A weekly roundup of real estate news, compiled by Suburban Realtors? Alliance week of: 3/10/2023
A colorful home, bearing a plaque reading "The William Walters House 1874," sits on Maplewood Road in Riegelsville Borough, Bucks County. The Philadelphia Inquirer listed the borough as one of the communities expanding the boundaries of Greater Philadelphia.
Weekly News Briefs
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General
U.S. House passes remote online notarization legislation
On Feb. 27, the U.S. House passed H.R. 1059, the Securing and Enabling Commerce Using Remote and Electronic (SECURE) Notarization Act of 2023. If the legislation becomes a federal law, the SECURE Notarization Act would provide meaningful relief to America’s homeowners and prospective buyers by allowing immediate, nationwide use of remote online notarization technology. Allowing for remote online notarizations (RONs) will permit a notary and signer, who are in different physical locations, to safely and securely execute electronic documents. Current requirements for a signer to physically be in the presence of a notary are often impractical and sometimes impossible due to social distancing constraints. RON is a convenient alternative to traditional in-person notarization for all consumers, but it is particularly beneficial to consumers who are unable to easily travel, such as active-duty military, child and elder caregivers, and sick or elderly persons. The National Association of Realtors applauds the House for its efforts to promote more accessible, efficient and secure real estate transactions, and it will continue to advocate for the bill’s passage in the Senate. Read more?here.?
Source: Nar.realtor; 2/28/2023
Two studies warn of PA residents’ financial shortfalls
Pennsylvania is facing a $17.8 billion budgetary impact through 2035 due to insufficient retirement savings among the state’s aging population, according to a?Pew Research study. The study uses as a baseline the assumption that Pennsylvania households making less than $75,000 per year will need to have at least 75% of their pre-retirement income after retirement in order to be stable. However, based on current demographics and savings rates, the average household that will be hitting the retirement age of 65 between now and 2035 will come up around $7,800 per year short of that stability benchmark, according to the study. That savings gap is projected to increase demand for state-funded programs that help low-income seniors, including Medicaid, tax and rent rebates, and others. The direct cost to the state is estimated at $14.6 billion through 2035, according to the study. Further, reduced economic activity by retirees will cut state revenues by $3.2 billion through 2035 through lost sales tax revenue and other mechanisms. A separate, newly released study on poverty in Pennsylvania from the Commonwealth Foundation highlights the?barriers to prosperity. The study combines data and interviews with households making less than twice the poverty line — or $53,000 for a family of four — to understand their experiences and identify common barriers. The average gross household income of the participants was $33,657. Respondents listed debt and taxes as the two most common barriers to financial security. Almost all live paycheck to paycheck, with no safety net.
Source: Philadelphia Inquirer; 3/3/2023 and Evening Sun; 3/6/2023
Suburban towns push boundaries of the Philadelphia region
As the suburbs continue to grow and push outward, the things that defined the edges of the Philadelphia suburbs — farms, small roads, trees — have gone by the wayside. Philly Mag takes a look at the increasingly popular communities stretching the bounds of Greater Philadelphia, such as Riegelsville, Quakertown, Sadsbury, Oxford, Elverson and Pottstown. Read more?here.?
Source: Philadelphia Magazine; 3/2023
Registration open for PAR Advocacy Regional Training?
The Pennsylvania Association of Realtors (PAR) has?opened registration?for Advocacy Regional Training sessions. Attendees will gain a better understanding of the legislative process, and learn the tools to use to engage in PAR’s advocacy efforts and how to better represent the real estate industry. Through this interactive training session, members will learn how to tell their real estate story to help advocate for the industry and their clients. A session will take place on Friday, March 24, from 2 to 5 p.m. at the Desmond in Malvern.?
Source: PAR; 2/27/2023
Zabel to resign as state representative for 163rd District
State Rep. Mike Zabel (D-163)?announced?he will resign from the legislature on March 16 amid accusations that he sexually harassed multiple people, including two sitting Republican lawmakers. The 163rd district includes the boroughs of Aldan, Clifton Heights and Collingdale, and portions of Darby and Upper Darby townships. House Speaker Joanna McClinton?(D-143)?will be tasked with scheduling a special election to fill the vacant seat.
