in June. School Board Member Brian Schartz, who lives in Chadds Ford, said he hopes the tax burden will be reduced by the June 17 vote, specifically saying he’d like to see the Chadds Ford millage rate drop to less than 10 mills.
Source: Chadds Ford Live; 5/14/2024
Chester City receiver wants ‘rain tax’ board to open its books
In the bankrupt City of Chester, where more than one in four households live in poverty, the state receiver and the mayor are demanding that the stormwater authority release details on how it is spending the “rain tax” fees it is collecting from residents and businesses. The fees rank among the highest in the country. The receiver’s office “is absolutely concerned about the burdens on Chester’s ratepayers, most of whom already pay high taxes,” said Vijay Kapoor, the receiver’s chief of staff. He added that the board’s refusal to produce financial details “makes it all but impossible for them to know what they are getting for their money.” In response, the board said it is “under no obligation” to comply with the requests. “We don’t have a problem releasing financial documents,” said Horace Strand, who is head of the Stormwater Authority of the City of Chester, “but all requests have to be done properly.” The receiver countered last week by asking U.S. Bankruptcy Court to order the authority, which has borrowed more than $30 million from the state — a debt borne by ratepayers whose monthly fees doubled in October — to release its financial details. It argued that under state law, the authority, established in 2016, was obligated to do so. Read more here.
Source: Philadelphia Inquirer; 5/14/2024
Delaware County’s Homeownership First Program offers grants to new buyers
Delaware County’s Homeownership First Program provides counseling and up to $10,000 in down payment and closing costs to qualifying low- and moderate-income first-time homebuyers. Funding is limited, and there is no guarantee that persons completing the counseling program will receive financial assistance. The assistance takes the form of a 0% interest loan that is only repayable upon sale or transfer of the property and is forgiven after five years if the property is located in a Revitalization Area. To learn more, click here.
Source: Delaware County
$1.6M raised for nonprofits during inaugural Delco Gives Day
The first-ever Delco Gives Day raised more than $1.6 million for local nonprofits, according to the Foundation for Delaware County. More than 9,200 gifts were made to the 282 participating organizations that provide critical services and resources for the Delaware County community. Read more here.
Source: WHYY; 5/10/2024
Unionville-Chadds Ford School District budget includes tax increase
Unionville-Chadds Ford School District’s proposed final budget for 2024-2025, which will be up for a vote on June 17, calls for revenues of $105.81 million and expenditures of nearly $105.84 million. It also calls for property tax increases of 2.07% for Chester County property owners and 11.06% for property owners in Chadds Ford Township, the only Delaware County municipality in the district. Millage rates in the proposal are 32.61 mills in Chester County and 18.57 mills in Chadds Ford. The figures may still change between now and the final vote in June. School Board Member Brian Schartz, who lives in Chadds Ford, said he hopes the tax burden will be reduced by the June 17 vote, specifically saying he’d like to see the Chadds Ford millage rate drop to less than 10 mills.
Source: Chadds Ford Live; 5/14/2024
Redevelopment planned for 340-acre life sciences campus in Collegeville
New York-based partners David Werner Real Estate Investments and GreenBarn Investment Group are planning to add up to 1.4 million square feet of new office, lab and manufacturing space to the Bridge at Collegeville. The partners acquired the 340-acre office and life sciences campus in Upper Providence Township last August for a reported $180 million from Pfizer, which continues as a current tenant. The Bridge currently has 14 interconnected office, life sciences and mixed-use buildings. It is 79% occupied and features tennis courts, a licensed heliport, walking trails and access to the Perkiomen Trail. Renovation plans include a new entrance to a "dramatic" atrium along with a new fitness center, golf simulator, pickleball courts, an outdoor fire pit, an amenity center and a food truck plaza.
Source: Philadelphia Business Journal; 5/6/2024
Proposed residential development causes a stir in Worcester
A proposed residential development project in Worcester Township has caused a stir for area residents. BT Worcester has submitted plans for the City View development project on 12 acres at 2794 Germantown Pike — a stretch of land that used to house motor vehicle sales, repairs, food service and retail businesses. The plans include two 28,880-square-foot multi-residential buildings with 144 units total and over 300 parking spaces. Nearby residents have come out in opposition, saying they and other parts of the community will not benefit from the development. The property is zoned as commercial with a multi-residential overlay, and the timeline is unclear as Worcester Township’s website categorizes the project as “under review.”
Source: The Reporter; 5/13/2024
Montco commissioners road show heads to Limerick
Montgomery County commissioners are once again taking their show on the road with plans to hold their next meeting outside the county seat. Commissioner Tom DiBello said he got the idea while campaigning for his seat and received feedback from residents that meetings were not convenient. He brought the idea to his colleagues, Commissioners Chairwoman Jamila Winder and Vice Chairman Neil Makhija, who agreed to the plan. The next meeting will be on Thursday, May 23, at 6 p.m. at the Limerick Township building, 646 W. Ridge Pike. The last time the commissioners scheduled meetings in towns around the county was a series of “conversations” dubbed the “listening tour” from 2013 to 2015 under the commissioners chaired by now-Gov. Josh Shapiro.
