A weekly roundup of real estate news, compiled by Suburban Realtors? Alliance week of 12/15/2023
Pennhurst State School and Hospital in Spring City was shuttered in 1987 and has been partly replaced by a U.S. Department of Veterans Affairs facility. Spring City Borough is in the news twice this week — for a county grant to improve borough parking, and a proposed 21-acre Toll Brothers development.
Weekly News Briefs Scroll down for full text of articles ?
General ?
PREIT files Chapter 11 bankruptcy protection, agrees to relinquish stake in Fashion District? With more than $1 billion in debt coming due, Pennsylvania Real Estate Investment Trust (PREIT) has filed for Chapter 11 bankruptcy protection for the second time in a little more than three years. The beleaguered regional mall owner voluntarily filed for Chapter 11 in U.S. Bankruptcy Court for the District of Delaware with a restructuring deal already in place with its lenders. If approved by the court, the company will be taken private and receive additional funding from a group of investors. Along with the bankruptcy filing, the Philadelphia-based company has agreed to give up its 50% stake in the Fashion District, which it has co-owned with Macerich. Though PREIT had retained joint-ownership, Macerich has been the controlling owner and decision-maker for the Center City retail property since late 2020. Source: Philadelphia Business Journal; 12/11/2023
PA treasurer issues warning of ‘grant’ scam A new scam is targeting Pennsylvania residents, the state treasurer's office said. The scam promises a state grant, but asks residents to pay "tax money" first, using gift cards or another method. Residents receive a call, email or letter "claiming to be from the Pennsylvania Treasury Department or the Federal Reserve Bank, fraudulently indicating that the recipient will be awarded grant money — but first must pay taxes." According to Treasurer Stacy Garrity, "Treasury will never request that a payment be made with a gift card — and neither will any other legitimate government agency." People who believe they have been the victim of a scam or attempted scam should report it immediately to the?Federal Trade Commission, the?Pennsylvania Attorney General, and their local law enforcement agency. Anyone who receives suspicious correspondence claiming to be from the Pennsylvania Treasury Department is asked to contact the agency. Source: Marple Newtown Patch; 12/11/2023
PA Neighborhood Assistance Program offers tax credits The neighborhood assistance program is a tax credit program to encourage businesses to invest in projects that improve distressed areas or support neighborhood conservation. Projects must fall under one of the following categories: affordable housing programs, community services, crime prevention, education, job training or neighborhood assistance. A tax credit of up to 55% can be awarded. Learn more here.? Source: PA DCED? ?
Bucks ?
Bristol Township to repeal per capita tax, hold the line on property tax Bristol Township’s proposed $68.3 million budget will maintain the current property tax rate of 23.98 mills. The last time the township raised real estate taxes was 2010. The trash and recycling fee will remain at $340. Bristol Township plans to eliminate its $10 per capita head tax in 2024. Council President Craig Bowen said the tax is a frequent source of resident complaints, and that many new residents find the tax confusing. The removal of the per capita head tax, which is separate from real estate taxes, is expected to have a limited impact on the township’s budget. Bristol Township Council is scheduled to vote on the proposed budget at the meeting on Thursday, Dec. 21. Source: LevittownNow.com; 12/6/2023
Small tax increase proposed in Middletown Middletown Township’s proposed $48.8 million budget comes with a slight tax increase. Officials proposed a 1.455 mill tax increase from 17.77 to 19.025 mills, resulting in a tax increase of about $43 for the average homeowner. The increase is earmarked for the township’s fire protection services and will support both volunteer and professional firefighters. The trash and recycling fee will remain at $401. If approved as proposed, the budget will mark the first tax increase for Middletown since 2010, according to Township Manager Stephanie Teoli Kuhls. Township supervisors are scheduled to vote on the proposed budget in their December meeting. Source: LevittownNow.com; 12/6/2023
