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IN ABINGTON AND NEARBY
This summary is in no way comprehensive
- - Please
send us information that should be here
here to address them on any of these issues
INCREASING IN LEAPS AND BOUNDS
1500 or more??????? well definitely not 365
units - at THE WILLOW GROVE MALL - APARTMENT /Condos
TRANSIT ORIENTED BUILDING No part
of this has been above board. Residents were focused on a
365 unit apartment building for the first 5 out of 6
meetings. That was not what the proposed ordinance was
about at all. The ordinance presented was to approve /
allow intense building on a large portion of the BC
(Business Center District) - so many more will be
enabled. They finally admitted to at least 700 units - but
left half of the buildable area out of that discussion.
Also the 2 buildings they have shown are pressed right up
against the main roads so you
couldn’t widen the intersection if your life depended on it
- and our lives DO depend on safe roads and
intersections, which should be widened when it is warranted.
Residents were not notified
by mail of any meetings where the actual documents were
available. The required mixed use and master plan have
never been properly explained, but the excessive amount of
residential building enabled in what has been purposly zoned
commercial, is of great concern. Others would have
the same rights : At Home, Dick's strip
(Parkside Plaza), Visionworks strip (Parkside Place),
Macy's, Bloomies and more. Please
take a look at the Promenade in Willow Grove opposite Lowes
on Welsh Rd . The Promenade is only 402 units with commercial below
and it is a monstrosity that does not have a "suburban feel
" at all . The Mall district could become multiple times
that, if this passes
. On 4-27-21 they finally admitted
to another building in the Macy's parking lot .......
but would not discuss all the other space that can be built
3) ???? NOBLE TOWN CENTER
UNTOLD BUT VAST NUMBER OF APARTMENTS
condos and/or commercial
would become available with the apparent imminent purchase
of this huge property where Steinmarts, Bed Bath and Beyond, Pet Smart,
Ross, Walgreens and others are or have been
. It sold in 2014 for $31.5 million. Four buyers currently are considering it, per
conversation at Board of Commissioners Meeting 2-11-21 ..
approval meeting for the Baederwood 244 Apts (or at the
2-3-21 Land Use Meeting before it) - so.... coming
4) 244 BAEDERWOOD
RENTAL APARTMENTS – APPROVED on 2-11-21 even though it
did not meet the fire codes and has one whole side
inaccessible to any emergency vehicles. This is behind the
Baederwood Shopping Center.
This was originally zoned for 8 single family homes.
begun 2006/approved 2-21
5) 104 UNITS - FOXCROFT /
to the Fox Pavillion ………. All their flood remediation
and road improvements have been borne by the taxpayers in
the Abington Jenkintown connections project. There was funny
business on the part of Abington employees that actually
zoning approval in the first place.
1994 they started with Parking variances. 2002 they
asked for 2 Luxury Apartment Buildings each 5 stories
high. 2020 (zoning started many years earlier ) In Jan 2020
it went before the Planning Commission .
OLD YORK AND SUSQUEHANNA - UNTOLD AMOUNT BUT
INCREASED MIXED USE DEVELOPMENT (RESIDENTIAL &
COMMERCIAL)– And the
question is why? Because this is totally Township
driven. No developer is putting pressure on the Township at
all. Who exactly is asking for this increase? Certainly
not the residents. They are opposed to it. Who have we
elected or hired that iniates projects against our wishes? Some properties
are already bought by the County Redevelopment Authority
and, on 9-22-20,
without notification to the property owners or to the
surrounding neighbors who were promised they'sd be kept in
the loop and be part of the process,
they attempted to
certain of the
properties they wanted as blighted. (And simultaneously
"sort of " approve a denser plan without actually presented
a proper plan at all. ) These properties, in fact, are not blighted.
All were/are functioning
businesses . And they are not needed to improve the
intersection. But they were wanted to make the developer a nice
little package to improve his bottom line.
A nice "gift" . Eminent domain is being
considered to take one of the "gifts" from an owner
who doesn't want to sell.
The call here by the Township is for far denser
development and taller development with more residential
units. All 3 of these things are very unpopular with residents.
What's the name of the person driving such development
contrary to the wishes of the residents who live and vote
here? Why would
our Township elected
officials work in opposition to their wishes and their vision. In order
“gift “ the developer more, the road improvements were
made to be
lane coming South on Old York turning West on Susquehanna
should have been crafted for better intersection safty and
to keep the traffic moving. It gives you a real clue
what you’d be in for if you allow the Township to form their own
Economic Development Corporation and use your grant money to
act on their own wishes instead of the wishes of the
people they serve. The development includes a
bus stop in
the highest crash
intersection in Abington – which , added to the increased density at that intersection,
create MORE safety concerns than are solved by the slight
fixes to the road.
