The township fund balance.

During the budget vote it was stated that Commissioners should have used reserves to balance the budget.

Couple of issues with that premise:

First, the budget was already balanced when the millage/homestead rates were considered. We did that last in the process at the final budget workshop.
The combination millage and homestead reduction is virtually revenue neutral. Before we set the millage and homestead we had already balanced the budget. One Commissioners quote that the millage increase will raise 300k in new revenue is also inaccurate. The forecast is for only a 100k increase which is within a margin of error accounting for early payments or late payments.

Second, the township doesn’t have 9M in unreserved funds. Here is why and the breakdown. 

It’s important to understand Lower Macungie has an adopted fund balance policy. It represents good financial management. You can view it here. Credit goes to the prior board for doing this. I critique them often for some moves they made but this represented sound fiscal planning.

Considering all of the above it’s misleading to imply an un-designated fund balance of “10 million”. But that’s politics. It is what it is. All of the above is designated monies according to township fiscal management policies.

So what about the remaining?
Where does the remaining balance come from? Well it’s pretty simple. It came from removing the 3M+ Quarry Park Astroturf project from the 2016 budget which Commissioners Brown, Gallardo and myself did in November. Artificial turf plan nixed in Lower Macungie

What next?
Moving forward the budget process isn’t quite complete. In January the budget will be re-opened. One item I will propose, is to designate remaining un-designated funds specifically to open space and farmland preservation. This does not mean the money has to be spent. It only means it will be put into purpose restricted “savings account” that will allow the township to react if preservation opportunities arise. This protects the balance from being “chipped away at” over time. Which is always a concern.

How this fits into a preservation strategy.
Over the last two years we’ve considered a number of strategies for funding farmland and open space preservation. Commissioners agreed we did not want an income tax increase. We next explored a bond since the township will retire all our debt in 2019. The issue here is that with a bond we needed preservation targets lined up. Right now the township is actively seeking opportunities. The only strategy that allows flexibility to respond to opportunities as they arise is cash on hand. This gives us the most flexibility to preserve land without an additional tax and without taking on additional debt. 

And that’s what I intend to do. I believe the township has a 5-6 year window to preserve land. I sincerely believe that the window is rapidly closing. I think I was voted into office on a clear platform centered around smarter growth, fiscal responsibility and land preservation. I’ve written extensively why I believe it makes sound financial sense. I intend to honor that promise. I’ve been working 2 years towards that goal. 

Agenda Preview 12/17/15 – 2016 Budget

12/17 Board of Commissioners agenda with detail.

Last meeting video – 12/3/15

Announcements & Presentations:
At the last meeting of the year we take the time to thank volunteers whose terms are ending and opt not to re-apply. We have a few this year including the current chair of the Environmental Advisory Council –  Scott Alderfer. Scott served for I believe 7 years on the EAC. He’s a founding member. Huge thanks to Scott who has always been a hard working chair. Spearheaded a number of projects ranging from tree plantings to invasive plant removals. Scott is moving on from the EAC will continue to make LMT a better place by chairing the newly formed Arbor Day committee. Each year the Committee plants a tree and holds a ceremony in a township open space.

This will also be the last meeting of Commissioner Jim Lancsek who served for 4 years. Prior to that Jim was the zoning officer for 2 decades. I’m going to write a post about Jim tomorrow. He’s a good guy and I learned alot from him.

Hearings and Approvals: We have the Fields at Indian Creek Project up for final approval. This has not been a very inspiring project. It represents the kind of project we must get away from. Lower Mac is reviewing it but we only have a very small % in our township. The rest is a 50/50 split with Emmaus Borough & Upper Milford.

The project calls for 218 homes to be shoe horned on 72 acres of the former Indian Creek Golf Course.

200+ units shoehorned on the old Indian Creek Golf Course

200+ units shoehorned on the old Indian Creek Golf Course. Many units directly back onto the turnpike. A totally uninspiring project.

The concerns throughout the review were:

  • Emergency Access
  • Open Space (or lack thereof)
  • Ensuring walkability along Indian Creek Rd. and connectivity with Camp Olympic and Cedar Crest Rd. open space.
  • Ensuring a traffic signal is installed at Allen and Chestnut St.
  • Homes jammed up against the turnpike


Bottom line with this one is it’s a real shame this golf course was never preserved.
The development is a shoe horn project. Wholly uninspiring. It’s just not at all a good design. And no matter how we handle it access will always be a problem. The proximity to the turnpike also in my opinion is crazy. The noise will be constant. A large percentage of units will abut directly.

