Click here to receive the Newsloop with more news like this
DEVELOPMENT
IN ABINGTON AND NEARBY
BELOW THIS comprehensive plan map
IS A SUMMARY OF JUST SOME
ZONING AND DEVELOPMENT PROJECTS NOW before the
township or imminent. MANY, MANY MORE ARE COMING !
Please
send us information
that
you might know that we don't, of projects that should be on
this page
Find your
Commissioners
here to address them on any of these issues
https://abingtoncitizens.com/TwpGovt/Commissioners.htm
In 2017, the
Commissioners hired a Manager - Richard Manfredi - who
has tirelessly ignored the requests of residents and
exhausted himself doing favors for developers.While
residents cannot even get someone to actually
answer the phone, their property taxes were increased 39%
over just 2 of the 3 Covid years by this Manager,
giving him an additional $3M per year, despite that he was
"gifted" $19 M in Covid/ARPA funds, which he has also
just about blown through. Via the Comprehensive Plan he has
concocted a dangerous and irresponsible way to control his
desired changes to our zoning rights rather than enforcing
them and seems hell-bent on making Abington higher, deeper, denser, less green,
with a future that foretells of crowded schools and roadways,
insufficient services, higher crime, water problems,
and more. In essence his plan
seems to assure a diminished quality of life for those
of us that are here now. We are alreay sitting in his
traffic. But we are worried even more about our hospitals
and streams will keep up with his "greed for growth".
To understand more about how he has set the factors in
motion to accomplish this see
"
Residential Explosion" .
Where are the voices of the people who "own" the
community and vote this "government" in to act in
their interests? I hear them saying "no way" when they do
find out - but why aren't their Commissioners even telling
them this plan is underway and asking them if that is what
they want?
ZERO benefit is evident --
all that is evident are downsides. In the
Comprehensive Plan Committee's own words, they will be trending towards less stability and
lower property maintenance by reducing homeownership
Township wide. NOWHERE have
they presented even a small inkling of how this will
financially impact the schools.... a cost born by all of us
- or the improvements to our roads. Many of us don't
live in the city for those reasons. And there is already
plenty of space in the city that NEEDS developers to provide
upgrades. Where apartments are already approved and
available.
they have proven
NO Ability to present a proper financial analysis
. None has been presented
properly on ANY of the development during Manfredi's tenue - as
though it didn't matter - despite his having
imposed the largest tax increase ever - 9.9% increase in
2020 and and additional 27% in 2023 . ( did your salaries go up that
much?) $39 % compounded. Within 2 years
of his arrival here, without knowing or understanding our
Township he did this. High tax rates harm us
all - just ask anyone from Cheltenham. Theirs
also was a result of corruption and the means Manfredi is
using to
withhold information on his budgets and on these development
projects is emblematic of government gone rogue. In the Willow Grove/PRIET
where 365 units were proposed,
your Commissioners were presented corrupt figures - a very
obviously bogus financial analysis. Yet no one
demanded a corrected one. So it is not just one person gone
rogue.
MORE PROJECTS TOWNSHIP-WIDE
RESIDENTIAL DENSITY
INCREASING IN LEAPS AND BOUNDS
1)
Unknown
#
WILLOW GROVE
PARK MALL BUSINESS DISTRICT on hold now -
After 11 long meetings - they did not get a
hearing for their 365 unit apartment building that
created a Transit Oriented District inviting much more
development than they were presenting. A fully
fraudulent effort. They have already said they will
be back - with something worse, We are sure the
Comprehensive Plan will give them the ability to do what
they want. They have
already published an article declaring their intent . .
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/WillowGroveMall/00AA-WGMall-365Apts-main.htm
3)Unknown # NOBLE TOWN CENTER
UNTOLD BUT LARGE NUMBER OF APARTMENTS
or
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 ..
the
approval meeting for the Baederwood 244 Apts (or at the
2-3-21 Land Use Meeting before it) - so.... coming
soon.........?
4) 244 BAEDERWOOD
244
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. It
has now been sold to Paramount - who also owns the Noble
Town Center in a different LLC name .
