Developers coming to UM???

It's about time that developers got interested in developing in UM again!! The only problem as I see it is that because the comissioners did not extend the "town center zone" to include the areas north on York Rd. & Davisville Rd., there is only 1 developer that will bnenfit from the TIF. I only hope that the voters in ward 1 realize that Commissioner Romaniello was the driving force behind keeping the "town center zone" samller rather than enlarging it to include areas that; to quote Comm. Hotchkiss; "... is ugly and keeps getting uglier". Read below and feel free to comment.



By Jesse Reilly Staff Writer
With a tax incentive aiming to increase development in downtown Willow Grove waiting on approval from the county, it seems developers are already interested in the area.Several presentations came before the community development committee Monday night proposing a movie theater, student housing and major improvements to the Willow Grove Shopping Center.David Iemolo of Federal Realty Investment Trust, which has owned the shopping center since the mid 1980s, presented the committee with a plan that would upgrade nearly 6 acres of the 13-acre center and add a six-story parking garage, more than 250 residential units and increase the retail square footage by nearly 80,000.“It would really open up the space and allow pedestrian connection straight through,” Seth Shapiro, the director of planning and urban development for the project said. “It would look quite different than it looks right now.”The project is consistent with the guidelines of redevelopment in the town center, Jody Holton, urban development planner for the township, said.“This plan really seems to embody all of your goals,” she said. “It looks to eliminate big box stores and increase pedestrian travel. It is centralized and much more efficient.”For Commissioner Joe Lavalle, chairman of the committee, the project seemed to embody the township’s goals.“This could inject life back into this area of town,” he said. “It’s a big project but I think we’re going in the right direction.”With Toys-R-US vacant, Iemolo said there is a short window of opportunity to begin the project because, if it is re-occupied, it could put construction on hold for as long as a decade.Federal Realty would be the first developers looking to utilize tax incremental financing — a tool used to generate funds for projects by freezing taxes for developers, allowing them to use the money they would have paid in taxes for construction.“Without that, this project would not be possible,” Iemolo said. “This needs to be a partnership because it is a large scale project.”Even with 229 one- and two-bedroom apartments, Shapiro said he did not believe there would be a significant impact on the school district — one of the entities needed to approve a TIF.“This is luxury apartment living and we usually see young, single professionals or newly married couples without children,” he said. “We don’t see it bringing too many children to the school district.”In addition to the improvements to the shopping center, a representative for Frank Theaters proposed a 16-screen movie theater and IMAX at the old Sam’s Club Property, 1001 S. York Road.The plan also proposed restaurants in the area and possible retail space in the future, Thomas Chapman, attorney for Frank Theaters said.A variance for restaurant use, parking and possibly for the height of the IMAX would be needed.Finally the township heard a proposal for a three-story, 50 two-bedroom unit student housing at 422, 423 and 503 York Road.“We have had conversations with Penn State Abington and Arcadia,” Jeffery Cairone of Joseph Cairone Construction said. “There is a definite need for student housing in the area.”Commissioner James Hotchkiss agreed.“That area is ugly and keeps getting uglier,” he said. “Any construction would be welcome.”There would be security on the property from Thursday to Sunday as well as the possibility of a graduate student as a resident assistant.Although the developers were interested in a TIF, Kate Harper, the township’s solicitor, said she did not believe it would apply and is something both entities would have to look into.Excited to keep the lines of communication open with all developers, it seemed that the members of the board had some reservations but were in favor of the projects.“It’s a very exciting time,” Lavalle said. “We just need to keep the lines of communication open.”

What Will the Year Bring to Upper Moreland?

Upper Moreland board member seeking re-election
By: Jesse Reilly, Staff Writer
04/09/2009

No surprises here folks… Lisa is running again! I guess she still has more to say. Taking the meetings until 11:00 must not have been enough time.

Deciding to run for Upper Moreland Township Commissioner to spur change in downtown Willow Grove, Democratic incumbent Lisa Romaniello said her reasons for seeking re-election are the same.