There could have been some neat opportunities to do an innovative cluster plan here. But they were never explored. End of the day the fault lies with ALL (LMT, UM AND EMMAUS) of our very poor and antiquated zoning codes which still  allow projects like this. Another reason Lower Mac needs a comprehensive re-write.

 

Communication:
Most of the letters this week deal with volunteer board applications and appointments. thank you to all our applicants.
Engineering:
We have 4 penndot traffic signal permits on the agenda. All are related to “Grandview” crossings development. (The new weis & apartments). 3 are pretty straightforward. I still have issues with signal proposed at Willow Ln and Sauerkraut Rd. All together the township will takeover long term maintenance of by my latest count at least a DOZEN new traffic lights in the next few years. There are going to be costs…
The four signals are:
Willow Lane & Rt. 100
Alburtis Rd. & Rt. 100
Gehman & Rt. 100
Willow Ln. & Sauerkraut

 

Solicitor:
A request to fund a land preservation acquisition fee was put on the agenda by me. An application costs 500.00. I believe we should be doing everything possible to help out landowners who wish to permanently preserve farmland.
This property in particular is a very important one. It’s on the already stressed Rt. 100 corridor and has some of the townships best soil quality.

I would ask for a blanket policy for any farmland preservation applicant to ensure everyone has the same opportunity and also that the cost is reimbursed at the end of the process that way if an applicant pulls for any reason the township isn’t stuck with the bill.

 

Manager:
Approving the 2016 Township budget.

Here is an email I sent out with an overview.

It goes into detail my thoughts on some of the biggest picture items. Approving the budget is one of the biggest tasks of the year. It was a multi-month process with 3 public workshops and a month long public vetting period.

If you have any questions on anything not mentioned here please email me at ronbeitler@gmail.com

Interested in the future of Lower Mac? Mark your calendars!

What will our community look like in ten years? twenty years?
Announcing Southwest Lehigh Regional Comprehensive Plan Update
Public Participation opportunities
.

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All meetings which take place the fourth Tuesday of the month at the Lower Macungie Municipal Building are open to the public. In addition there will be some special meetings designed specifically for public participation. The first is coming up Jan 14th:

Click here –> TAKE THE SURVEY <–Click here


What is the the SWLCCP?
The Southwest Lehigh County Comprehensive Plan is an effort by six municipalities to create a coordinated 10 year master plan. The Boroughs of Emmaus, Macungie, & Alburtis along with the Townships of Lower Macungie, Upper and Lower Milford are working together under the guidance of the Lehigh Valley Planning Commission. Bookmark the SWLCCP site!

Why are we producing a Comprehensive Plan?
By law, municipalities in the Commonwealth are required to produce a master plan every ten years. The master plan assess the state of the built environment and projects a vision to guide future development of the Borough.

Why are we working with other Municipalities?
The answer is twofold.  First, by sharing the effort among six municipalities we are able to reduce the financial burdens on the region.

Second, because of the interconnectedness of our communities, taking regional point of view in developing the Plan is an advantage to all parties and is more likely to be implemented in future development.

So what do we have to do?
The centerpiece of this effort with be a joint Workshop involving interested stakeholders from each municipality coming together to brainstorm ideas for for the region. This workshop ­called a “charette”. And here is the flyer!

Who can be a Stakeholder?
Anyone with an interest! ­From residents to business owners. All are welcome to participate and voice their thoughts and engage in dialogue.

UPDATE: The first large-scale public meeting took place Jan 14th and had over 80 residents in attendance! The 2 day charette the week prior over 100 participants! The Survey is the next step to get involved. Take it now here.

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Farr Tract

Lehigh Valley Hospital, a property trustee, submitted a by right preliminary plan for 94 single homes on a 54 acre property at 2660 S. Cedar Crest Blvd. & Lower Macungie Rd.

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What this means: A by-right plan means the submittal is conceptually allowed under the current zoning ordinance. It may however, still need waivers or variances. Variances are granted through the Zoning Hearing Board. Waivers through the Board of Commissioners. Only after a thorough review from staff will we know what would be required.

The plan had a first public vetting at the planning commission on Tuesday. The township engineer presented a 20 page review letter of concerns and comments.