This was originally zoned for 8 single family homes.
begun 2006/approved 2-21 :
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/Baederwood/Baederwood.htm
5) 104 UNITS - NOW
CALLED THE FLATS AT THE PAVILLION TOWN CENTER .. formerly : FOXCROFT /
GREENWOOD AVE
next
to the Fox Pavillion ……….
All the flood remediation and road improvements have been
borne by the taxpayers in the Abington Jenkintown
connections project. That normally is the job of the
developer There was funny business on the part of
Abingtonemployees that actually enabled
the
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.... see more
here.
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/Foxcroft/Foxcroft.htm
6)
Unknown #
OLD YORK AND SUSQUEHANNA - UNKNOWN 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
certify
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
to
“gift “ the developer more, the road improvements were
made to be
very minimal.
Another turn
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,
will undoubtedly
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
7)
THE COMPREHENSIVE PLAN
INFILL DEVELOPMENT PLANS and FUTURE LAND USE PLANS
-
stay tuned for this --
because they want to add residential units to ALL our
Commercial areas Aas the Land Use Map at the top of this
page shows -- and they plan to do it ala the PREIT
Willow Grove Mall method by selling off the parking lots
and going high ..... it is found in the
Comprehensive Plan Chapter on Housing .
8)
61 Units 70 Shady Lane
- "MISSION GREEN"
2013 Abington Twp -
They were zoned
CS (Community Service )
this appears to be 19 Abington acres out of the 136
Medical Mission Sisters total acres --- completed
by 2020 or 2021 - they are age restricted units for
retiring sisters. The rest
of the acres are in Philly at 8400 Pine Rd.
More
will show up here where there are some maps & info :
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/ShadyLa-70/00AA-ShadyLa-main.htm In
the Philly part of the
MEDICAL MISSION SISTERS project
there may be a
possible
549
units
-
That traffic
will certainly impact us. There may be a driveway out onto Shady Lane.
That is expected to be
developed by
Aquinas Realty Partners.
Toll Brothers said 11-4-21 that they were also
involved somehow in this project
and in Abington at the Mission Green
part --
135 independent living units, 80 assisted living units, 216
apartment units and 120 carriage home units in a
mostly-senior community. It is all located right
where Shady Lane & Pine Rd meet see this
https://northeasttimes.com/2021/02/17/550-unit-community-discussed-for-medical-mission-sisters-property/
and
see
more here https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/PineRd-8400/00AA-PineRd-8400-main.htm
9) 114
UNITS - RYDAL
PARK
added 114
certified beds
Already added–
their total units at 546 include 307 independent living apartments – as well as anoter
200 or so assisted living “personal care” & skilled nursing
or rehabilitation
care
on a 20-acre campus.
10)
98 UNITS at LIONSGATE -- 402 STUDENTS
in 98 apartment style
dorms–
Already added
Completed & opened July 2017
- 402-bed
apartment style residence hall .
Astoundingly - they are listing this as "institutional"
rather than residential, since it belongs to the college.
But it brings over 400 new residents to the Township.
Therefore, they don't include that in their count of newly
built units. Creative math. Is that what the college
teaches?
11 )
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) 150
age restricted CARRIAGE HOUSE units
PROPOSED AT ST BASIL’S --
(NEXT TO & ACROSS FROM MANOR COLLEGE)
Toll Brothers
acquired an equitable interest in
St Basil’s so they can apply to change the zoning
with a text amendment. Going to the Planning Commission
on Aug 4 ,2022 . The Academy closed at the end of the 2020-2021 school year.
The property is zoned CS (Community Service) which allows a senior
life care facility
by right (Conditional Use) .
On May 3, 2021 in an informal zoom with
over 200 attendees, they proposed 120 single
family homes with a 50 ft buffer on the 46 acres -
On Nov 4, 2021 they reduced that to 105
homes with a 100 ft buffer and berm - OR
Toll Brothers
would give it to another developer to build 543 units in a
mix of Independent Living, Assisted Living, Life Care,
Alzheimers Units, etc Residents almost uniformly
still spoke out against it and wanted to keep more of the
greenspace --so they returned with a proposal for 150 age
restricted Carriage House units that would not
challenge our schools ......