Source: Main Line Media News; 5/13/2024
Montgomery County clears $100M tax backlog
Montgomery County Register of Wills Tina Lawson announced the clearing of a $100 million backlog in inheritance taxes and returns in a news release celebrating her first 100 days in office. The Pennsylvania Department of Revenue confirmed that Montgomery County had been processing returns slower than other counties. Registers of Wills in Chester and Delaware counties said they had never encountered significant delays in their processing; however, those counties handle a smaller number of checks annually. In all Pennsylvania counties, Register of Wills offices deposit inheritance tax checks into a shared state bank account as they process them — and that function is where Montgomery County fell behind. New staff was devoted to the problem after Lawson took office in January.
Source: Philadelphia Inquirer; 4/26/2024 & 5/6/2024
Collegeville seeks input on master plan for borough parks
Collegeville Borough owns four parks: Community Park, Hunsberger Woods, Waterworks Park (owned jointly with Trappe Borough) and the new creekside park on West First Avenue, which is a work in progress. The borough’s parks committee has started work with the Montgomery County Planning Commission to create a master plan for the parks, and the borough is conducting an online survey to hear what is important to residents and stakeholders in developing borough parks for the future.
Source: Collegeville Borough; 5/6/2024
Parker administration plans to speed up zoning hearings
Mayor Cherelle L. Parker’s administration is planning a suite of changes intended to make the city’s Zoning Board of Adjustment (ZBA) function more smoothly. Although Philadelphia’s zoning board has never been known for smooth functioning, during the pandemic wait times for a hearing ballooned and it became a substantial obstacle. Applicants could wait for half a year before their cases were considered by the zoning board. For small operators, the months-long wait times could be devastating — especially as rising interest rates made it harder to afford delays. In some cases, cafe owners or other small businesses had to abandon deals, while larger developers said that it added to the costs of construction and the cost of rents in the city. “When interest rates are high, it’s a significant hurt on your carrying costs,” John Mondlak, the city’s interim chief of planning and development, said in April. “If you can get people through the permitting a lot quicker, that saves them money that allows production to increase.” Read more in the Inquirer.
Source: Philadelphia Inquirer; 5/13/2024
Bus station proposal gains support from advocates, as Old City neighbors continue to say no
Several urbanist organizations and advocates for people with disabilities are backing city transportation officials who recently floated a proposal to make the first level of the AutoPark garage on South Second Street near Walnut Street into a terminal for intercity bus carriers. The possibility sparked outcry from some Old City residents and business owners, who say heavy bus traffic on narrow streets would harm the neighborhood. “In the year since Greyhound closed its Center City terminal, 1 million bus riders have been dumped unceremoniously onto [first] Market Street and [then] Spring Garden Street with no shelter or resources,” the Coalition for an Intercity Bus Terminal said. Leaders of the group say that the Old City site has major advantages over Spring Garden Street, with more comfort for passengers.
Source: Philadelphia Inquirer; 5/13/2024
At the South Philly sports complex, hopes that a new music hall can carry a different tune
Comcast Spectacor’s renderings of a proposed South Philadelphia entertainment complex, intended to surround the city’s big stadiums with glittery restaurants and bars, show a low, oblong structure on the south side of Pattison Avenue. The spot is hallowed sports ground, the former site of the Spectrum, where for nearly three decades the Flyers fought and the Sixers flew their way to league championships. There, the company and its Phillies partner intend to build a concert hall that would be one-third the size of the Spectrum but important to the overall 10-year, $2.5 billion plan to radically transform the Stadium District. It would be one of the first structures built, if the project goes forward. Read more in the Inquirer.
Source: Philadelphia Inquirer; 5/14/2024
Chinatown Stitch gets a starring role in a new documentary from Pete Buttigieg
Last year, the U.S. Department of Transportation awarded a $159 million grant to build a cap over the Vine Street Expressway that would reach from 10th to 13th streets and include development of a public park. The project is one of about 100 to receive money from the department’s Reconnecting Communities program, part of the Bipartisan Infrastructure Law of 2021. “The whole philosophy of this program is that federal dollars can be part of the solution and can heal, where they previously may have contributed to a problem,” Transportation Secretary Pet Buttigieg said. “Chinatown Stitch is a great example of that.” The federal agency decided to make short documentaries spotlighting projects in the Biden administration’s $3.3 billion program to help heal neighborhoods divided and injured by past federal transportation and infrastructure decisions. The second episode features the Philadelphia project, which would cover part of the sunken expressway to knit together Chinatown and the area known as Chinatown North, severed decades ago by the interstate.
Source: Philadelphia Inquirer; 5/13/2024
Longtime community gardeners say they need help staying grounded
At a recent city council hearing, community gardeners described a feeling of insecurity at being able to continue working the land they have tended for years, citing obstructionist land policies and a lack of financial resources. “With rising land values, the city’s community gardens are under threat,” said City Councilmember Kendra Brooks. As poor neighborhoods became victims of decades of disinvestment and abandoned buildings were left to crumble, community members stepped in and quietly became stewards of forgotten city lots. But, legally, they were squatters. One in three Philadelphia growing spaces is located in gentrifying areas, where the lots were once nearly worthless but have become valuable to real estate developers. Brooks said there will be a city council hearing on Wednesday, May 22, on legislation allowing the Philadelphia Land Bank the priority bid to acquire community gardens and ultimately transfer them to community gardeners. Read more in the Inquirer.
Source: Philadelphia Inquirer; 5/10/2024
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