My primary concern with the project is unit count. While there are appropriate locations for Urban density in the township, I don’t believe this is one. The access problems are obvious and present safety issues. Further, Cedar Crest Blvd is an identified PennDOT congested corridor. It’s compounded since the corridor is a freight route. I realize the LVPC regional comprehensive plan identifies this area as U. Problem is our township has (unfortunately) changed significantly and deviated from the plan since it’s adoption. Planning only works if you stick to it. In 2010 our township deviated so significantly that the plans are no longer valid relating to us. The township is currently working with partners to address this problem by updating our local Southwest Regional Comprehensive Plan.

At the meeting there were some astute comments by township resident and former Commissioner Deana Zosky representing a group of concerned residents that I wanted to react to. Responding to residents is our first priority.

  • Preservation option? First, it’s been discussed that there is a group interested in buying the property at market value for preservation. Obviously and for a number of reasons that’s an outcome the township would prefer. I base that off adopted visioning documents that state the townships desire for preservation of open space and farmland.

 

  • Downzoning? There has also been a request to downzone the property. Generally speaking for myself that is not an ideal strategy. I have fundamental issues with “takings”. A downzone is a taking. I believe in market preservation. Preservation by zoning is also flawed in that it is not permanent. A conservation easement (market preservation, compensating landowners) is.

 

  • Large lot option? It’s was also suggested at the public meeting (Though the twp. hasn’t been formally engaged) that alternative development plans would be preferred by neighbors. Perhaps a large estate lot plan that would would significantly reduce the unit count and impacts and maintain large amounts of open space. Personally, I’d love to learn more if this is a viable option. It would also be preferable to a shoe horn build out. Again for a number of obvious reasons. It would also be preferred to a maxed out by right plan.

These thoughts are a combination of resident concerns and sentiments reflected in both adopted and draft township strategies. The township has prioritized open space preservation. A strong dollars and cents case can be made here for up front investment to preserve if the opportunity was raised. I would entertain all ideas for the township to participate in preservation or work together to outline a more desirable estate plan with significant open space.

I hope the stakeholders here would consider engaging the township on alternate and more community friendly options that might be on or off the table. I understand they may want to cash out. But if there are market offers I would hope the stakeholders consider community impact. As it stands this project has many issues as documented by the townships extensive review letter. 

 

More NIZ thoughts – Orderly but smart, still a gamble.

Corresponded with some folks about recent blog post about Chuck Marohns presentation and how it relates to the Allentown NIZ. It was meant to outline a couple ways to look at the ‘orderly but dumb’ vs. ‘chaotic but smart’ question.

In one of the conversations Justin Schaefer from Strongtowns came up with a great way to frame what I was trying to convey as one possible viewpoint.

“Chaotic but smart as the default, but sometimes you get to a point where you’ve inflicted so much damage that you need a more drastic approach – where you feel a roll of the dice is worth it. Perhaps it is like if a person had not taken care of themselves for a long time and got to the point where cardio or diet was no longer going to be enough – they need open heart surgery.”

Open Heart Surgery

Open Heart Surgery?

 

 

 

2016 proposed budget in pie charts.

Our staff does an excellent job preparing our draft budgets. But I’m a visual person. So I created a couple pie charts to help demonstrate where township dollars are spent. I think this helpful and I hope residents find them useful.

*General Fund Snapshot: 
3 biggest expenditures:

  • Refuse & Recycling
  • Roads & Traffic (The township has 130 miles of roads)
  • Benefits and Insurance (Includes property insurance and employee benefits)

*1. Sewer items are in a completely separate fund
 2. Road items paid for with liquid fuels are in separate budgets.

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*Engineering does not includes services that are paid for by developers associated with land development submittals. 

 


Capital Fund Snapshot
RECYLING TOTES: I am interested to hear what residents think about the 150,000 investment in new (LARGER) recycling totes. As this is a truly discretionary item. This is something I’ve heard some residents asking for. Would like some more feedback. NOTE: The 150,000 dollar line item would also be matched with grant funding.

Even without the Quarry Project as I’ve been saying all along… the township is still making very significant investment in our Park system.

Land preservation/acquisition is a new item this year. If you read this blog with any frequency you know my thoughts and what I believe to be an urgency here. This is what I clearly ran on and what I think I was elected with a mandate to work towards. We now have a 2 year window where politically we have the wherewithal to explore all our options. We have about a 5 year window to get some land preserved. These line items ensures we have flexibility to act when opportunities present themselves. There s no guarantee any or all this line item is spent. But earmarking it keeps options open.

