I wrote about my current thoughts on the Shepherd Hills Golf Course here. This still represents my thinking.

But the conversation really started when the township considered adopting an official map. Which we did spring last year. At it’s most basic – this is a transparency tool that lets the community know where the township has interest in preservation. Here is a link to a good FAQ the morning call did. After the area loss the Indian Creek Golf course to development we felt it was important to put all the courses on the official map as preservation targets.

Remember though, simply putting the properties on the map does not mean they are preserved it’s just letting landowners know the township has an interest. It can’t stop development but it can ensure a conversation. You can view a larger version of the official map here on the township website.

Adopted Lower Mac Official Map

And this is exactly what happened with Shepherd Hills. We started that conversation a few months ago. Every property owner identified by the official map was contacted. I personally reached out to some of what I felt were the most important targets. Shepherd Hills included.

With all these conversations, the most important factor was establishing a fair market price. I believe that when you want to preserve land you pay fair market value. Otherwise it represents a government taking which is both unfair and in the case of downzoning not permanent. We must respect private property rights. You do that by entering the market. Here is an overview on why I think preservation makes sense. And why I believe it’s definitely worth the cost. Certainly in a township like Lower Macungie where open space is becoming more sparse.

In this case to establish the correct fair market value we needed to know exactly what could actually be built. The developer first proposed a sketch plan that included 148 units. It was deemed by the township that this wasn’t possible without waivers and/or variances. Of which the township would certainly not grant them. Turns out a more accurate “by right” (meaning could be built with no waivers/variances) number was closer to 115 units. Depending on an interpretation of the zoning code the number could even be as low as 82. Meaning without question 82 homes could be built with no way for the township to stop it if a formal plan was submitted.

Here is an example of how this process works. We look at the zoning rules and vet plans for compliance. Here was a very straightforward example where one unit was removed. The actual letter is very long and contains many sections like this where units were deemed not viable. This is just one section of an engineer review letter. Again, they look at the plan and apply the zoning code to find the actual number of units that could be built.

The other step in determining cost was to conduct an appraisal. This determined the value of each unit to be 6400.00. 

So end of the day, the math is pretty simple.  Number of homes that could be built x appraised price = X

Right now, X = 620,000 which corresponds to conceding 96 units. So basically the narrative is we both threw out the 148 number as unrealistic, they then believed they could build 115, we felt they that number is actually closer to 82. So roughly splitting the difference (acknowledging it would be a contentious land development probably involving litigation) we arrive at the current number. Which I think is very fair. Again, this would permanently put this question to rest.

Below was the original sketch plan. You can see how the thin fairways precluded the highest number. But how some of the larger wider ones made fitting units much easier. 

This was the sketch plan that was reviewed.

The calculation also contained other considerations which we felt represented public value. They include at this point:

1.) If the golf course ever ceases to operate as a course, the township would get first right of refusal to acquire as a gift for no additional considerations. If the township declines ownership can then be conveyed to a formed Shepherd Hills Homeowner association or deeded to adjacent properties. This means that in effect if the course is ever not a course the township will have purchased the course for the above price.

2.) Development right acquisition monies would be put in escrow and debited as improvements are made to the course.

3.) The course will provide the township with an easement for a new public playground. This will replace the playground lost when the school district decided to sell Lower Macungie Elementary School. This playground will be located somewhere west of Krocks Rd. in or near Shepherd Hills.

4.) Various trail connection easements would be granted.

5.) A 10% permanent discount for township residents will be offered for golfing. Also acknowledging the public private partnership the course will be renamed Shepherd Hills Golf Club at Lower Macungie.

Please let me know any questions you have. You can reach me at:
Ronbeitler@gmail.com or 6107622684