The latest line item budget for the Quarry Park concept plan. Needless to say I have some major concerns. The total project over 2 phases is now potentially up and over 6M dollars.
If I am reading this correctly (I have asked for clarification) the turf component specifically (including items directly related to turf) is about 60%+ of Phase 1.
From day 1 my objection to this has been the financial justification for the turf component of the project.
I support preservation of farmland & open space prioritized by parcels with high development pressure. While debt isn’t my preferred means to accomplish this I support whatever consensus the board arrives at since I feel strongly about the long term benefits. I also understand we have a voter mandate for preservation.
*Note: I have over the past year proposed alternate funding strategies including:
1. Ear-marking developer transfer taxes for preservation
2. Creating a transferable development rights program (TDR). TDR is a free market mechanism for preservation. It involves no township money.
Unfortunately, neither got traction from other board members.
In March Commissioners Conrad & Lancsek proposed borrowing to fund preservation. While I am pleased it appears the entire board is willing to settle on a mechanism I am only cautiously optimistic at this point. Read about the proposal here.
First, let’s talk mandates. I came into office with 2. Important to remember, since both relate to preservation.
1. First keep taxes sustainably low. Meaning setting us up for long term resiliency as opposed to gimmicks. I think I’ve delivered with the homestead exclusion that rollled back 25% of the prior boards tax increase for homeowners. More importantly relating to resiliency it sets us up to capture more revenue from commercial and industrial users (strip malls and warehouses). These uses generate more liabilities than revenue. Addressing this disparity sets us up for a more sustainable long term balance sheet. High liability land-uses should carry the burden. Not residents.
2. Second I came into office with clear mandate from voters to preserve farmland and developable open space. This also relates to #1. How to keep taxes low in Lower Macungie.
So why only the cautious optimism about the bond?
I’m nervous that some might see a 10M bond as a “blank check” for whatever pet project is the flavor of the moment. With the “blank check” mentality we can get lazy. That scares me. Remember, the reason the prior BOC raised taxes in 2012 was to fund capital projects. Fact is since then, the largest single project moving forward is the 4.9 million dollar quarry park renovation including over 1.5M earmarked for turf fields. Hardly a priority and certainly not warranting a tax increase.
I’m nervous we’ve diluted a conversation about funding open space (something with clear long term financial benefits) with “other capital projects”. (Things that might not)
I’m also leery of inducing more “dumb growth” with STROAD infrastructure. While it’s important we solve existing traffic problems we have to be careful not to induce further congestion. (see graph below)
So, lets proceed but with caution. Any questions about the potential bond please feel free to email me at ronbeitler@gmail.com
The red line represents vehicle flow along a given road. Traffic steadily rises until someone decides the road needs to be widened. Then the original trend line (dotted red) gets replaced with an even greater travel forecast (dotted orange), as we’d expect by creating more road capacity. But the actual new level of travel developed by this widening (solid red) is even greater than the forecast predicted.
Board of Commissioner Meeting Agendas & Previews: FYI – With these previews while I may indicate a voting inclination, it in no way means my mind is made up on any issue.
Presentations: Tonight we will honor 90 year old Veteran, Bertram S. Winzer. Mr. Winzer a WW2 veteran served in the famed Devils Brigade received a Purple Heart and the Bronze Star during the war, but never received the latter medal. When Senator Pat Toomey learned of the oversight he met the veteran in May at a National Military Appreciation Month event. Toomeys office then contacted the Army and arranged for Mr. Winzer to get his award. Albeit 68 years later. Learn more here.
Hearings: Conditional Use Hearing – Jimmy Johns – This development is on the sleepy’s/Dickeys side of the Wal-Mart shopping center. Note: The way our ordinances are written new restaurants are always conditional uses since they can have major parking impacts. The only planning issue here is the fact that the planning commission has some concerns about available parking spaces on that side of Millcreek. Not sure if I agree that parking is an issue, however the simple solution is improving the walkability between the strip and Wal-Mart by adding another crosswalk on Millcreek Rd. This way employees can be required to park across the street and allow more parking for customers on the Dickeys side of Millcreek. I will say that Millcreek Rd. through the shopping center from Lower Mac Rd to the Boulevard is a particularly STROADY, fast, abrasive and dangerous Rd/driveway. It’s exactly what we are trying to get away from in terms of making access roads more Boulevards in tone and character. Anything we can do to address it by a road diet should be considered.
