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20120222-SanatogaPA-AllisonDriveTownshomes

Township Engineers Lend Hand With Allison Drive Wall

Townhomes along Allison Drive in Sanatoga

SANATOGA PA – A group of neighbors and property owners in the 2600 block of Allison Drive, just west of Sanatoga Road and Cutillo’s Restaurant in Lower Pottsgrove (PA) Township, are receiving preliminary help authorized by the Board of Commissioners to determine the extent of damage to a retaining wall behind their homes, and how it might be repaired.

The board did not promise to have the wall fixed, and did not acknowledge it was a township problem. “But because we want to be fair to everybody,” commission President Jonathan Spadt said, he and his colleagues agreed to have a representative of the Bursich Associates engineering firm assess the wall’s issues and offer some guidance in addressing them.

The group was represented during the board’s meeting earlier this month (Feb. 6, 2012) by King of Prussia attorney Ellis Saul, who said the wall – which supports an earthen embankment between properties on Allison Drive and those higher up on adjacent Terraced Hill Court – has deteriorated over several years due to poor drainage. Its ownership is under question, because no homeowners association exists for the community built there, Saul said.

“Its current appearance raises questions regarding its structural integrity, and poses a potential danger,” the attorney added.

The wall was built sometime during the early 1990s. Homeowners who hired Saul purchased properties on Allison Drive between 1999 and 2011. They’ve researched possible repairs, “but I don’t know where they would start or stop,” one home owner, a man, told commissioners. “We could plow $50,000 into fixing that thing and still not have it solved,” he said.

Spadt said he understood residents’ concerns, but added: “We just can’t go around solving everyone’s problems.”

Commissioners nonetheless asked Bursich to be involved, along with other township officials as appropriate. Saul thanked them for the consideration.

Photo from Google Images

Posted in Lower Pottsgrove, Real Estate, Safety, Sanatoga7 Comments

Final Bill Paid For MS Wall Work; Total Cost: $402,318

Final Bill Paid For MS Wall Work; Total Cost: $402,318

POTTSTOWN PA – What were considered both extensive and expensive repairs to the hillside retaining wall and some support columns at the entrances of Pottsgrove Middle School on North Hanover Street are now not only completed but paid in full, following an approval granted last week (Feb. 14, 2012) by the Pottsgrove School District Board of School Directors.

Board members unanimously voted to pay the remaining $40,231 owed under an invoice from general contractor E.R. Stuebner Inc. The company’s work to rebuild the wall and support pilasters at the school, which is only 13 years old, was made necessary by water seepage behind its masonry that caused the blocks and mortar to crumble.

The total repair cost: $402,318.

Board members and district administrators acknowledge the wall and columns were poorly built, but claimed they could not pursue legal action against the original contractor. The original estimate of the project was for $381,000, but additional work required $21,318 in change orders.

Board Vice President Scott Fulmer was absent and did not vote.

Related:

Posted in Business, Education, Pottsgrove Schools, Pottstown, Real Estate2 Comments

You Suffered Last Year. Will Uncle Sam Pay You Back?

You Suffered Last Year. Will Uncle Sam Pay You Back?

SANATOGA PA – Natural disasters hit Lower Pottsgrove (PA) Township pretty hard during 2011. Heavy rains turned Sanatoga Creek, Sprogel’s Run, and the Schuylkill River into raging torrents. Much of what was in the water’s path was flooded and damaged. Properties here weren’t the only ones hit, of course: hurricanes soaked other parts of the Atlantic coast, tornadoes wreaked havoc in Southern and Midwestern states, and wildfires hit Texas

Traffic cones warn drivers away from flooded North Sanatoga Road last September

If you were affected by a natural disaster last year, the Pennsylvania Institute of Certified Public Accountants thinks you should be aware of Internal Revenue Service rules on casualty losses, as well as other financial considerations.

What Qualifies for a Deduction?

Under IRS rules, you are allowed to deduct a casualty loss that is the result of a disaster, but related rules serve to significantly whittle down the amount you can deduct.