New trail with floating boardwalk considered for Core Creek Park A proposed trail for Bucks County-owned Core Creek Park in Middletown Township is being planned to enhance connectivity at the upper end of the park. The Neshaminy Greenway trail would be a 10-foot-wide paved path that would stretch from the area of existing trails near the dog park next to Tollgate Road, along the lake, next to Ellis Road, and to the intersection with Woodbourne Road. A floating boardwalk would cross a cove in Lake Luxembourg near Tollgate Road, and it would feature benches and a fishing spot that will have wheelchair access. The current plan is awaiting a PennDOT review, and the full design is expected to be completed in spring 2024. It is estimated the trail will cost $2.89 million to build, and the county plans to look for grant money to cover the cost.? Source: LevittownNow.com; 12/11/2023
Long-time Tinicum manager retires Tinicum Township Manager Teri Lewis has retired after 27 years of service. Lewis first worked for the township as its bookkeeper and was later promoted to the township manager role. Lewis said it was “a privilege to both live in and serve this community for 27 years.” Resident services administrator Joan Tanner, with the township for eight years, also resigned. The board of supervisors agreed to hire an independent contractor to continue essential bookkeeping functions for the township until a replacement can be found.? Source: Bucks County Herald; 12/6/2023
New apartments in Sellersville blend historic and modern Work to convert the second and third floors of the three-story former Otto Eisenlohr and Brothers Cigar Manufacturing building in Sellersville into 10 upscale apartments is almost complete. Originally constructed in 1892 and now called Maple Lofts, the building is a mixed-use complex with boutique luxury apartments and retail. Each unit includes original refinished hardwood flooring, vaulted ceilings, stainless steel appliances, granite countertops, ice-makers and garbage disposals, a full-size washer and dryer, and video intercom systems that have facial recognition technology. New leases get a one-year membership to the Sellersville Theater. Council President Lois Dobson praised the ongoing effort to revitalize the town, saying “Sellersville is undergoing a transformative change.”? Source: Bucks County Courier Times; 12/11/2023
New Central Bucks School Board to review former superintendent’s payout The newly sworn in Central Bucks School Board moved to authorize potential legal action related to the former superintendent’s $700,000 payout. The board’s new solicitor, David Conn, said the agreement may be unlawful, in part based on the amount awarded. The previous school board voted to give Abrahm Lucabaugh a $700,000 separation package that included a year’s worth of the $315,000 salary that was approved over the summer — a 40% raise that came with a new contract. The agreement also included $265,000 for 219 accumulated unused sick days — an amount calculated based on Lucabaugh’s recent salary increase. Pennsylvania law caps severance payments at a year’s worth of salary and benefits for superintendents leaving more than two years before the end of their contracts. The unanimous vote included Republican members — now in the minority — who had initially voted for the agreement. One of those members, Jim Pepper, said that his original vote was based on “the expertise” of the “very, very experienced labor lawyer” the district hired but he would support looking into the contract if it “does not comport with the law.” Source: Philadelphia Inquirer; 12/5/2023? ?
Chester ?
$5M allocated by Chesco commissioners for revitalization projects Chester County commissioners approved $5 million in grants to municipalities in urban centers throughout the county for community revitalization projects. Commissioners Chairwoman Marian Moscowitz said the grants help the county’s urban centers encourage growth and ensure that crucial infrastructure needs are maintained and improved.?