What: Conditional use hearing for new restaurant
Where: Wal Mart (Dickies BBQ side)
Concerns: Parking
Liberty at Millcreek – Another 2 massive warehouses. These ones are primarily in Upper Macungie, but there is a excellent change Lower Mac will get alot of the traffic. Unfortunately, since the project is primarily in UMT we have little sway. There are some major concerns about traffic generation on Grange Rd. It’s likely it will be used as a cut through when traffic jams up on Millcreek. Uline is reported to be the user of the warehouses.
What: 2 warehouses and office buildings.
Where: Millcreek and bypass. (former Air products property)
Concerns: TRAFFIC
“Grandview” Crossings (Allen Organ) – This project has a long history. As a resident I opposed the rezoning that allowed for it to happen. All kinds of backgrounders here. That being said and the new ordinance being the “law of the land” and what we have to work with the focus here was quality. Township planners and staff did do a pretty decent job (with the confines of what I consider to be a weak ordinance) at ensuring the project is high quality.
What: 75k Weis supermarket + gas station, 200+ apartments and 2 pad sites for future restaurants or banks.
Where: Gehman and Rt. 100
Issues: Limited to what I consider a poor/weak ordinance that was enacted before I took office, the focus was on traffic, quality and walkability.
Communication:
32 more residents sent letters in support of Rt. 222 “bypass” upgrades. The grand total is over 180 written. The township however is only putting township residents in the agendas. There have been over 100 township residents who submitted letters over the last few weeks. More information on the campaign here.
Sen Browne letter of support: Related to above the township rec’d official correspondence from Sen. Pat Browne in support of Rt. 222 upgrades.
Resident Pete Pavlovich writes in support of roundabout, in support of a verizon cell phone tower and in opposition of 10M capital projects/open space bond. Always looking for more resident feedback on all these issues.
Letter from Julie McDonell Parks and Recreation Board liason to the Dog Park group.
We will have an update on Hamilton Blvd bike lanes: Background info here.
And nice LTE in support this past week.
Lower Macungie still has plots available for 2015. But get them quickly. Only a couple more still left at Bogie location. Olympic has about a dozen or so.
The price is 30 a year. Tilling is done every spring (see photo below) and water is available at both locations. The increase in price is to pay for the time involved in preparing the plots and the monitoring of them. This program is revenue neutral. Also there were some complaints about plots being rented out but let go to seed. So the hope is the small increase will thin out those gardeners that don’t maintain for a full season leaving more plots for more serious gardeners.
FAQ’s
-Plots are approximately 20’ x 30’.
-Plots are rented on a firstcome, first-serve basis.
-Kratzer Farm (Bogie Ave) plots are rented to township residents only
-Camp Olympic plots are available to the wider community (because grant money is used at Olympic) non-resident fee at Olympic is 40.00
Kratzer Farm garden plots (off Bogie Ave) are tilled and ready for Spring veggies!
DO YOU THINK THE Rt. 222 “BYPASS” needs to be upgraded with full interchanges and a higher speed limit? Consider sending this letter to elected officials. PETITION FOR GRADE SEPARATION OF THE Rt. 222 “Bypass”.
Economic Gardening is the opposite of Economic Hunting. Economic gardening is an entrepreneurial based approach to economic development that seeks to grow the local economy from within. Its premise is that local entrepreneurs create the companies that bring new wealth and economic growth to a region in the form of jobs, increased revenues, and a vibrant local business sector.
Economic Gardening is an inside-out strategy while Economic Hunting or as recently in Lower Macungie chasing strip malls with tax gimmicks is very much an outside-in strategy.