What a way to spend $3M ...... https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/OldYork-Susquehanna-TrafficImprovement/OldYorkAndSusquehanna-TrafficImprovement-NWCorner.htm
THE COLONADE / 100 YORK (588 total? ) The Colonade
originally had 534 units in 2 hi rises - 12
stories and 8 stories - called the Estate and the
Manor. When it was rehabbed circa 2016 . amid much
controversy that included a Grand Jury investigation
(results still secret at the AG's office), and a
Whistleblower suit( that continues into 2021 ), they
converted all the commercial and office units to residential
contrqary to what the same Commissioner ( who was Project
Manager ) was doing in the zoning - where they were trying
to force mixed use everywhere . They added another 54 (?)
residential units . Renting was begun already in 2016
, they are still not
full in 2021 . 1 bedroom Units were starting at $1077
as of 3-21 . See more details
where just 45 would/should have been . The 2017 rollout came
after years of zoning and land use issues. As of 2020 (?)
(still filling up?)
project features 85 carriage homes (twins) in a $75 million expansion
behind Rydal Park. Land maneuvers
began in the early to
mid 2000’s - another company first bought the land, clear
cut it removing 45 acres of largely forested lands and
causing flooding already below int eh shopping center lots.
This company rezoned it, and then went
bankrupt at which time it was sold back to Rydal Park's
parent company Presby Inspired Life. Besides the 85
cottages, a clubhouse with fitness center, multipurpose
space, cocktail lounge, heated swimming pool, fire pit, dog
park, walking trails and outdoor grilling areas.
UNITS - RYDAL
certified beds –
their total units at 546 include 307 independent living apartments – as well as anoter
200 or so assisted living “personal care” & skilled nursing
on a 20-acre campus.
98 UNITS at LIONSGATE -- 402 STUDENTS
in 98 apartment style
dorms– Completed & opened
apartment style residence hall
14 UNITS - Crestmanor for $17 million
Only 14 units were added
to the 32 of subsidized housing that was already there. The Project cost $17 +
million. Only 14 additional families helped . For that enormous sum 32 units that
were already there were rehabbed and 14 were added. A
Community building enhanced and a storage area moved or
built . The cost isextraordinary - and an investigation into the
finances should, in my own opion, be launched and the
details made public. We can ill afford to house all those
that need it, when such extravagant funds are spent on so few
families. They could have bought them each their own home,
ground included, for that. So who profited, and how much?
12) ST BASIL’S
(NEXT TO & ACROSS FROM MANOR COLLEGE)
acquired an equitable interest in
St Basil’s so they can apply to change the zoning. The
will sadly close at the end of the 2020-2021 school year.
The property is zoned CS and that allows
for things like a senior housing facility - so something
like what BET offered us for the YMCA parcel ( that was
pretty uniformly detested) is a real possibility.
On May 3, 2021 they held an informal zoom with over
200 attendees where Toll Brothers proposed 120
single family homes on the 46 acres there, rather than
sticking to the CS uses as it . Residents almost uniformly
spoke out against it and wanted to keep the greenspace - or
more of the greenspace - but it is unclear that they fully
understood the alternatives.
See that page here
YOUR EYES ON JOEY TATE'S AND THE USPS BUILDING IN
ABINGTON OR JENKINTOWN -- apartments may have been
discussed. Let me know if you hear more . I have no details.
Is it Jenk or Abington?
KEEP YOUR EYES ON
THE HORSE FARM NEXT TO MANOR COLLEGE – May be
available for development before long– nothing seen in
any documents yet, though. The plot, zoned CS once had
a plan made about 124 residential units . Then
there was some discussion of a possible 160 units
of age restricted units, perhaps for the Sisters. But
the only plans seen were drawn up some years
ago (2012 ish or earlier) Done, as I understand
it, to accommodate “future
impact planning” for water and sewer needs, but it
should be noted that it
zoned CS (Community
Service ) so there are many more possibilities there.
Because of the acreage, there is concern about other
text amendments that give new rights to properties like this
for even denser development
PENN STATE and
MANOR COLLEGE - PSU is rezoning for expansion
on College and University campuses. Penn State is in the process of rzoning
not just for the Academic Building they have openly
proposed, but the overall zoning they are doing is intended
for "Colleges and Universities in Abington Township" .....
Manor College would be the recipient of that zoning, too.