It’s now or never for this township. Some of the money budgeted this year could get matched with potentially and up to *4-1 return through the Lehigh County Municipal Match Farmland Preservation Program.

*estimate
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Tax Revenue Snapshot:
How much revenue does each tax generate for the Twp. 
Real estate transfer, earned income tax and local service taxes pay for general fund items. The property tax covers 31% of capital expenses. This is proposed 2016. Here was a breakdown of your 2015 Lower Mac property tax billScreen Shot 2015-12-07 at 7.30.44 PM
*Not included on any chart are items in the separate sewer and liquid fuel funds. You can view them here.
Total Sewer Fund expenditures are 3.9 Million.
Total Liquid Fuel Fund Expenditure is 1,507,000
No, liquid fuels does not cover all of road maintenance.

VIEW THE ENTIRE BUDGET LINE BY LINE HERE

Questions? Email me at Ronbeitler@gmail.com

Orderly but smart? Perhaps. But still a gamble.

Incrementalism is a sure bet. It can’t fail. That’s the beauty of the Strongtowns message. Make lots of small bets with low risk. Friday Chuck Marohn was at the Renew LV Summit for Smart Growth with the message.

Chaotic but smart / orderly but dumb
There was a healthy exchange between the Mayor of Allentown and Chuck. Marohn advocates for incrementalism and is generally against tax subsidies for catalytic “game changer” projects. (Big gambles as opposed to small bets) “Chaotic but smart” is always better than “orderly but dumb”. In the suburban context the presentation is basically a blow by blow critique of “ponzi scheme” sprawl. That is use of subsidies direct or indirect to expand infrastructure to build financially low yielding but high liability development. And then counting on future growth to sustain the bad bets of the past. The talk is a warning bell relating to long term solvency. Sprawl is expensive. How do we afford to pay for it. Sprawl is orderly but dumb.
Strong towns: Orderly but dumb.

Continue reading

2015 Lower Macungie Santa Run!

The 2015 Lower Macungie Fire Department Santa Run is scheduled for:
Saturday 12/12/15 and we will be departing around 3:15 p.m.
(Rain date is Sunday 12/13/15).

Link here for routes and the times LMFD expects to be in developments.

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Important FYI’s 

Please understand and be guided by the following:

1) LMFD provides the turn by turn routes and time frames so you can plan accordingly; as you may have to come to a street / intersection that we will be passing by. It is not realistic or feasible to go down every street in the Township. The routes are set up in order to keep them running efficiently and effectively and so that we can hit the maximum amount of area in a reasonable time frame.

2) The times listed are approximate; as we will also have to respond and handle any emergencies that may come in while we are out.

3) Candy will be thrown to the kids, so please make sure your kids are careful when picking it up.

4) If you would like to submit a picture that you took of the Santa Run, please email it to: info@firestation30.org. LMFD will be posting them on the website / Facebook page.

5) The Alburtis Fire Department will be doing their Santa Run on Sunday 12/6/15 and will be going through the Hills at Lockridge area of the Township.

6) The Trexlertown Fire Department will be doing their Santa Run on Saturday 12/19/15 and will be going through the Heritage Heights area of the Township.

Lower Macungie FYI’s:

Wanted: Smart Growth oriented Builders & Developers

Lower Macungie: Open for business.

I have a reputation among some as being “anti development”. Truth be told that’s not accurate. I ran on a platform of “a better way to grow” not “stop growth”.

I’ll continue to push back against sprawl. I’ll fight for farmland preservation. But I also understand that development pressure will continue. The LV Planning Commission forecasts another 10,000+ more residents in Lower Mac alone over the next decade. 145,000 more in the greater Lehigh Valley. People want to be here and with good reason.

Defining question: How do we avoid becoming what folks came here to get away from?

Moving forward, focus can’t and shouldn’t be on stopping growth. That’s both impossible & foolish. Rather we must work to attract and embrace better projects and more responsible builders and developers as partners. Smart Growth has far less impact (traffic, loss of open space, demand for infrastructure) than dumb growth. It has a much higher return for taxpayer dollars.

It’s documented we’ve had unfortunate situations that forced the township to deviate severely from good planning. Sad reality. We’ll pay for terrible decisions made by previous Boards. There are lessons to be learned.

Development in the Valley is unfortunately still dominated by cookie cutter. Smart growth projects do happen but are few a far between. Today, in Lower Mac we have good projects in the works but also a number of un-inspiring. How do we convince higher quality responsible builders and developers to want to do business here? How do we market the township to them?