Oftentimes politicians prefer the hunting approach. With the hunt/poach approach comes large projects, ribbon cuttings, inflated job forcasts. (oftentimes with quantity, quality suffers) etc. Nice things you can put on campaign lit. But oftentimes these projects over the long term are contingent upon subsidies, abatement programs, special treatment, long term obligations and major government intervention akin to an escalating arms race.
The issue is the downsides to the hunt are substantial vs. the rewards.
Economic gardening is a much more resilient approach where benefits play out over the long term. For better or worse the Lehigh Valley and Lower Macungie have been very good recently at the hunting game. The long term liabilities of this approach unfortunately only will become clearer over time. Check out this article: Economic gardening is growing but what is it?
I believe it’s time to put equal emphasis on a gardening approach. One strategy is taking a good hard look at our sprawl zoning code which as currently written actually presents barriers to local entrepreneurs. That is step #1. That’s an action item that we’ll hopefully tackle of the next 3 years. But other strategies are more long term. Tending an economic garden doesn’t provide an immediate feather in any one politicians cap. It’s hard work.
If you’re a local entrepreneur in Lower Macungie or a small business with less than 100 employees what can we as a community do to help you grow and expand your existing small business keeping it in Lower Mac? ‘
Recently, we’ve invested significant money in low value hunting schemes. My question is moving forward what can we do for everyone else?
Economic Gardening in Emmaus
Below is a memo I wrote to the Public Works Committee after seeing last night’s first presentation of the latest Quarry Park Concept plan. This outlines some topics and items I hope to discuss at future planning meetings. As stated in the memo, while I felt synthetic fields weren’t the best investment in our park system now that the issue has been settled we need to now focus on the best design possible.
WFMZ has a photo and article here.
2/24/15
Manager & Public works committee,
INITIAL CONCEPT PLAN COMMENTS
5. I don’t know if room permits but establishment of a Greenway trailhead should be considered. (Since this is a recommendation of of the Parks Comprehensive plan specifically for Quarry Park)
6. Reduction of the amount of proposed impermeable parking. I know we need some additional and that’s fine. But the amount proposed seems excessive. Have we considered overflow parking in designated grass areas? We should build parking to handle normal park usage accounting for increased volume of synthetic fields. Tournament or other highest intensity usage should utilize overflow parking in non paved areas. (stone or grass) We should also consider the potential to design more parking, but not build it right away. We can “bank” future lots and build as justified.
Since this parcel is next to the river we should include best practice greening and sustainable storm water management of new parking areas.
FYI – In these previews I may indicate thoughts on an issue, but it in no way means my mind is set. During a critical hearing for the Jaindl issue, a Commissioner spoke before public comment outlining he was voting to move forward the project regardless of what people said during public comment. That was wrong. Public debate was circumvented when the Commissioner indicated his mind was made up.
My hope is by blogging I open the door for conversations before issues are settled. One of my biggest issues with the Jaindl debacle was folks didn’t truly understand what was happening until it was “too late”. This is one mechanism to avoid that. I hope people find it useful.
Hearings:
Farr Tract Rezoning Request: This property located at Lower Macungie Rd. and Cedar Crest Rd. is currently zoned S Suburban. The applicant is seeking a text amendment to allow restricted over 55 as a condition. The developers have submitted a sketch plan that calls for 142 homes on 54 acres at the northwest corner of Cedar Crest and Lower Macungie Road.
Both the Planning and Zoning Committee (PZ) and Planning Commission (see letter below) have recommended rejecting this request. I sit on the PZ. My views reflect that of the planning commission on this issue.
Communication
Resident Donald Richards writes asking for an ordinance to control distribution of free newspapers like the merchandiser. This is something we’ve talked about recently. The problem is when people are away these papers stack up as a tell-tale sign the house is empty. Also in the winter the papers often get buried under snow… then when you go through with a blower it jams up the intake. These are just a couple of examples on why we should take a look at this issue see what we can do. Maybe evaluate what other communities do.
Dept. Matters
Approving the Southwestern Lehigh County Plan Inter-municipal agreement. I support this. The plan is a non-binding document created 7 years ago in a joint effort by Emmaus, Alburtis, Macungie, Upper Milford & Lower Macungie.