Will this include more projects that will be funded with our local taxpayer dollars? This same tax base that is overburdened? We wonder if there were less dissention from self proclaimed advocates of “change” we might have developers ready to invest in the future of our township. Hold on, we forgot, we will be getting that snazzy fountain and granite curbing! Upper Moreland Township Taxpayers – are you getting your money’s worth? Maybe we can pull some pennys out of that fountain some day!

"We had two really productive years in 2006 and 2007. We had a lot of momentum as a board and got a lot accomplished," the Ward 1 representative said. "But we seemed to have lost in the past two years and I want to work to get us back there."

Teamwork means seeing all sides, not fighting to prove you are right. Team work is Compromise. Lesson of the day… There really is no I in team.

Hoping to restore civility and decorum to the council room, focus on economic development and create more jobs in the community and take the steps necessary to make Upper Moreland the leader in green technology are advancements that Romaniello said are crucial to the township's future.

Hold on, I choked on my gum – civility? Do you ever watch the videos of the commissioners meetings over the past 4 years? Glass house, let me introduce you to stone.

"If re-elected I would work to switch our HVAC system to solar or geo-thermal technology," she said. "I would update our zoning codes and make investments in improving the township's storm water infrastructure."

Too much here, just google geothermal – won’t vote to fund needed upgrades for our police but will talk about technology that potentially leaves a more detrimental carbon footprint. Talk green but do the research too. Oh and how much will this cost and how will WE pay for that?

Zoning code update? Is this the same one already under review and the effort, by the way, that she opposed favoring the establishment of traffic impact fees? Tax and Spend?

As a board member, Romaniello said the economy will be the biggest challenge that the board will face in the upcoming years.

"Our expenditures are currently $600,000 more than our revenue," she said. "We really need to tighten our belts, but realize that we need to be willing to go after economic stimulus dollars and make investments in our future. It is irresponsible not to try to go after the funds that are available to finance these types of improvements."

Next lesson: Stimulus money is a one time shot of funding for the commonwealth – you cannot count on this money as continuous funding stream. As one of 67 counties in this commonwealth all the money isn't coming here. But hey courting a few good developers might help build that tax base – or cutting some of the frivolous projects already mentioned. And the Grants or low interest loans? These still come with a price tag. We need to make good choices.

Acknowledging the difficult times ahead, Romaniello said she believes it is also a time of change."I think the status quo type of governing is not paying off," she said.

Change!? Your right - the last four years are not paying off.

The self-proclaimed bipartisan said her way of thinking could be an asset to the board. "I am able to cross political lines and work with people," she said, adding that her time on the township's advisory planning agency, the historical commission and the revitalization and redevelopment committee (is this one that ended over a porkchop?), as well as her professional experience as a business owner have afforded her the experience necessary to work on the board. Letting it go… Too easy…

"I have managed many big projects from start to finish and part of my job is listening to my clients, establishing a strategy and implementing those strategies," she said. "And of course, delivering the final project within budget." But are these team strategies or my way or the highway strategies? Compromise in goverment is essential too.

Re-establishing the spirit of political will on the board is what is needed as the township moves forward, Romaniello said.

"We need to bring back that spirit," she said. "We need to become a government that can do and accomplish things, not look at them as an impossibility."

Amen to that - Heres to alternatives!

My Thanksgiving post . . .

With the Thanksgiving Holiday tomorrow, I thought that I would post some things that I am thankful for:
1). My loving Family, for with out them there would be nothing!
2). My friends, they keep me on the even keel
3). The USA. Even though I do not agree with all the results of election earlier this month, we are still the greatest country on this planet and I dare anyone to try and prove me wrong!

With the exciting times that are ahead for UM next year, 4 Commissioner races, 5 School Board elections and Tax Collector. All I can say is hold on to your hats, it's going to be an exciting ride!!!!!

I hope everyone has a safe and relaxing holiday!

Thank goodness that a segment of our board of commissioners recognize the cost to the taxpayers of expanded government. This "Design Review Board" would have (from this bloggers understanding of the discussions) created a redundant board for potential developers to go before. Keep in mind that these boards require overview/input from our township staff. Important to note that the APA Board has these same tasks assigned to them, or should if they are clearly defined. Good vote commissioners. Thank you for safeguarding our tax dollars and making our township more desirable to developers.

Bloggers note: this redundant board feels alot like the redundant website we are still paying for.