First, consider what is eligible for the deduction. A casualty loss is the damage, destruction, or loss of property resulting from an identifiable event that is unexpected, sudden, or unusual. Damages from natural disasters – hurricanes, floods, wildfires, and earthquakes, for examples – are casualty losses. Damage to your home or other property caused by something that is not unexpected, sudden, or unusual, such as accidental breakage of items under normal conditions, progressive deterioration occurring naturally over time or due to the failure to maintain the property, does not qualify as a casualty loss.

If you suffered a casualty loss to your home, household goods, or vehicle due to a disaster, you should be eligible to deduct the amount of that loss on your tax return, less required adjustments. (The same is true if you suffer a loss due to a theft.)

How Does the Deduction Work?

According to the IRS, “If your property is personal-use property, or is not completely destroyed, the amount of your casualty or theft loss is the lesser of: The adjusted basis of your property, or the decrease in the fair market value (FMV) as a result of the casualty or theft.”

To determine your adjusted basis, start with the basis of the property. Your basis in the property is usually how much it cost you. Increase or decrease the property’s basis to reflect any improvements made to the property or depreciation deductions you have taken for the property.

The decrease in the FMV used to determine the casualty loss is the difference between the FMV of the property immediately before the casualty and the FMV of the property immediately after the casualty. The FMV immediately after the casualty frequently is the salvage value of the property. From the lesser of the adjusted basis of the property or the difference in its FMV, subtract any insurance payment or other reimbursement (such as compensation for the loss from a government or employer relief program). This is your casualty loss.

For example, say flooding heavily damaged a finished basement during a recent hurricane. Several items were destroyed by water damage—a washer and dryer, hot water heater, furnace, some furnishing, the basement walls. The basis in these items—what originally was spent on them—amounts to $10,000. The fair market value of these items was $9,500 before the disaster and $500 after, making the decrease in the FMV $9,000. Because the decrease in the FMV of the items is less than the adjusted basis in them, you must use the decrease in the FMV in your loss calculation. Your insurance covers you for a maximum of $5,000 in damages, leaving you with a $4,000 casualty loss.

Final Steps in the Calculation of the Deduction

Before deducting personal property casualty loss on your tax return, there are some last steps you must take. First, you must subtract $100 from every casualty or theft loss you report each year. That lowers the example amount to $3,900.

More significant, you must subtract 10 percent of your adjusted gross income from the loss amount to arrive at your final deduction. If your adjusted gross income was, $30,000 last year, you would subtract $3,000—10 percent—from your loss amount to arrive at $900 as your allowable deduction. If your adjusted gross income in the example was $39,000 or higher, that 10 percent would wipe out your allowable deduction altogether.

Other Sources of Help

For those seeking additional relief, it’s important to be aware that organizations such as the Federal Emergency Management Agency (FEMA) often provide funds and services to those affected by disaster. The agency’s guide, “Help After a Disaster,” offers an overview of what’s available. In addition, “Disaster Recovery: A Guide to Financial Issues” – a joint project of the American Institute of CPAs, the American Red Cross, and the National Endowment for Financial Education – answers questions on how to minimize the consequences in the first days, weeks and months after a disaster.

Contact A Certified Public Accountant

If you have experienced casualty losses due to a disaster, or if you have questions on preparing for or dealing with any financial issue, consult a local CPA. He or she can provide advice to help address a range of financial concerns.

Posted in Business, Lower Pottsgrove, Personal Finance, Pottstown, Real Estate, Safety, Sanatoga, Weather2 Comments

Settlement May Be Near In Rupert Road Bridge Lawsuit

Settlement May Be Near In Rupert Road Bridge Lawsuit

This split image from Google Maps shows the Rupert Road bridge from a driver's perspective, above, and its mapped location below

SANATOGA PA – Attorneys working on behalf of Lower Pottsgrove (PA) Township said Monday (Feb. 6, 2012) they’re hopeful good things may soon happen in finding cash to fix the crumbling Rupert Road bridge on the municipality’s east side. As evidence of their confidence, the Board of Commissioners was asked to consider scheduling a special meeting on the topic next week.