This original Plan was funded by grants. The Comprehensive Plan is intended to establish overall policies for the development and conservation of the Southwestern Lehigh County Region over the next 15 years. This Plan is not by itself a regulation, but is intended to provide the policy direction for changes to the municipalities’ development regulations.
Recently there has been consensus to update the plan. This was largely necessitated because Lower Macungie has significantly deviated from the plan. The biggest example of course was the Jaindl development debacle and rezoning of 700 acres of ag protected land to Industrial, Strip Commercial and Residential.
Manager Report:
The manager will be requesting moving forward Quarry Park Synthetic Field Turf Project and NPDES permitting. I voted against inserting this project into the budget and have been vocal in opposition. More information here. I think it’s important to to invest in our parks but I don’t believe this is the most cost effective way to do it.
Snow Emergencies will be announced via the news media. The township facebook page is also a great source for updates. Also monitor the website at www.lowermac.com
Operation Snowflake program airs on WAEB-AM790 and WAEB-FM B104
*New for 2015: If a Weather Emergency is declared it is mandatory that all vehicles be moved from ALL STREETS.
The Township will plow three public parking lots for residents to park; Wescosville Recreation Center, Hills at Lockridge Park, and Farmington Hills Park.
Plowing policies: The township will begin to plow when there is approximately 3” of accumulated snow. For public safety first priority is connector roads to allow for emergency vehicles.
Developments Lower Mac. does NOT currently plow include: Lehigh Crossings, Schaefer Run West and Spring Ridge Crossing. (These newer developments contain roads not yet dedicated to the township). Developments Lower Mac PARTIALLY PLOWs include: Graymoor, Harvest Fields, Hills at Lockridge.
Recent headline in the Morning Call: Municipal pensions in Pennsylvania facing combined $7.7 billion debt
All surrounding municipalities are on the list with Macungie listed as ‘not distressed”, Alburtis, Upper Milford and Upper Macungie as “minimally Distressed” and Emmaus Borough as “moderately distressed”. The level of distress relates to debt vs. assets in municipal pension plans.
The reason Lower Macungie is not only un-ranked but also not on the list at all is because our pension plan is a defined contribution not a defined benefit plan. Therefore we do not have the actuarial issues of determining funding liabilities. In a defined contribution system participants gets back what was put in for them each year, plus, hopefully, some earnings rather than losses. The issues of “fully funding plans” don’t apply.
Basically, Twp. leaders decided back in the late 1970’s to head down the defined contribution plan route as a cheaper way to pay employee benefits. To put it mildly, we lucked out thanks to those old dutchies. 🙂
For now our situation is stable. One of the biggest ways this could someday change is if and when the township creates a local police force. For example: The pension plan Upper Macungie Township created when it formed its 22-member police force in 2012 is already carrying debt of about $2.2 million dollars putting it in the minimally distressed category.
As the Morning Call article states “Bills being circulated in Harrisburg, new municipal police, fire and nonuniform workers would have a corporate-like “cash-balance plan” that guarantees a smaller rate of return of 4 percent on contributions made by employees and employers.” If something like this passes before we ever have to change our police or fire protection arrangements it would benefit us immensely.
With a Defined Benefit employers pay a specific retirement benefit based on salary and years of service. The most common formula to calculate benefits is based on the employee’s earnings at the end of the worker’s career. The problem is the employer or government bears funding and investment risk. As is the case in many PA municipalities these can (most oftentimes) create crippling unfunded liabilities that get worse over time. This puts the whole system in jeopardy for newer employees.
Defined Contribution (DB) plans provide a means for both employees and employers to contribute a steady stream of revenue into the participant’s retirement account.
Plans generally allow participant-directed investments and vest (or allow employees to receive benefits) sooner than DB plans. Benefits are also portable, which is becoming more important for workers in today’s evolving marketplace where the average worker may switch jobs and even careers multiple times over the course of a lifetime. While DB plans are managed collectively, employees have ownership of defined-contribution retirement plans and choice over their retirement investments. Since they are fully funded up front, this prevents pension obligations from sneaking up on future generations of taxpayers and allows for more stability in budgeting.