UM commissioners nix design commitee idea
By: Jesse Reilly, Staff Writer
10/07/2008

With downtown revitalization central to Willow Grove, the Upper Moreland Township Board of Commissioners voted against a new committee that the majority of the board feared would hinder a developer's interest in the area.

In a 4-3 vote, the establishment of a design and review board failed at the commissioner's Monday night meeting.

The review board, had it passed, would have been charged with ensuring developers were in compliance with township codes, review architectural and landscaping plans for development, promote increased harmony between the township and the developer, as well as encouraging new design for construction and renovations, the proposed ordinance said.

"The board is just another roadblock for developers," Commissioner James Hotchkiss said. "We are duplicating the Advisory Planning Association."Board President Stacey Efkowitz echoed Hotchkiss' sentiments. "It's just another layer of government, it's not necessary," she said. "The new board's recommendations would not even be enforceable."

Review board supporter, Commissioner Kevin Spearing added that much like the new board, the APA is not enforceable either."I am very much in favor of the board," he said. "A lot of developers in surrounding communities are in favor of the board because they are looking for guidance. The only problem developers had with it has been the scheduling of meetings.

"Member of the APA, Jonathan de Jonge agreed with the majority."Design approval is important, but it is something the APA is already charged with," he said. "Time is money and every time a developer has to appear in front of a board they are losing more money. It is more effective to have one-stop shopping."

Although potential developers would have to go through another committee, Commissioner Lisa Romaniello said it would be a benefit. "It [the board] will not, in any way shape or form, drive business away. It is a mistake to say it is an obstacle," she said. "It will provide a sense of town pride and give guideposts to interested developers."

A Dogs Holiday!

Committee changes proposed dog park location
By: Jesse Reilly, Staff Writer
09/23/2008

After moving forward with the creation of a dog park in Mill Creek Park in May, the Upper Moreland Parks and Recreation Committee had to take a few steps back Monday night.

The park's original location was set between the fence and the creek in Mill Creek Park and approximately $25,000 of the project's estimated $63,000 cost was to build a dry ford across the waterway to improve accessibility. But, after receiving notification that a joint permit from the Army Corp of Engineers and the Pennsylvania Department of Environmental Resources would be required at a cost of approximate $25,000, the township decided to rethink the location.

"An $88,000 dog park is not acceptable for the taxpayers," committee member Lisa Romaniello said. (But a redundant website costing the taxpayers money was acceptable? How about that glass fountain - that is acceptable too we assume.) The committee decided to move forward with changing the location back to the second choice in the Hankin section of Veterans Memorial Park. "I am surprised a joint permit was required and am disappointed the park will not be at Mill Creek," Pat Stasio, director of parks and recreation said. "Mill Creek was the top choice because it was under utilized, but when we were deciding on the location both were pretty much even."

Stasio added that Paw Prints Dog Owners Group had been positive about the second choice location a few months ago. The move will create a slightly smaller economic burden on the township. The Veterans Memorial Dog Park is estimated to cost $55,000, about $8,000 less than the first location. "Most of the work can be done in-house," Stasio said. The committee moved the location change to be voted on at the board of commissioners meeting Oct. 6.

Congratulations to the Paw Prints Dog Owners Group for keeping up the good work for our furry friends and to UM Parks and Rec for having the forethought to keep additional sites in mind and consistently looking to keep our costs down and in turn our Taxes!

Commissioners give sewer authority OK to move plan foward

So what do you think? Should Horsham Township dictate what direction we take with our services? Should we be reviewing and planning for such an important service such as sewer? Should we not allow our service organizations the ability to plan for the future for something that another Township may or may not do?

By: Jesse Reilly, Staff Writer
09/16/2008

Against the wishes of some members, the Upper Moreland Board of Commissioners voted to allow the Upper Moreland-Hatboro Joint Sewer Authority to move forward with an update of the authority's Act 537 Plan.

In a 5-1 vote Sept. 8, the board directed Township Solicitor Kate Harper to draft a letter to the authority documenting their approval. "The decision is not an adoption of a new plan, it is simply allowing the sewer authority to move forward with its strategic plan," board President Stacey Efkowitz said.