Source: Spotlight PA; 3/8/2023
Bucks
State senators hear impact of Philadelphia wage tax on Bucks municipalities
Members of the Pennsylvania Senate Majority Policy Committee recently convened in Middletown Township at the invitation of state Sen. Frank Farry (R-6). Farry wanted the committee to learn the impacts of the Philadelphia Wage Tax on Bucks municipalities. The wage tax is 3.79% for city residents and 3.44% for nonresidents. The wage tax was established in the 1930s by the Sterling Act as an emergency measure to help Philadelphia through the Great Depression. According to those who gave testimony at the hearing, the problem with the Sterling Act is that it usurps a municipality’s earned income tax (EIT). Outside of Philadelphia, residents pay an EIT to their home municipality if it has one. EITs are typically 0.5% to 1% and help towns pay for core municipal services. They can also be used to help fund school systems. According to data from Keystone Collection Group, it is estimated that Bucks County municipalities lose close to $10 million in EIT revenue to the city. During his testimony, Bensalem Mayor Joseph DiGirolamo suggested a change in law that allows municipalities with EITs to collect their 1% and remit the remainder of the wage tax to the city. Read more about the committee hearing?from Levittown Now?and?the Bucks County Courier Times.
Source: Bucks County Courier Times; 3/3/2023 & Levittown Now; 3/4/2023
Warminster creates Blighted Property Committee
Warminster Township supervisors have named members to a committee that will examine blighted properties. Supervisors Vice President Katherine Frescatore and Supervisor Janice Charlton will co-chair the committee. Longtime resident Jane Taylor was also approved for the committee, and a member of the planning board will be named at the April meeting. Frescatore said blighted properties decrease property values and cause safety issues, noting that the township has had issues with squatters in homes and vehicles parked on lawns. Frescatore said she is excited for the committee to begin its work to “increase property values and provide a better quality of life” for Warminster residents.
Source: Warminster Patch; 3/3/2023
New Hope tables structural conformity amendment for a second time
New Hope Borough Council recently tabled a proposed amendment to borough zoning laws that aims to limit changes that developers and homeowners can make to buildings in two newly defined “borough residential” districts (RB1 and RB2). The county and borough planning commissions hope it will reduce the number of houses that don’t conform with the character of the borough by limiting changes in the setback, height and footprint of all buildings to within 15 feet of the average of surrounding structures. Council tabled the amendment in March 2022. The amendment was modified and council hoped to adopt the ordinance in February, but when the floor was opened for public comment many residents and business owners cited a variety of concerns, including complex language that was not easy to understand. After some discussion, council tabled the motion again.
Source: Bucks County Herald; 3/2/2023
County to demolish deteriorating property in Middletown
A stone and wood home at the corner of Langhorne-Newtown Road and Bridgetown Pike in Middletown Township will soon be demolished. The house has been owned by Bucks County for decades and has sat vacant and deteriorating in recent years. The property is in a floodplain. County spokesperson James O’Malley said contractors are carrying out asbestos abatement before demolition of the structure will take place. Carl LaVO, history columnist for the Bucks County Courier Times, wrote in 2017 that the building was believed to be called the Cuckold-Town Tavern in the 1700s before it was later converted to a home.
Source: Levittown Now; 3/3/2023
Apple Studios continues filming in Bucks, road closures planned
The Pennsylvania Department of Transportation (PennDOT) announced today that Apple Studios plans to close Richlandtown Road in East Rockhill and Haycock townships for filming. Motorists are advised of the following travel restriction: March 14 through 16, from 5 a.m. to 9 p.m. Richlandtown Road will be closed between Thatcher Road and Covered Bridge Road. Motorists will be directed to use Richlandtown Road, Clymer Road, Axe Handle Road and Thatcher Road. Local access will be maintained up to the work zone. Motorists are advised to allow extra time when traveling near the work area because backups and delays will occur. All scheduled activities are weather-dependent. Apple Studios has been on location in several Bucks municipalities filming a new series.