Commissioners unanimously agreed. A date has yet to be set, pending Manager Rodney Hawthorne’s check of other calendar items. The Post will report the meeting date when it is announced.

The bridge carries Rupert Road across Hartenstine Creek, and is deemed to be one of six structurally deficient bridges in Lower Pottsgrove. During weekdays it bears a heavy load of traffic moving mornings from the township’s northwest end to the Sanatoga interchange of U.S. Route 422, and back in evening hours.

It’s been on the township’s to-fix list for years, with $375,000 or more for the job intended to have come from developers responsible for building the housing community surrounding Raven’s Claw Golf Club on the road’s east side. The money, according to Solicitor R. Kurtz Holloway, sits earmarked for the purpose but untapped in a Wilmington DE bank.

Commissioners last April (2011) directed Holloway and their special counsel, the Furey & Baldassari P.C. law firm in Audubon, to file a lawsuit in the Montgomery County Court of Common Pleas against developer DHLP LLC. It bought the community from an earlier developer, and consequently assumed liability to pay for the bridge’s repair or replacement, Holloway said.

The township and DHLP had been negotiating over the total sum involved for some time. Those talks broke off earlier last year, and then resumed when the lawsuit was ordered. Now, Holloway explained, they seem to be headed toward a conclusion. “There’s movement,” the solicitor cautiously announced Monday, “and it’s my recommendation we try not to lose it if we can.”

Because the board won’t meet again until Feb. 23, Holloway advocated the special meeting. It will be open to the public, but likely will be preceded by a closed-door executive session during which commissioners would learn the details of any agreement and be able to ask questions regarding it. Such private talks regarding litigation are allowed by state law.

Related:

Related (to the Lower Pottsgrove Board of Commissioners’ Feb. 6 meeting):

Images from Google Maps

Posted in Business, Courts, Lower Pottsgrove, Montgomery County, Real Estate, Sanatoga, Transportation4 Comments

20111219-SanatogaPA-SanatogaMarketplaceTornetta (2Edit)

Talk Speculative On Prospect Of ‘Sanatoga Marketplace’

Orange-tagged stakes mark where soil tests were conducted in December on vacant land at 3049 E. High St., Sanatoga, just west of the Turkey Hill convenience store

SANATOGA PA – During the economic downturn of recent years, the Planning Commission in Lower Pottsgrove (PA) Township has had only a few major projects – the construction of an office building or two – into which its members could sink their collective teeth. That may change later this month.

Tornetta Realty Corp., which owns and is marketing the vacant and once heavily wooded 14-acre property at 3049 E. High St., Pottstown PA, apparently is considering development there, township Assistant Manager Alyson Elliott recently confirmed. The land is located just west of the Turkey Hill convenience store on the north side of the Sanatoga interchange of U.S. Route 422.

The Tornetta firm, of Norristown, has preliminarily indicated its intentions to the township, she said. It might be ready to make a presentation to planning commissioners, on what is tentatively named “Sanatoga Marketplace,” when they meet Feb. 27 (2012; Monday).

It’s been about 18 months since the property was last in the news. At the time, Tornetta was completing work on leveling ground, installing drainage, and negotiating potential right-of-way use with owners of an underground gas pipeline that crosses the land. Since then, the huge Costco retail warehouse has opened on the south side of the interchange, in Limerck Township, and developers of property there have been actively seeking new tenants for future construction.

With the economy slowly gaining momentum, with loan interest rates still at historic lows, with increased shopping traffic in the area, and with its ground ready, there’s plenty of public speculation about what Sanatoga Marketplace might contain. Tornetta hasn’t tipped its hand; as of late last month, no drawings or renderings had been submitted to the township, Elliott said.

Tornetta has been active nonetheless. In late December (2011), its representatives conducted water infiltration tests at 10 separate sites on the property, according to Keith Place, Lower Pottsgrove zoning officer and director of codes. Small plastic orange streamers tied to stakes that dot the ground mark where testing was done to gain information for what could be required in a land development plan.

In some ways, the seemingly leisurely pace at which Sanatoga Marketplace is unfolding has been a benefit to the Planning Commission. The usually five-member board has lacked one commissioner since the resignation in July (2011) of Nicholas Hiriak; his successor, Brian Brentzel, was appointed only last month by the Board of Commissioners.