Setbacks, heights, greenspace and so much more. They are trying
the Township's time honored tradition of keeping everyone’s attention focused on the
beautiful new Academic building, and not
on all the other things that could result and become a “use
by right”. In other words, if they can zone
before you know what can be built under this zoning, then
the use by right will mean no more input by residents would
be necessary. Manor College area residents have not been
included at any of Penn State's meetings that I know of.
commercial/ office /medical
THRIFTWAY – still in court? Last I checked in,
they were last
arguing, essentially, over whether the alley in the rear is
a street or not….Then I heard tell that the
Township may have missed providing notifications to
nearby residents - and that may also be in court . Updates appreciated.
on Old York between Eckard and Guernsey
20,000 sf of office space
. This is good but built
too close to the road to allow for what will be much needed
expansions. More residential units create problems when job
seekers so greatly outnumber jobs. Here there are jobs
created. It has yet to be learned how the neighbors will be affected or whether it is an
Susquehanna (Former YMCA) . Expected to open
April 2021 . Zoning process began for a vast
number of senior units that filled nearly every
inch of the property.
This ultimate use creates jobs and fills a need
in the community . But the rezoning of the property which
added a text amendment to our zoning
might add deep residential density on similar
properties. And almost immediately after the zoning
for a supposed Residentail Senior Apartment building
was obtained, BET ( for Bruce E. Toll with
Michalel Markman CEO or President ) had a
quite different client for it. The CHOP facility, which
was no longer required to obtain any input from
the residents now had the use by right, even
though the residents had never seen it, this facility was
now legal there.
Their right to comment on what was going
to be sharing a property line with them was thus removed. Will Meadowbrook Apartments or other
lands near hospitals try to use this newly obtained
zoning? Thousands of additional units could result
, for instance at Meadowbrook apartments and surrounding
land with ( or maybe even without) a tweak from a lawsuit won in court, or another
tiny change to the zoning. Stay tuned.
in, on or of Our Parks
1) MANOR WOODS
ACROSS FROM THE ALVERTHORPE PARK ENTRANCE was
funded to the tune of $100K in the 2020
budget to move
forward on their plan---- but they won’t say which plan of
the 2 that were options. One was for a “park”
with trails but one included a football field. No
clarity on which option was being put forth has been
offered. Let me know if you hear
While residents planned a community center with computer
rooms for nearby families
2) CRESTMONT PARK
that may not have sufficients computers per household,
a basketball court, meeting rooms for community
discussions and activities - 2 floors and with a kitchen,
the same $1.3 million was spent on literally ONE room
with a small kitchen in a disgraceful lack of cooperation in
the use of funds . The "room " is offered at a cost of
$75 to residents - rather than free and used to serve
the needs of an underserved community.
"REVITALIZATION PLANS, STUDIES & INITIATIVES INTENDED TO CAPTURE FUNDS
FOR FUTURE DEVELOPMENT "
TRANSIT ORIENTED DISTRICT
The Noble TOD
is planned out and
ready to go. They worked on the plans more than a decade
encourage dense growth around transportation hubs ie:
the Noble Station.
Citizens were engaged in 2011, inviting public
comments. But of course people were uniformed
about the totality of the expansions Township-wide
and had no clue what TODs and TRIDs are.
So their comments were meaningless.
A TRID is a Transit Revitalization Investment
requires that all benefits from the
revitalization be pumped back into the District
KESWICK REVITALIZATION PLAN – unknown scope
of expansion .
Plan was completed July 2012
This plan identifies a number
of important strategies that will foster further economic
development of the Keswick Village area, including
enhancements, business and economic development ( you know,
higher and denser) , and parking improvements. https://www.abingtonpa.gov/home/showpublisheddocument?id=3114
#### THE ROSLYN REVITALIZATION PLAN – The Wawa at
Easton and Woodland is underway
now at the Roslyn
Rite Aid site. A
Storage facility on Easton Rd.
was just built .
The currently available study began
September 2009 – completed- April 2010. To be eligible for
Revitalization Program funding, the Roslyn
Community Revitalization Plan would need an
believe it has to be within 7 years .
As of March 2011 a
Comprehensive plan is or just was voted in - htat also would
be use for the same purposes
###### THE ECONOMIC DEVELOPMENT CORPORATION -
Our Commissioners want to have their own "Development
Corporation" so they can essentially "become the developers"
while they are also the ones that "oversee" the developers -
and grant the zoning approvals for the developers and
inspect the projects that the developers are completing and
decide who gets the grant monies available for development
and while they retain powers of eminent domain, etc etc etc
. Who doesn't recognize what a bad proposition that
is....... see separate page on this - where already unfair
and unscrupulous tactics have been used to try
to get it approved...... (begun 2019 - they propose to get
it passed in 2021 ) See Old York & Susquehanna above
on this page.