Source: Phoenixville Patch; 12/7/2023
Toll Brothers buys 21 acres in Spring City, plans dozens of new homes Toll Brothers has purchased a 21-acre property in Spring City Borough near Phoenixville, where it plans to build 33 single-family homes. The Fort Washington home builder paid $2.64 million for the land at 25 Seven Stars Road. The land was previously owned by the Soltys family since at least 1947, according to property records. The undeveloped site is just southeast of a housing development off Stony Run Road. The purchase continues Toll Brothers’ local buying spree in recent months. Over the summer, the homebuilder bought 159 acres in Malvern for $33 million with plans to build 280 luxury townhomes. This past fall, Toll Brothers bought 21 acres in Quakertown for $3.9 million and is planning 38 single-family homes. The average Toll Brothers home sold for $989,000 in the three-month period ending Oct. 31. The median home sales price in Chester County in October was $495,000, a 6.5% year-over-year increase, according to Bright MLS. Chester County is the most expensive county in the Philadelphia region. Source: Philadelphia Business Journal; 12/6/2023
Schuylkill River passenger train project gets $500K The Schuylkill River Passenger Rail Authority was awarded $500,000 and accepted into the Federal Railroad Administration’s program that provides funding to restore passenger rail services. The approval paves the way for a passenger train with stops in Reading, Pottstown, Phoenixville, Philadelphia and New York. Officials said the earliest the service would start is 2027. The rail service is expected to reduce vehicle congestion and improve economic development. The authority consists of representatives from Berks, Chester and Montgomery counties working to secure federal funding and other contracts to restore passenger train service. Scott France, executive director of the Montgomery County Planning Commission, said Amtrak officials support the passenger rail plan and helped with the application. Source: Phoenixville Patch; 12/6/2023
Tredyffrin supervisors advance bond-funding plan for capital projects Tredyffrin supervisors voted to pursue a proposal to use $9.9 million in bond funding to finance multiple construction and capital improvement projects. The proposed ordinance also calls for not going over $15 million in bonds. The money will be used for a new Berwyn firehouse, repairs to the Glenhardie Bridge, and stormwater projects throughout the township. The township has also been awarded state and county grants amounting to $575,000 for work on Blair Road and $518,000 for Gregory Lane. A public hearing on the proposal is set for Monday, Dec. 18, at 7 p.m. at the township building, 1100 Duportail Road. Source: Tredyffrin-Easttown Patch; 12/7/2023 ? ?
Delaware ?
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New park to open in Aston Natural Lands announced that it has acquired 46 acres of open space in Aston Township for a new township park. “It’s been a long but incredibly rewarding process that’s culminated in a huge open space achievement,” said Robyn Jeney, land protection project manager for Natural Lands. “The preservation of this land is especially significant in a community that is almost 100 percent developed and with a density of nearly 3,000 residents per square mile.” Financial support for the project came from the Delco Green Ways Municipal Grant Program and the Pennsylvania Department of Conservation and Natural Resources Bureau of Recreation and Conservation, as well as Keystone Recreation, Park and Conservation Fund, the Commonwealth Financing Authority, the Sisters of St. Francis of Philadelphia and the Virginia Cretella Mars Foundation. “Aston Township is very pleased to have acquired property from the Sisters of St. Francis of Philadelphia along Convent Road,” said Township Manager William J. DeFeo III.?“We saw this as a great opportunity to protect the environment and preserve this tract of ground as open space in our township for generations to come.” Source: Daily Times; 12/8/2023
Delaware County seeks nominations for heritage commission preservation awards Nominations are now open for the 2024 Delaware County Heritage Commission Preservation Awards. The awards, first held in 1978, celebrate individuals and organizations who have made significant strides in safeguarding and revitalizing local landmarks and the abundant historical narratives of Delaware County. The county would like help in identifying “those who are preserving our heritage by restoring or rehabilitating a building, object or site, publishing an article, book, or any written material about our history or our heritage, contributing to the general public knowledge and awareness of Delaware County history, or creating a special program or project that highlights a facet of community history.” Details about the award categories and nomination forms are available on the?county website. Nominations will be accepted through February 2024. Source: Delaware County; 12/1/2023
Chadds Ford Township has a new manager Chadds Ford Township supervisors voted to hire Lacey Faber to be the new township manager. She replaces Emily Pisano, who took over as interim manager in September after Matt Baumann left. Pisano returns to her former position as assistant manager. Faber comes to Chadds Ford after eight years as assistant manager in Edgmont. She said she was hired there by Samantha Reiner, the current chair of the Chadds Ford Township Board of Supervisors, while Reiner was the manager in Edgmont. Faber’s salary is $115,000, and she assumed her new duties on Dec. 1. Source: Chadds Ford Live; 11/30/2023
Morton considers Aqua offer for Providence Road work Morton Borough Council is considering an offer by Aqua Pennsylvania to pay the borough for restoration of Providence Road rather than the utility doing the work. Aqua recently completed major utility work on the roadway and did temporary paving repair work. The utility offered the borough $430,000 for trench, mill and overlay work or $250,000 for mill and overlay work. Borough engineer Charles Catania told the council the Aqua offer was fair. Several residents complained about the temporary repair work done by Aqua.? Source: Chester Spirit; 11/22/2023? ?