The board did not meet as scheduled on Jan. 23, Elliott acknowledged, because it lacked a quorum. Besides Hiriak’s vacancy, the board also had one member out of town on business, and another was ill. In addition, the board still has not named a vice chairman to fill in as its leader if Chairman Frank Cebular is absent.

Related:

Posted in Business, Lower Pottsgrove, Pottstown, Real Estate, Sanatoga1 Comment

20120127-PottstownPA-RehabbedOxyChemSite

EPA, Companies Reach $2.1M Deal On OxyChem Site

POTTSTOWN PA – Current and former owners and operators of what once was an Occidental Chemical Corporation manufacturing plant on the southeast corner of Armand Hammer Boulevard and Industrial Highway in Lower Pottsgrove (PA) Township have agreed to pay $2.1 million for earlier cleanup efforts the site, the federal Environmental Protection Agency regional office in Philadelphia announced Wednesday (Jan. 25, 2012).

One of several entrances to the now-cleaned OxyChem site on Armand Hammer Boulevard, being marketed as the Tri-County Commerce Park

Under a consent decree filed in federal court by the Justice Department on behalf of EPA, the companies also assumed responsibility for all future cleanup costs. They include Occidental Chemical Corp., the most recent owner and often referred to as OxyChem; Glenn Springs Holdings Inc., an OxyChem subsidiary that has been managing the property’s clean-up and re-development; and Bridgestone Americas Tire Operations, which preceded OxyChem at the site with a tire manufacturing plant.

OxyChem manufactured polyvinyl chloride (PVC) plastic resins there from 1980 to 2005. It bought the property from the Firestone Tire and Rubber Company, now known as Bridgestone, which manufactured tires and PVC there from about 1945 to 1980.

From 1942 to 1985, operators used The site was used to dispose of industrial wastes including cutting oils, metal filings, tires, and PVC sludge resins. It was identified as having unsafe levels of trichloroethylene, vinyl chloride, and other hazardous substances in the soil and groundwater.

After OxyChem ended operations, the site was investigated during 1983 and later for potential pollutants. It was declared an EPA “Superfund” site to designate it as among the nation’s “most contaminated” locations, the agency announcement said. OxyChem, under EPA oversight, performed remedial action on the property and completed construction in 2008.

As of Thursday (Jan. 26), according to the EPA, the property was now considered safe for human exposure, and the migration of any contaminated ground water was deemed to be under control.

To encourage development along Armand Hammer Boulevard, which was renamed for OxyChem’s president, Lower Pottsgrove‘s Board of Commissioners had created a Local Economic Revitalization Tax Assistance Act (LERTA) district to give incoming business owners property tax breaks within the area. The district included the former OxyChem facility, the land now occupied by Aldi’s Supermarket and Home Depot, and other parcels stretching east to Sanatoga Station Road. The district’s authorization ended in 2008.

The property has since enjoyed a rebirth as a location for light- and moderate-industrial uses, and is being marketed as the Tri-County Commerce Park. A brochure about its tenants and available space can be downloaded here.

Other coverage:

Photo from CB Richard Ellis

Posted in Business, Health, Lower Pottsgrove, Real Estate, Safety2 Comments

Commissioners Ring In New At Tonight’s Township Meet

Commissioners Ring In New At Tonight’s Township Meet

SANATOGA PA – On this, the third day of the new year (Tuesday, Jan. 3, 2012), the Lower Pottsgrove (PA) Township Board of Commissioners will welcome a new member, who’s also an old member; say goodbye to an old member, who’s expected become a new volunteer representative; and officially get under way with its business for 2012.

The township municipal building

The board conducts its annual reorganization meeting tonight at 7 p.m. in the municipal building, 2199 Buchert Rd., Pottstown PA. The meeting, open to the public, occurs a few days earlier than usual this month due to state laws that regulate reorganization which follows an election year, according to township Secretary Michele Cappelletti. A copy of the agenda is available for download from The Post’s Resources Page, here.