WHAT'S DRIVING THIS MASS
DEVELOPMENT WITH RESIDENTIAL DENSITY?
at Willow Pointe 2405 Maryland Rd, Willow Grove
- Built 2019 ish - filling up now
ANY PLACE WITHIN A ½ MILE RADIUS OF A TRAIN IS AT HIGH
because of the TOD and TRID funds available.
richard manfredi, HAS MENTIONED HE WANTS TO REVISIT THE
ZONING ORDINANCE AND CHANGE IT AGAIN -Don't
I can’t tell you what a bad idea that would be.
Our Zoning Ordinance served us well from 1996 until
2017. Our Township at that time was
98% built up according
to all reports . Steve Kline led a zoning rewrite effort
that culminated in the current 2017 Zoning Ordinance,
cut residents largely OUT of the conversation and gifted to developers
& certain commercial property owners vastly greater rights at the
of our lovely community and our individual rights.
already 98% built up when he started, it is a
certainty that it was this re-zoning
that caused the doors of our community to be flung wide open for
development again. But immediately
after it was passed, developers began
asking to change the
text of our brand new ordinance to garner even MORE than they had just
been gifted. And developers and their associates,
such asland planners are seeking to rewite all our laws in
their favor . The newest effort at the Willow Grove
Mall boldly writes that wherever his
demands and our ordinance clash, HIS should take
Our Commissioners have rarely met a
developer they didn't want to do MORE business with. But
their uncanny silence about what would
befall the mall
after the bankruptcy when they had been presented with a
document that would allow potentially thousands of units
public knew nothing about, was
an eye- opener. Please, it is incumbent upon each of
us to to put up strong opposition to any further rezoning
by this Manager who refuses to fix the most basic things
that are broken and that keep residents constantly at a
access to their goverment systems, htat they pay for , is
ARE THERE MORE SUSTANTIAL DEVELOPMENT PROJECTS,
CURRENT OR PAST, IN ABINGTON OR NEARBY THAT
SHOULD BE HERE ? Please
alert me so others can know ....
DEVELOPMENT CLOSE BY
HELP ME WITH THIS,
- send any info you have
Many of these
will likely all converge on the same local intersections
"The Stations" in Upper Moreland at Davisville and York -
An informal survey ( not officail) is that
Only studio for $1,600 or 1,700+; one bedroom 1,800+; two
bedroom $2,200 +. all approximate
Parking for extra car is $75/mo. Amenities $300yr The complex is 57% full as
of 3-18-21 ish.
Tenants pay all utilities, which is electric, water and
cable. Verizon cable only.
No amenity fee now due to COVID-19. But normally $300 a year.
are pet restrictions. They require a security deposit and
first month rent.
"Federation Housing" Senior age
restricted units in Upper
Moreland on Davisville near Overlook set to sart
construction circa March or April 2021
402 Units "The Promenade"
by BET Investments in Upper Dublin
= Welsh Rd-
opposite Lowes. Not Senior. Commercial on
Studio - $1,726-$1,821// 1 Bdrm + 1 Bath -
$1,839 - $3,304// 2 Bdrm + 2 Bath -$3,627 -$4,833 //
2 Bdrm + 2.5 Bath - $3,304 -$5,892 Opened circa 10-20
40 % full in 2-21
Flats" 1 an 2 bedroom apts by BET Investments in Horsham on Dresher and Witmer - not
$1,644 -$1,659 or $2,114 - $2,179
Opened early 2021
. Building finished circa 4-21
549 Units on the
"Medical Mission Sisters" property at 8400 Pine Road by
Aquinas Realty Partners.
Mostly Senior community- Propsed 3-21
independent living units, 80 assisted living units, 216
apartment units and 120 carriage home units
in Jenkintown on Homestead Rd where Church of Our
Savior is - Not yet approved . stay tuned....
many condo units or
co-op units do we have where the condo
association or homeowners own & controls the property?
How many condo units do we
have with corporate ownership- where another entity owns the
How and rental units do we have total in Abington ?
homeowner owned single family dwellings do we have (non-condo units)?
How many large
( 15 units or more) apartment
buildings or complexes do we have - where is the list the
Township keeps ?
What is the %
of corporate owned units in Abington versus homeowner owned
units in Abington ?
How many multi-unit residential properties
presented any actual financial stats/ benefits .... a
proper analysis....... upon application ?
What are the benefits or drawbacks of having
homes owned by voting residents vs rental units with "corporate ownership" ?
What can we learn from our recent experience with a landlord
who threatened eviction to those who "complained" about the