Montgomery ?
East Greenville moves to update rental property ordinance East Greenville Borough Council recently agreed to advertise an updated rental property ordinance. The proposed updates to the ordinance will explain the legislative necessity of a rental ordinance and define what constitutes a rooming house. The proposed ordinance will also require a local contact “to avoid the problems related to absentee landlords.” Borough solicitor Mike Peters recommended the section of the rental ordinance that relates to search warrants of rental properties not be added to the updated ordinance until a lawsuit in Pottstown related to rental search warrants is settled. Watch the East Greenville Borough agendas for the public hearing meeting date. Source: Town and Country; 12/6/2023
North Penn School District to hold special election - What Realtors need to know North Penn School District (NPSD) will hold a special election on Tuesday, Jan. 16, so the community can decide whether it will move 9th grade to the North Penn High School campus as a part of its high school renovation project. The referendum question specifically asks whether the district should borrow $97.3 million for the high school renovation. Currently there are just over 3,000 students in the 10th- through 12th-grade school, which is the district’s only high school. NPSD administration is committed to ensuring the community is informed about the important project and vote.?“Realtors may be interested in knowing that a recent, national study found that approval of school bonds similar to the one NPSD residents will be voting on led to improved test scores and increased property values,” said Christine Liberaski, NPSD’s director of school and community engagement. “The study further found that, on average, approving a school bond led to a roughly 7% increase in property values in the 5-8 years following the election, benefiting the community.”?The district’s recent outreach efforts include a mailing to all district residents, a video Q&A with Superintendent Todd Bauer and CFO Steve Skrocki, a community forum and a follow-up Superintendent Live event. More information is available on the district’s Reimagining NPHS website. “Realtors are influencers who help families make one of the most important decisions of their lives, and NPSD wants those who sell in its boundary to be educated on the topic facing the community. NPSD is hoping local real estate agents can help their network understand the important decision facing its current and future residents and the impact it will have on the community for generations to come,” Liberaski said.?Realtors interested in learning more about renovations or the?study?referenced above can reach out to Liberaski at?[email protected]. She will arrange for a conversation with the superintendent or director of secondary education and renovations. Source: North Penn School District
Pottstown continues discussions regarding homelessness Pottstown’s handling of a homeless encampment on borough-owned property along the Schuylkill River continues to be the subject of public comment at borough meetings. In November, Pottstown posted notices at the encampment giving a Dec. 1 deadline to vacate. In response, the Community Justice Project and Legal Aid of Southeastern PA filed in federal court for a preliminary injunction to prevent the sweep. U.S. District Judge Mia R. Perez issued a ruling and written opinion on Nov. 28 that denied the injunction and ruled the borough is permitted to conduct the sweep, under certain conditions she imposed on the borough, including a prohibition to use arrest or threat of arrest as a way to move those who remain. This left borough officials unsure about what they can do, so council voted to file an appeal of the ruling. Council is also asking for clarification, hoping that will remove the need to appeal. Councilman Andrew Monastra said, “We need someone to give police some instruction on what they are supposed to do. It seems we’re not able to utilize our police force to remove people who will not stop their illegal trespassing on our property unless we find all of them a place to live. That’s an untenable burden to put on the borough.” Recent public comment included Mike Hays, who said Pennsylvania has a shortage of more than 260,000 rental units and homes for extremely low-income renters and suggested altering zoning laws to allow for “tiny houses.” The same idea was brought before council by Pottstown School Board member and Realtor Deb Spence, who received no response. Another speaker was annoyed that the borough continues to allow a warming center near his home. The warming center in question will be allowed to operate in Pottstown, however the operator of the center — the nonprofit Beacon of Hope — will rotate locations to other churches in the borough throughout the winter. A final speaker presented council with a petition asking partnership and cooperation from all levels of government, nonprofits and local businesses to work “in the provision of intermediate shelter, especially to remain warm during the winter months.”? Source: Pottstown Mercury; 11/21/2023, 12/7/2023 & 12/12/2023