Source: Bucks County Herald; 3/6/2023
Upcoming webinar: Use and Occupancy Tips for Bucks County Realtors
Suburban Realtors Alliance and the Bucks County Association of Realtors will hold a webinar on use and occupancy (U&O) issues. The webinar, "Use and Occupancy Tips for Bucks County Realtors," will be held Wednesday, March 29, at 1 p.m. on Zoom. It will offer a quick refresher and overview of how the Alliance — which is a member benefit for all BCAR members — can help Realtors before and during the municipal use and occupancy process. It will cover known trouble spots in Bucks County and tips for working with municipalities. The webinar will be hosted by SRA president/CEO Jamie Ridge and board chairperson Maryellen O'Brien. Read more and register on the?BCAR website.?
Chester
Uwchlan Township reviewing massive Lionville Trade Center proposal
According to the Uwchlan Township website, the township is reviewing the Lionville Trade Center proposal, which includes proposed construction of four warehouse buildings totaling 1.96 million square feet, as well as a 22-acre outdoor recreation area at the property located on Lionville Station Road. The sketch plan, which shows a total of 348 loading docks, can be viewed?on the Uwchlan Township website.?
Source: Uwchlan Township; 2/15/2023
PennDOT begins widening Route 1 in Kennett, East Marlborough townships
The Pennsylvania Department of Transportation (PennDOT) announced that preliminary construction is beginning on a $10.4 million project to widen and improve a 1.3-mile section of U.S. 1 (Baltimore Pike) from the Kennett Oxford Bypass to Greenwood Road in Kennett and East Marlborough townships. PennDOT's contractor will mill and overlay the highway, construct a third travel lane on certain sections in each direction, and use existing shoulders and right turn lanes to create a third lane for the rest of the corridor. It will build sidewalks along the north side of the roadway from Schoolhouse Road to the Longwood Village Shopping Center entrance, eliminate the left turn movement from Orchard Avenue onto U.S. 1, install two new Dynamic Message Signs, and upgrade five signalized intersections within the corridor. The purpose of the project is to improve capacity and the safe movement of vehicles through the heavily traveled section of U.S. 1. There will be periodic lane closures. Read more on the?PennDOT website.
Source: PennDOT; 3/3/2023
Chester County Trails Master Plan meeting set for March 14
Because of the increased demand for trails over recent years, the Chester County Planning Commission is developing a Trails Master Plan to establish a vision for an interconnected, multi-use trail network in Chester County. The plan will lay out the framework and design for the county's future trails, priority connections, equitable access, funding and other important factors. The county planning commission will host the first public meeting about the Chester County Trails Master Plan on Tuesday, March 14, from 7 to 8:30 p.m. at the East Whiteland Township Municipal Building. Register for the in-person event?here?or for Zoom access?here. Learn more about the project and take a trails survey on the?county website.
Source: Chester County Planning; 3/2/2023
Kennett Township’s books receive high praise from auditor
When the accounting firm of Maillie LLP was first appointed as the auditor for Kennett Township in 2019, the township was embroiled in a financial scandal involving fraud committed by former township manager Lisa Moore. At that time, the firm identified weaknesses in the township practices. At the township supervisors meeting in March 2023, finance and human resources director Amy Heinrich took a three-year snapshot of how the township has improved its accounting system, from innovative software to the checks and balances of accountability. In her presentation, Heinrich pointed to the township’s hiring of a qualified finance team and its incorporation of the Sage Intacct accounting system in 2021 as major factors that have tightened up the township’s financial processes and procedures. “The most important thing [implemented by the township] in the last few years has been controls and transparency,” Heinrich said. “We’re here to tell you everything. We’re not hiding anything. We are making everything public to give the highest level of confidence and transparency.”?
Source: Chester County Press; 3/7/2023
Guide supports ‘Missing Middle Housing’ in Chester County
Chester County faces a lack of "Missing Middle Housing" — or medium-scale housing — to accommodate its residents. Because of this, the Chester County Planning Commission released a new guide to help municipalities support the county's A+ Homes Initiative by planning for attractive homes through Missing Middle Housing. The guide features information about where the term originated and its current use, and challenges like changing demographics, zoning restrictions and rising costs. It identifies opportunities and examples of specific housing types, presents recent county data, and gives tips for getting started. The county's comprehensive plan, Landscapes3, renews a commitment to balancing growth and preservation. View the guide?here.