Some home grown developers are slowly getting it. We want the best and most innovative right now. To find it we have to look beyond the Valley. I take road trips around SEPA looking at smart growth projects. Lots of inspiring examples. Great projects. I want them here.

Are you a developer who does responsible high quality smart growth? I want to meet you. Reach out to our Director of Planning & Community development. Check out some of our visioning documents below. Let’s get together. Let’s talk about Lower Macungie’s growth vision. Like I said. We’re a great place to live, work and play. By attracting better projects we can ensure we remain that way.

So, why should smart growth developers consider Lower Macungie?

A snapshot: The place to be in the Lehigh Valley.

  • The Lehigh Valley is the fastest growing and third most populous region in the state of Pennsylvania with a population of 821,623 residents
  • Population Growing: After 20 years of explosive growth – The total population of both Lower Macungie Township (30,700 +/-) and Upper Macungie Township (20,100 +/- ) is 50,800 +/-. As mentioned above the LVPC forecasts our growth to continue.
  • Desirable demographics: Lower Macungie Township has a mean household income of $78,359 and Upper Macungie Township’s mean is $85,600. By comparison the Pennsylvania Mean Household Income is $50,713.00.
  • Highly educated: Collectively the general population have High School Degree or higher at 92% +; Bachelor Degree or higher at 45% + and 67% are considered a white collar workforce.
  • Access: Our blessing & curse (because of logistics warehouse pressure) Easy access to I-78. Major arterial serving the greater Northeast.

Guiding documents/Visioning:
The township has a number of guiding documents that outline our aggressive smart growth strategy and outline how we must grow in a more managed and better fashion.

  • The Hamilton Blvd Corridor Study – This is where our appropriate density should be. The plan outlines how we can capture value from a corridor that should serve as the townships “bread-basket”.  We need to attract thoughtful mixed use development. As an example the township has demonstrated we will work with developers on a shared vision recently with Hamilton Crossings. Though not perfect, it does represent in alot of ways a public private partnership.
  • The township smart growth roadmap. This Smart Growth Plan recommends policies to assist in carrying out the Southwestern Lehigh County Comprehensive Plan and the new Lower Macungie Township Greenway Plan.
  • Township Parks & Recreation & Greenway Plans

Township/Developer working relationships. Customer service and smart growth friendly policies. A track record.

  • A track record of working with high quality developers on projects that reflect township smart growth principles and shared public/private vision. Ex. Hamilton Crossings (a step in the right direction), Stone Hill Meadows, (A cluster project with 70% open space).
  • A new expedited administrative review process. For low impact projects – get government out of the way.
  • Zoning and SALDO updates in support of smart growth. Again, get Gov’t out of the way of better projects.
  • 2016: The Township will reduce burdensome parking requirements for low impact businesses. We will also reduce commercial setbacks and review other regulations that needlessly stymie good projects.
  • 2016: East Texas Village Mixed Use zoning.
  • Working with our neighbors to update the Southwest regional comprehensive plan. This will be a robust process kicking off in January (at least the public component, stage setting work has been ongoing for about 6 months now)

Lower Macungie isn’t anti growth – We are Pro Smart Growth! – And we want to work with smart growth builders & developers.

2016 – Millage/Homestead by the numbers

*Relating to 2016 proposed budget – Under the proposed .50 millage and 50% homestead – By the numbers.

Of 11,610 households in Lower Macungie:
Around 90% of all households will see an overall reduction in their property tax bill over the last two years since homestead program began.
(10,052 households)

About 50% of households will see tax bill reductions two years in a row.
(5894 households)

Approximately 10% of households will have a 0 dollar LMT property tax bill.
(1095 households)

About 9% (only those over about 345,000 assessed value) will see a small net increase since homestead enacted.
*%’s rounded & with assumption that 100% enrolls in homestead program.
**Household statistics from Lehigh County assessment office.

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Less taxpayer subsidies for warehouses.
So while 90% of households will pay less twp. taxes in 2016 then they were in 2014, Industrial warehouses which cause massively expensive township liabilities will pay a more proportionate share.

2014 Warehouse assessed at 24,000,0000 paid – $8000
2016 Warehouse assessed at 24,000,000 will pay – $12,000

Still far under the valley average, but a more proportionate share in line with impacts. Better positioning the township to deal with issues such as traffic, stormwater management and potential (should we have to) new police force.