Lower Merion approves yearly tax credit for volunteer firefighters, ambulance corps Lower Merion Township has approved its yearly tax credit for volunteer firefighters and volunteer members of Narberth Ambulance. The tax credit allows first responders who qualify to take a 100% credit for the Lower Merion Township property tax liability. Under the program, volunteers get points for responding to calls and attending training sessions, and qualify for the tax credit once they’ve accumulated enough points. In 2018, the first year the program was in effect, 25 volunteers qualified for the tax credit. The credit was for only 20% of the township tax bill at that time, and the cost to the township was just over $4,000. In 2023, the program has grown to include 45 volunteers for just over $39,000. Source: Main Line Media News; 12/3/2023
Taxes, water rates up in East Greenville East Greenville Borough Council recently voted to approve a $2.3 million budget for 2024. The budget includes a tax increase of 0.5 mills for a new total property tax rate of 7.25 mills. The budget also includes a bump of $2 in the water rate. The minimum water usage of 3,000 gallons will be approximately $67 in 2024.? Source: Town and Country; 12/6/2023?
Schuylkill River passenger train project gets $500K The Schuylkill River Passenger Rail Authority was awarded $500,000 and accepted into the Federal Railroad Administration’s program that provides funding to restore passenger rail services. The approval paves the way for a passenger train with stops in Reading, Pottstown, Phoenixville, Philadelphia and New York. Officials said the earliest the service would start is 2027. The rail service is expected to reduce vehicle congestion and improve economic development. The authority consists of representatives from Berks, Chester and Montgomery counties working to secure federal funding and other contracts to restore passenger train service. Scott France, executive director of the Montgomery County Planning Commission, said Amtrak officials support the passenger rail plan and helped with the application. Source: Phoenixville Patch; 12/6/2023? ?
Philadelphia ?
Wissahickon neighborhood fights for historic preservation amid growth On the edge of Roxborough, along the ridge above where Main Street leads into Manayunk, sits a cozy Northwest Philadelphia neighborhood called Wissahickon. Cradled by the southern tendril of Wissahickon Valley Park, it’s a leafy community defined by an eclectic mix of 19th- and early 20th-century homes. Although some may think it is part of Roxborough, neighborhood leaders say it has an identity all its own. “There was, I think, a time where people lost track of this being its own neighborhood,” said Joshua Casta?o, a historic preservationist who moved to Wissahickon in 2020. Between 2010 and 2020, Census data show over 700 additional residents in the neighborhood. New development has occurred, too, mainly comprising large single-family homes. A proposal for an apartment building at 90 Rochelle Ave. also provoked intense backlash among some neighbors. Now Casta?o and the community group Wissahickon Interested Citizens Association are leading an effort to create a historic district for the neighborhood to ensure it will maintain its character as it grows. Read more here.? Source: Philadelphia Inquirer; 12/12/2023
Nearly a decade after closing, beloved Philly diner will be reborn with new development A mixed-use development with 65 apartments for seniors is slated for the former home of a beloved diner in West Oak Lane. Plans filed with the city show a seven-story building rising on North Broad Street where the long-shuttered Oak Lane Diner once stood. The proposal calls for a new diner on the first floor, office space on the second and apartments above. The project, located near 66th Avenue and Old York Road, also includes an underground parking lot with 19 spaces and an outdoor lot with 20 spaces. Forty-six units will be affordable. The rest will be market rate. Source: PlanPhilly; 12/8/2023??
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