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Source: Chester County; 1/25/2023
Downingtown hires new borough manager
Downingtown Borough Council voted to hire Jeffrey Smith as the new borough manager. Smith, currently assistant township manager in Lower Merion, Montgomery County, had served as borough manager in Media Borough, Delaware County, from 2000 to 2020. He began his municipal management career as assistant borough manager in Downingtown.?
Source: Daily Local; 3/8/2023?
Delaware
Delco announces successful end of negotiations with country club and Media Borough
Delaware County solicitor William Martin announced the successful conclusion of the county’s negotiations with Broomall’s Lake Country Club and Media Borough. The successful outcome follows a decades-long dispute over the appropriate usage of property adjacent to the sensitive Glen Providence Park and the possible rebuilding of a long-condemned dam that had once served as a bridge for vehicular traffic on 3rd Street between Media and Upper Providence. “As a Media native, it’s tremendously gratifying to finally be ending a 40-year quagmire that protects Glen Providence Park and reconnects these two communities,” said County Councilman Kevin Madden. The county, the borough and the country club have entered into a series of agreements that will result in the county’s purchase of a conservation easement over a portion of the club’s property, resolution of long-standing litigation related to the breaching of a dam that had previously been on the edge of the club’s property, and extension of an agreement for the county’s utilization of a parking lot owned by the club. The negotiated agreement will facilitate the dissolution of the 2011 legal stipulation that required the reconstruction of the dam. Approximately one acre of the woods and wetlands of Glen Providence Park would have been permanently destroyed by the reconstruction of the dam. The agreement includes a conservation easement on the four acres of the club’s property that abut the park and requires that Broomall’s Run, a stream, continue to flow freely into the park, as environmental best practices dictate. In addition to preserving the land and ending the possible construction of the dam, the agreement also extends the county’s parking arrangement with the club, which provides overflow parking for jurors and county employees. The new agreement states that Media Borough, in consultation with PennDOT, will have control over the future of a planned bridge on Third Street that will reconnect Media Borough and Upper Providence Township.
Source: Delaware County; 3/3/2023
Lazarus to retire as county executive director
Howard Lazarus has announced his intention to retire from his Delaware County executive director post as of March 31. Lazarus was hired in July 2020 from a pool of 140 applicants in a nationwide search for the $215,000-a-year position. During his retirement announcement, Lazarus noted key events that occurred during his tenure, including the opening of the county health department, the implementation of new election procedures, development of a sustainability program, a focus on diversity, equity and inclusion goals, dispersal of federal relief funds related to COVID, and the purchase of the Don Guanella property for a new county park. On April 1, Marc Woolley, who serves as the county’s deputy executive director, will serve as the chief administrative officer for the remainder of 2023. A full search for a new executive director will occur in the summer with the expectation of appointing someone in November to assume duties at the Jan. 2, 2024, reorganization of council.?
Source: Daily Times; 3/23/2023
Wayne stormwater project completed
Radnor Township officials announced the South Wayne Flood Reduction Project has reached a substantial completion milestone, with the stormwater management system installed and the parking lot open for use. While some finishes need to be completed, with the installation of lighting the lot has been reopened to the public. The project is part of a $5.4 million stormwater mitigation initiative that will utilize the space underneath the parking lot for storage and slow release of runoff. Additionally, inlets and piping will be added to South Wayne Avenue, West Wayne Avenue and School Lane for effective storm sewer piping. The underutilized stormwater management system under the Radnor Middle School fields will also receive storm sewer piping.