Act 537, The Pennsylvania Sewage Facilities Act, requires that all commonwealth municipalities develop and implement comprehensive official plans to provide for the resolution of existing sewage disposal problems and provide for the future, the Department of Environmental Protection's Web site said. The sewer authority is re-examining its plan because it has exceeded 80 percent capacity.

With Horsham Township utilizing 30 percent of capacity, approximately 2 million gallons per day, Commissioners Kevin Spearing and Lisa Romaniello were concerned with their neighboring township's commitment. "If Horsham diverted half a million gallons to another authority we would be below 80 percent," Spearing said.

"We wouldn't even have to have a 537 plan, we would save a lot of money."If the plan called for the expansion of the authority, a move that could cost upwards of $10 million, and Horsham decided to take its capacity elsewhere, the changes would be void. "It's just a good business decision," he said. "Let's not put the horse before the cart."

Although both were concerned with moving forward too quickly, Harper warned the board that by not allowing the authority to move forward they are putting pressure on the wrong entity - Horsham would not be affected by its holdout. "I would like to see a 20- or 30-year commitment from Horsham," he said.

In an attempt to ease fears and protect themselves, board members instructed Harper's letter to the sewer authority to address their concerns with Horsham's ability to decide against utilizing its 30 percent, information regarding other municipalities for long-term planning as well as the original documents that afford Horsham its portion.

Although Spearing said the township has more than enough capacity for redevelopment, Jonathon de Jonge, vice-chairman of the Advisory Planning Agency, was concerned that failing to move forward would inhibit growth in the downtown area. "We have already spent over $2 million on redevelopment," he said. "We cannot keep doing this dance, people won't come."

Turnpike will clear out debris . . .

Turnpike will clear out debris
By DOM COSENTINO
The Intelligencer
Kevin Spearing pointed to a pair of trees at either end of the small hillside, both of which were choking from the effects of the mounting pile of stone and debris.
“Look at those trees!” he shouted. “Those trees are dying!”
The pile extended the hillside outward from the contractor's storage area near Easton and Maryland roads in Upper Moreland, right next to the Willow Grove interchange of the Pennsylvania Turnpike.
It contained mostly paving material — concrete, gravel, rocks — plus a few pieces of misshapen metal and other detritus that had simply been dumped off the hillside, all the way to the bottom, all the way to the tall weeds below.
The small storage area sits within a mostly wooded right of way shared by the Turnpike Commission and the state Department of Transportation. Nearby, there is a makeshift access road at the intersection of Easton and Maryland roads. A sewer pipe that juts out into an adjacent creek and sits beneath piles of rocks had been put down to create the roadway. Numerous trees had obviously been cleared out for that purpose, too.
Spearing, an Upper Moreland commissioner, was at the site Thursday afternoon with a pair of turnpike officials: senior engineer and project manager Joe Serbu and public involvement specialist Mimi Lindelow.
While Spearing said there was no way the road could pass muster with the state Department of Environmental Protection, Serbu said there was no way of knowing at that moment what regulations applied to what had been done there, and when.

The access road leads to a culvert that runs beneath the turnpike interchange. The culvert, which is maintained by the township, has a dike in front of it that keeps the creek waters from flooding out downstream homeowners.
The nearby rock pile, however, was another matter.
The pile had been there for about a year, building and expanding to maybe 30 feet in width. It has become a source of frustration for Spearing, who said his attempts to get someone (I wonder if he even attempted to contact the Turnpike? I know his Father brought this before the comissioners way before the construction began and I think that it (the "construction debris") is the same size now as it was then.)— anyone — from the Turnpike Commission to do anything about it in the past had gone unheeded.
“In my opinion,” Spearing said, “they were ignored.”
Serbu, however, expressed a willingness to get the pile cleaned up.
“We're going to rectify that,” Serbu said. “We're going to have them remove that. We're going to get them to pull it out.”
Serbu was referring to the contractor, whom he declined to name and who could not be proven guilty of having done the dumping, based on the fact that no one had actually observed it happen.
“We just want to make sure that now you know that we're listening,” Serbu said. (See, ask and ye shall receive!!!)

Dom Cosentino can be reached at 215-345-3148 or dcosentino@phillyBurbs.com.