See the page on this issue here
13 ) 85
UNITS -RYDAL
WATERS
where just 45 would/should have been .
Done Already
added The 2017 rollout came
after years of zoning and land use issues. As of 2020 (?)
finished and
(still filling up?)
The
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.
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/RydalWaters/RydalWaters.htm
14) unknown
MANOR BUYS THE
HORSE FARM When Penn State rezoned CS
(Community Service)
Districts for College Campuses in 2021 - Manor College
got the right to build buildings up to 300 ft in length
& 55 ft high - including to accommodate their
veterinary program - or other programs on the
Horse Farm property .
The plot, zoned CS once had
a plan made for about 124 residential units and
there was some discussion of a possible 160 age restricted units, perhaps for the Sisters.
If St Basil's passes a text amendment to
the CS district which is expected in 2022 - that plot
will be affected by the new zonng --- but the whole plot
will no longer be in play due to Manor's recent purchase of
part of the horse farm land. The change at St
Basils will allow for residential -- Senior 55 and over
--and the Horse Farm would get the same
rights .
The plans that were actually drawn up some years
ago (2012 ish or earlier) by the Township for 124
units at the Horse Farm had you as the benevolent benefactor . Yes, YOU got to pay for
drawing that up... Township personael did it, ostensibly to calculate
“future impact planning” ie:
for EDU's ( amount of
water per home) so they could assess future
sewer use amounts that would be sent to the Cheltenham.
But that of course wouldn't have needed roads and
houses laid out - just a "how many units are allowed
per acre" calculation. So there was, as there
always is, more than meets the eye . By Sept 3, 2021 a
deal was finalized where Manor College bought the
Sisters of St Basil Faculty House and a "significant
portion" of the Horse Farm. So what portion
is left - and what is the plan for that? We don't yet
know . Here's the announcement of the intent to
purchase by Manor :
https://manor.edu/manor-college-sisters-announce-letter-of-intent/
Stay tuned for what will happen with "the rest" of it.
15)
unknown
1209 Rydal
Rd
Care Facility & Nursing home proposed as of 5-23 -
stay tuned -
where only 6 should be - Quashed we are told - but
we will watch this site because 5 to 6 other houses are soon
to be proposed at a minimum A single beautiful
home on Rydal Rd
with 7+ acres that should support no more than 7 single
family homes total ( 6 additional ) has a proposal by a developer for 34
to 56 units units -
not yet formally submitted - but drawn up, as of this
writing, and presented to the neighbors ...
see more
16)
13 UNITS 770 Jenkintown Rd
-
13 condos --- listed commercial
at the county - but could they become residntial via the
overlay ? Former Ruszicka Florist that was 1
single family house and 4 or 5 greenhouses was bought
for $500K on 7-15-19 by a David
Mermelstein / Howard Parsons entity called Dreck Properties
Ltd and they used the Planned Community Act to simply
file a Declaration with the County and divide the single
property into 13 separate entities with a "common
element" (in this case the house with the street frontage) .
Currently the Comprehensive Plan Committee is
intending to put that property into one of its "grey
circle mixed residential overlay zones"
( see map at top ) - will that allow ... either 13 commercial condo's
or will it allow 13 residential units.
We're still learning more about this one.
and since we started theis hte 1/2mi grey circles have gone
to 1/4 mi solid blue line circles)
see
more
17)
54 NEW UNITS- and 588 total
THE COLONADE / 100 YORK
Done Already added
the 54
(588 total when these were added ) 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
the former debacle
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/Colonade/00AA-Colonade-Menu.htm
18) 8 Units Molly Court Rhodes Ave 2015
19) 4 units 1647 North Hills Ave 2015
20) 4 UNITS 364 Shelmire St 2015
21)
4 Units - 3032 Raymond Ave 2012
22)
4 Units 1231 Susquehanna Rd 2010
zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz
SCHOOLS & COLLGEGES EXPANDING
1)
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" .....
so
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.