Source: Daily Times; 3/6/2023
Swarthmore locals are divided over luxury condos
A local developer’s proposed condominium complex in Swarthmore would offer ready access to a SEPTA Regional Rail station, shops, restaurants and cultural amenities in the heart of the Delaware County borough. Called 110 Park, the $30 million, five-story building would increase the town center’s population and provide Swarthmore empty-nesters an opportunity to downsize in their community. The proposal also includes 1,250 square feet of retail space and preservation of the facade and front section of the Celia Building, a Park Avenue landmark. But despite the urbanistic elements of the proposal and design changes the developer has made to ameliorate public concerns, many Swarthmore residents say 110 Park would dwarf its low-rise surroundings, cast a literal and figurative shadow over the town center, and erode the borough’s distinctive character. Ever since the developer, 110 Park LLC, submitted the first iteration of the proposal for review in 2021, public concerns have focused on the impact of replacing a small-town expanse of Park Avenue streetscape that includes green space with a residential building more appropriate for a city block. Read more?here.
Source: Philadelphia Inquirer; 3/7/2023
Eddystone government working in temporary quarters
Eddystone Borough offices and the borough police department are now operating out of Lighthouse Hall on 9th Street between Saville Avenue and Simpson Street. The borough building, which is located at Saville and 12th Street, is undergoing renovations. A $500,000 matching grant for improvements to the municipal complex was awarded two years ago through the state Redevelopment Assistance Capital Program. Plans call for the expansion of the old firehouse for use by the borough administration and police department. At one point, preliminary planning called for the construction of a new municipal complex with a cost of up to $4.5 million, but the renovation of the existing building has now been put forth as the path forward.?
Source: Chester Spirit; 3/1/2023?
Montgomery
Chester Valley Trail now connects to Schuylkill River Trail, ribbon-cutting planned
The opening of the Chester Valley Trail Extension from King of Prussia to Norristown will be celebrated with a ribbon-cutting on Monday, March 13, at 11 a.m. at 167 King of Prussia Road, King of Prussia — behind the Park and Ride and PennDOT driver's license center. The extension is a 3.8-mile path that links the existing 14.5-mile portion of the Chester Valley Trail, which currently runs from Exton to King of Prussia, to the Schuylkill River Trail in Norristown. The Chester Valley Trail generally follows a 22-mile abandoned rail corridor called the Chester Valley Railroad that stretched 22 miles between Bridgeport and Downingtown. Read more about the Montgomery County portion of the trail?here?and the Chester County portion of the trail?here.
Source: Montgomery County; 3/2023
MCPC recaps 2022 subdivision, land development and zoning activity
The Montgomery County Planning Commission’s?2022 Annual Summary of Subdivision, Land Development and Zoning Activity?features statistics and trends of all proposed subdivisions, land developments and zoning amendments reviewed by the commission last year. While total submissions and residential units proposed were down from the previous year, they still came in around the average annual rate over the past 10 years. Nonresidential activity was much higher, and the county saw the largest amount of square footage proposed — 5.25 million square feet — since 2007. Industrial speculation, often in the warehousing and distribution formats, again led the nonresidential sectors for the fourth year in a row. The information and statistics in the report reflect proposal plans only — not actual construction activity.
Source: MCPC; 3/2023
Whitemarsh Township reviewing Rental Premise Ordinance
Whitemarsh Township recently tasked Keystone Municipal Services to review and manage the township’s rental inspection program. Keystone Municipal Services provided Whitemarsh officials with a list of inconsistencies and suggested changes for the ordinance, including an automatic scheduling of the rental property inspection. Previously, the owner or agent of the rental property had to register every two years, which would trigger an inspection. The draft of the proposed ordinance begins on page 147 of the Whitemarsh Township Board of Supervisors?March 9 meeting agenda. The revamp of the Rental Premise Ordinance includes: rental license requirement; license terms and fees; property owner responsibilities; tenant responsibilities; inspection; nonrenewal of residential rental license; revocation and suspension of residential rental license; and the penalties and appeals process. Keystone Municipal Services also included a checklist of items to be inspected. The proposed ordinance changes will not take effect until advertisement and a public hearing prior to a vote.
Source: Whitemarsh Township; 3/6/2023
Towamencin Government Study Commission schedules 6th public hearing
The Towamencin Township Government Study Commission will meet on Wednesday, March 15, at 7 p.m. in the Meeting Hall Building of the Towamencin Municipal Complex, located at 1090 Troxel Road, Lansdale. The commission is drafting a Home Rule Charter that could potentially be sent to the voters for approval. Drafts and updates can be viewed?here. For commission updates, visit the?commission website.