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/PSUAcademicBldg/PSUAcademicBldg.htm
zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz
commercial/ office /medical
1)
WAWA
AT ROSLYN
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.
2) MEDIPLEX
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
improvement
3) CHOP
Medical
Building
at
Old
York &
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.
https://abingtoncitizens.com/News/YMCA/index.html
zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzz
Development
in Our Parks
1) MANOR WOODS
PARK
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
https://abingtoncitizens.com/aaISSUES/Development-Zoning-CodeEnf/OpenSpace/Summerford.htm
|
2) CRESTMONT PARK
CLUBHOUSE -
While residents planned a community center with computer
rooms for nearby families
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.
3) The Parks Plan that was passed 7-13-23 recommends
opening Alverthorpe
to residents from other municipalities . Nooooooo . We don't
WANT that in the plan . Take it out! See Alverthorpe on the
front /home page of this site
They state that
"REVITALIZATION PLANS, STUDIES & INITIATIVES
(are) INTENDED TO CAPTURE FUNDS
FOR FUTURE DEVELOPMENT "
- but largely they are doing just the opposite - they will
make us cash poor as our schools and streets are filled and
our greenspace disappears and our services go to those who
bring in the highest dollar .
######## THE COMPREHENSIVE PLAN - VISION 2035
The meeting dates and Draft
Plan Chapters are available for public viewing here- https://www.abingtonpa.gov/government/board-of-commissioners/board-of-commissioners-intiatives/vision-2035-abington-s-comprehensive-plan-update
They already were working on the the
Willow Grove Mall Apartments Ordinance for PREIT when they
began to craft this as their "vision" that residential
there was a good thisng.
Here is
the draft of the Housing Chapter of that plan that shows
the existing apartments (4200 ) and single family
homes . Resntals have higher vacancy rates, lower
property mainenance and less stability they conclude. So, tell
me again, why is it we want more of them?
https://www.abingtonpa.gov/home/showdocument?id=15104
Before the public saw any sign of the ordinance they were
already working on, they were busy Township and the developers
had long been working on it. They were busy changing Right Of
Way lines on map documents - with the help of your paid personnel
- and improving traffic signaling so the mall wouldn't have to
pay that. Some things came out of your pocket, not theirs
that I believe should have been the other way around. It was clear
the " vision" in our Comprehensive Plan was being crafted to
accommodate the developer - rather than the developer being
required to comply with the vision. Again - read that document -
much detail about our housing is in it ... take note of these
things :
p 1:"homeownership rates are typically
associated with neighborhood stability and a high
level of home and property maintenance///
p2
says that rental units Abington has over 4,200
of them with an 8% vacancy rate
--so over 330 available at any given time ...
p2
says appartments
have much higher vacancy rates than homeowner owned homes
p8 a the bottom suggests that 1,141 new
housing units are needed by 2045 (really ? why?
what benefit is there to us? The mall might take care of
this on its own
p 9 talks about incentivizing
affordable housing by offering zoning bonuses and changing
the zoning of the CS (community service) districts to allow
residential uses on those properties with no recognition
that the loss of the CS districts is a serious
one - CS districts provide us with hte kinds of uses
that enrich our community .
Repeating the link
.... It's an
interesting read - and geared to become a segment of our
comprehensive plan that is underway.
#######THE NOBLE
TRANSIT ORIENTED DISTRICT
The
Noble TOD
is planned out and
ready to go. They worked on the plans more than a decade
ago. (2008)
The
Transit Oriented
Districts (TOD’s)
there
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
District, which
requires that all benefits from the
revitalization be pumped back into the District
https://www.dvrpc.org/trid/pdf/NobleStationTRIDPlanningStudy_June2013.pdf
######THE 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
streetscape
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
update. (I
believe it has to be within 7 years) .
https://www.abingtonpa.gov/home/showpublisheddocument?id=3112
As of March 2011 a
Comprehensive plan is or just was voted in - that 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.
https://abingtoncitizens.com/aaISSUES/EconomicDevelopment/TheEconomicDevelopmentCorporation.htm
WHAT'S DRIVING THIS MASS
DEVELOPMENT WITH RESIDENTIAL DENSITY?
ANY PLACE WITHIN A ½ MILE RADIUS OF A TRAIN IS AT HIGH
RISK
for " transit oriented "
over
development
They are ( see map at top of page ) using TOD and TRID funds
to help them do that, too. It's all about
the $$$$$$$$$$$
BUT ABINGTON IS TAKING IT WAY BEYOND
THAT - THEY PLAN TO AMEND YOUR ZONING ORDINANCE AT
WILL
On 10-14-21 The manager , Richard Manfredi ,
who already had removed speaking rights to the best of his
ability, announced a plan to allow the Commissioners
to "amend" the zoning ordinance - and there is
little doubt htat he intends to revisit the plan as his way
of opeing a document that should remain relatively stable
for many many years to give residents the security of the
zoning that is all around them .
The previous zoning ordinance was in place for 21 years .
Coupled with the map above showing his plan to add "Mixed residential use "
throughout the Township - and to make TOD districts around
trains stations everywhere, the prospect of what is to come
under Richard Manfredi, John Spiegelman and Thomas Hecker is
frightening.
Mgr Manfredi hasmentioned previously multiple times that he wanted to revisit
our zoning ordinance and to change it to his liking (
and the liking of his developer friends. )
I can’t tell you what a bad idea that would be.
But now he wants to pass legislation that would let him do
that not just ONE time - but, apparently, as often as his
Comprehensive Plan team decides . He first
presented this concept of doint it through the
Comprehensive Plan on 10-14-21 at the Committee of the
Whole - with NO OPPORTUNITY for input by residents.
Our Zoning Ordinance served us well from 1996 until
2017. 21 years later our Township was 98% built up. Steve Kline
- the commissioner who the could have been charged by the
Attorney Generals office for his bad behavior at the
Colonade, led hte rewriting of our Zoning Code to
produce the April 27, 2017 Zoning Ordinance, cutting residents largely OUT of the conversation and gifting to developers
& certain commercial property owners vastly greater rights at the expense
of our lovely community and our individual rights.
It was this re-zoning
that flung the doors open to developers - who, immediately
after it was passed, began asking for text and map
amendments to increase their rights even further . And developers and their associates,
such as our own land planners and our "County Planner",
Michael Narcowich are helping them do it - while
Manfredi and the Commissioners try to rewrite all our laws in
their favor .
The newest effort at the Willow Grove Mall boldly used our
County Planner to co-write the ordinance --- a complete
conflict of interest. Whose
side is he on - ours or the developers? Given that he
broke laws, codes and rules writing them, it's a safe
bet to say he's on the developers side. 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
that the
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
--- especially
by this Manager who refuses to fix the most basic things
that are broken and that keep residents constantly at a
disadvantage when
access to their goverment systems, htat they pay for, is
sought.
******
ARE THERE MORE SUSTANTIAL DEVELOPMENT PROJECTS,
CURRENT OR PAST, IN ABINGTON OR NEARBY THAT
SHOULD BE HERE ? Please
alert me so others can know ....
)))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))
JUST AFEW OF THE RECENT
DEVELOPMENTS CLOSE BY
HELP ME WITH THESE
LISTINGS,
PLEASE
- send any info you have
Many of these
will likely all converge on the same local intersections,
use the same hospitals, etc.
Phase 1
Willow Grove
Shopping Center
is:
200 Units -
Willow Grove -Upper Moreland - Phase one
Willow Grove Shopping Center with retail on the 1st floor.
This is in Upper Moreland -
where Barnes and Noble used to be
- across Moreland Rd from the Mall which is in Abington)
Article : Two Montco Shopping Centers Scheduled for
Residential-Retail Redo
https://montco.today/2022/07/federal-realty-investment-trust-projects
Willow Grove plans call for 200 apartments. In addition, a
general spruce-up of the retail operations has been
proposed.
The retail entities envisioned iwill occupy
the first floor of the proposed apartment complex.