Source: Towamencin Township
68-year-old shopping center rebranded as ‘Bala Cynwyd on City Ave’
An $8 million refresh of the 68-year-old Bala Cynwyd Shopping Center is slated for completion this summer. Federal Realty Investment Trust’s ongoing investment in the property now includes a name change to “Bala Cynwyd on City Ave.” The 23-acre shopping center, located on City Avenue between Belmont Avenue and Conshohocken State Road, opened in 1955. The refresh includes fa?ade aesthetics, common and tenant-designated outdoor dining and gathering areas, and pedestrian and vehicular circulation upgrades. Federal Realty completed a $23 million 87-unit apartment building on the backside of the shopping center in 2020 that is 99% leased as of the end of 2022. The goal of the projects is to turn the shopping center located in Lower Merion, across the road from Philadelphia, into a more walkable, mixed-use community.?
Source: Philadelphia Business Journal; 3/7/2023?
Philadelphia
Philly won’t reassess properties this year, so it can catch up on appeals backlog
Philadelphia will not reassess property values this year as it works through thousands of property owners’ challenges to valuations released last year. Mayor Jim Kenney announced that decision as part of his final budget address. Last year, the city released its first reassessment in more than three years, drawing outcry from homeowners who saw their property values increase by 31% on average citywide — and even higher in some gentrifying neighborhoods. The mayor blamed the delay on administrative burdens brought on by giving property owners months more than initially planned to file appeals. Kenney will leave office in January, leaving the next revaluation to his successor. The city’s Office of Property Assessment has said it aims to reassess property values every year, which would improve accuracy. Industry experts say irregular and infrequent assessments make it harder to assess properties accurately and equitably. An Inquirer analysis found that property assessments are systemically inaccurate and distribute the tax burden unequally in their current form, affecting Black and low-income neighborhoods the most. Three- to four-year gaps between assessments also mean that homeowners can experience greater sticker shock because they see several years of increase at once. After the 2023 reassessment was released last year, owners of more than 26,000 Philadelphia properties challenged the city’s values — the highest volume since 2014, when the controversial Actual Value Initiative went into effect. Read more?here.?
Source: Philadelphia Inquirer; 3/2/2023
PPA starts towing cars without license plates
The Philadelphia Parking Authority (PPA) has begun towing cars without license plates in recent weeks, in response to a surge of complaints. The authority has begun cracking down on drivers who remove license plates and obscure vehicle identification numbers in an attempt to park illegally for free. The PPA, under the new leadership of executive director Richard Lazer, said its aggressive approach is in response to a “dramatic increase” in the practice in neighborhoods throughout the city. Lazer, who served as Mayor Kenney’s top labor official and was appointed to the PPA position in November, said parking on a public street without a license plate is a violation of the Philadelphia Traffic Code, and covering the VIN “signals a clear intent to prevent our parking enforcement officers from issuing a parking violation.” Josh Schulman, President of the Lower Moyamensing Civic Association, said he’s observed cars blocking crosswalks or taking up spots for weeks or months where parking is already tight.
Source: Philadelphia Inquirer; 3/3/2023
Philly is getting better streetlights, free WiFi and more under equity focus
Mayor Jim Kenney’s $6.1 billion budget proposal unveiled last week includes streetlight improvements, free WiFi for families and diverse police recruitment. City officials say those items came from their “budgeting for racial equity” strategy launched in 2020 — months before the police killing of George Floyd in Minneapolis and the subsequent racial justice movement. It’s too early to know whether Philadelphia’s approach will be effective in combating the city’s deeply entrenched racial disparities, with high poverty, gun violence and metrics like low voter turnout still concentrated in neighborhoods redlined in the 1930s. But policy experts describe a city taking steps in the right direction. In January 2020, Kenney signed an executive order that created a new diversity, equity and inclusion officer, and called on departments to detail employee demographics and establish strategies to hire people of color. Read more?here.?
Source: Philadelphia Inquirer; 3/6/2023
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