// Update
Amazon Fresh Markets ulled out for good we understand, and
were sued by the Township(? ) - need help getting full
update. That was to be Phase 1 .
Phase 2
Willow Grove
Shopping Center
is: Retail along
Park Ave
Phase 3
Willow Grove
Shopping Center
is:
260 Units -
Willow Grove Upper Moreland 6 stories
with 20K sf of commercial : restaurants & businesses
https://patch.com/pennsylvania/upperdublin/s/iqlun/huge-new-apartment-complex-development-approved-willow-grove
54 Units Willow Grove - Upper Moreland
"Federation Housing" Senior age
restricted units Annabelle?
272 Units
Executive Mews Upper Moreland
https://www.constructionjournal.com/projects/details/a3a1f8c6796847529356004d6f6f70c8.html
240 +
Units in Willow Grove Upper Moreland
at Willow Pointe
2405 Maryland Rd, Willow Grove
- Built 2019 ish - filling up now
https://www.apartments.com/willow-pointe-willow-grove-pa/ky9xln8
/
176 Units at
Philmont Country Club Lower Moreland - acquired March
2017 - In 2023 there was a rumor and some hope that only
55 units might go there -
https://ridgewoodrep.com/project/philmont-country-club/
Blasting was
taking place 8-23 And construction started 12-23
https://glensidelocal.com/construction-begins-for-176-townhomes-at-philmont-country-club-in-huntingdon-valley/
219 Units
on Philmont Ave - Lower Moreland
Across from Philmont Countyr club near
Tomlinson 5 points -
BET Investments proposes a 219-unit multi-family
residential building
consisting of one and two-bedroom units with commercial
space.
402 Units -
Welsh Rd -Upper Dublin Across from
Lowes . "The Promenade"
by BET Investments in Upper Dublin
= Welsh Rd-
opposite Lowes. Not Senior. Commercial on
bottom.
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
ph 844--955-1568 quoted a 2 bdr for
2630 - may have had to reduce price The "Residences "
(apts) at the Promenade are by BET . The single family homes
in the back are by Toll Brothers
256 Units in Horsham
at "555
Flats"
1 an 2 bedroom apts by BET Investments in Horsham on Dresher and Witmer - not
senior
https://www.555flats.com/#
//
https://www.apartmentfinder.com/Pennsylvania/Horsham-Apartments/555-Flats-Apartments-sv7ser4
$1,644 -$1,659 or $2,114 - $2,179
Opened early 2021
. Building finished circa 4-21
32 Units
in Jenkintown
on 821 Homestead Rd where Church of Our Savior is - by
Midguard Properties -
https://glensidelocal.com/upcoming-approvals-for-jenkintown-apartments-grocery-store/
40 Units in Jenkintown
at 463 Old
York Rd
the
former site of Helweg Funeral Home.
26 Units in Jenkintown
459 / 471 York Road,
Pkg also at 4-5 to 425 Johnson St
https://glensidelocal.com/jenkintown-sees-two-new-apartment-proposals/
26
Units in Jenkintown
501 Washington La
Retail stores beneath Apartments
https://glensidelocal.com/upcoming-approvals-for-jenkintown-apartments-grocery-store/
? Units in Jenkintown -
415- 425 Johnson st UD Jenkintown Holdings LLC
https://glensidelocal.com/upcoming-approvals-for-jenkintown-apartments-grocery-store/
https://glensidelocal.com/jenkintown-sees-two-new-apartment-proposals/
86
Units
in Phila
proposed
448-456 Rhawn St Phila just a
mile or two from Abington
68
Units
in Phila proposed 518
Hartel St Phila
1000+
Units in Lower Moreland
-
5 UNITS-- SD 22-01 3262
Huntingdon Pike/Wei Wang-A
sketch plan for a proposed 5 lot subdivision. A
copy of the plan can be found here.
-
176
UNITS -- SD 17-04 Philmont
Country Club/ Concert Philmont LLC & FC Gold GP II, LLC- a final plan submitted by Philmont Country
Club/ Concert Philmont LLC & FC Gold GP II, LLC which will
allow for an active adult housing community with 176
townhouse units. A
copy of the plan can be found here.
-
220 UNITS -- ZA/LD 21-03:
3001-3051 Philmont Ave-
a Zoning Amendment and revised sketch plan application
submitted by BET Investments proposing multi-family
residential building consisting of one and two-bedroom units
and commercial use. A
copy of the plan can be found here. This zoning
ordinance application was approved via public hearing at the
December 14, 2021 BOC meeting allowing a maximum of 220
units.
-
250 UNITS-- LD 21-03:
3001-3051 Philmont Ave-
a sketch plan application submitted by BET Investments
proposing a 250-unit multi-family residential building
consisting of one and two-bedroom units. A
copy of the plan can be found here.
A
copy of the presentation made at the August 10, 2021 BOC
meeting can be viewed here.
-
196 UNITS -228 BEDS LD 19-03: 2507
Philmont Avenue- a
final plan application submitted by Commerce Pursuit Capital
LP proposing a 196- unit, 228 bed senior living facility. A
copy of the plan can be found here. A zoning text
amendment was approved by the Board of Commissioners on
December 10, 2019.
-
2
LOTS -
SD
20-03: 205 Red Lion Road-a preliminary plan
application submitted by Ajvazi Fitim and In The Mixx, LLC
proposing a 2 lot subdivision. A
copy of the plan can be found here.
-
5 UNITS SD 17-02: 3530
Buck Road- a sketch plan
application submitted by Huntingdon Valley Real Estate
Development proposing a five lot subdivision with the
creation of a driveway off of Buck Road.A
copy of the plan can be found here.
-
2 UNITS SD 09-03: 3636
Pine Road- a preliminary/final
plan application submitted by David Mermelstein proposing
one existing single-family dwelling and one new
single-family dwelling. The plan was reviewed by the
Planning Commission on May 23, 2019 and the Board of
Commissioners on July 9, 2019. The Board advised that
several items need to be addressed and a revised plan needs
to be resubmitted. A
copy of the plan can be found here.
-
3 UNITS SD 19-02: 1200
Calvin Road- a preliminary/final
plan application submitted by Arthur Zharsky proposing a
three lot subdivision. A
copy of the plan can be found here.
-
176 TOWNHOUSES ZA 17-04 Philmont
Country Club/ Concert Philmont LLC & FC Gold GP II, LLC- a zoning text amendment submitted by
Philmont Country Club/ Concert Philmont LLC & FC Gold GP II,
LLC which will allow for an active adult housing community
with 176 townhouse units. A conditional use application was
also submitted and approved by the Board of Commissioners on
September 11, 2018. A
copy of the plan can be found here. constr
started 12-23
https://glensidelocal.com/construction-begins-for-176-townhomes-at-philmont-country-club-in-huntingdon-valley/
-
60 SINGLE FAMILY UNITS
SD 16-02: 1400
Byberry Road- a final plan submitted
by Toll Brothers proposing 60 single family dwelling units.
The final plan was approved by the Board of Commissioners on
January 9, 2018. A
copy of the plan can be found here.
56
SINGLE FAMILY UNITS SD 12-07: Red Lion and Pine Road-
a preliminary/final plan submitted by JERC
Partners proposing
56 single family detached units in a cluster designed
subdivision. The Planning Commission
reviewed the final plan at their June 26, 2014 meeting and the
Board of Commissioners approved
the final plan at their September 9, 2014 meeting. A
copy of the plan can be found here.
10,000 Units In Philadelphia
https://www.bizjournals.com/philadelphia/news/2021/04/12/proposed-360-unit-waterfront-development-among.html
))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))))
RELATED QUESTIONS
How
many condo units or
co-op units do we have where the condo
association or homeowners own & controls the property?
How many units do we
have with "corporate ownership" or "association" ownership - where another entity owns the
real estate other than the person who lives there?
How and rental units do we have total in Abington ?
4200 ( per
Vision 2035 Comprehensive Plan )
How many
homeowner owned single family dwellings do we have ?
circa 21,000 ( check Vision 2035 Comprehensive Plan )
What special issues do 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
conditions ?
|