Reorganization is a process during which commissioners take their oaths of office, a president is elected or re-elected, and board committee chairmanships and assignments are announced. Members this year will witness the swearing-in of new commissioner Stephen Klotz, who previously served on the board, lost his seat in an earlier election, and then won it back in November (2011).

Relinquishing his seat to Klotz will be outgoing commissioner James Phillips, but his soon-to-be former colleagues apparently will ensure he stays active in township affairs.

A resolution on tonight’s agenda indicates Phillips will continue as a volunteer representative for Lower Pottsgrove with what is known as the regional MS4 Stormwater Coalition. He has several years of experience in dealing with state regulators on storm drainage issues, and board members say they want to keep him working on that and possibly other tasks to benefit township residents.

Also tonight, commissioners are expected to re-open a public hearing on the transfer of a liquor license from Norristown to the proposed Bella Italia restaurant on East High Street just west of North Pleasant View Road. It was delayed from December.

Related (to the Lower Pottsgrove Board of Commissioners’ Jan. 3 meeting):

Posted in Business, Lower Pottsgrove, Politics, Real Estate, Sanatoga5 Comments

Sanatoga K-Mart’s Fate Unknown In Closings Statement

Sanatoga K-Mart’s Fate Unknown In Closings Statement

The K-Mart store on East High Street in Sanatoga

SANATOGA PA – The fate of the K-Mart department store that occupies the largest building in the Sanatoga Village shopping center on East High Street isn’t yet known, following an announcement Tuesday (Dec. 27, 2011) by its owner, Sears Holdings Corp., of plans to close up to 120 under-performing Sears and K-Mart locations.

But the local K-Mart has weathered similar storms before – it survived Sears’ last round of closings earlier this year, and others in previous years – and surely its fans hope it will do so again.

“Terrible holiday sales, during what is the most crucial time of the year for retailers,” prompted Sears’ decision, according to an Associated Press story.

It noted that “Sears has yet to determine which stores will be closed, but there has been a clear shift in where the retailer will devote its resources.” It expects to “concentrate on cash-generating stores” rather than prop up marginally performing ones. Sears would not discuss how many, if any, jobs would be cut.

A list of the stores to be closed is expected to be made available separately.

The company, which operates Kmart stores, Sears, Roebuck and Co. and Land’s End, has seen rival department stores like Macy’s Inc. and discounters like Target Corp. steal customers away, according to The AP. The economy, it added, put a sustained financial squeeze on Sears’ most loyal customers, those in the middle-income bracket.

Sears regularly extended its namesake’s branded products into the K-Mart retail mix. At the Sanatoga store during this year’s Christmas holiday sales, for example, Kenmore-brand appliances were on display in the electronics department, and Craftsman-branded tools were being offered in the hardware department.

Sears, based in Hoffman Estates IL, said the closings would generate $140 to $170 million in cash from inventory sales. The retailer anticipates additional proceeds from the sale or sublease of real estate holdings.

Other coverage:

Posted in Business, Employment, Holiday, Pottstown, Real Estate, Sanatoga3 Comments

Postponements, Stays Good News In Local Foreclosures

Postponements, Stays Good News In Local Foreclosures

NORRISTOWN PA – Residential foreclosures nationally seem poised to rise again, according to Reuters News Service. It said banks moved more aggressively in the third quarter of 2011 and the number of new home foreclosures jumped by more than 21 percent over the previous three-month period.

Things may be slightly better, though, for some home owners in Lower Pottsgrove (PA) Township and elsewhere locally who expected to face foreclosure this week.

Seven of nine foreclosure sales of properties within the township, which were scheduled for disposition Wednesday (Dec. 28, 2012) in Norristown by Montgomery County (PA) Sheriff Eileen Whalon Behr, have been stayed, interrupted by bankruptcy filings, or otherwise postponed to later dates.

Those often are signs of lenders trying to work with owners to keep them in their homes, but they may also be due to holiday generosity.

  • Postponed until at least Jan. 25 (2012) were proposed sales of 1383 Oakdale Dr., 772 Gabriel Ct., 3808 Walnut Ridge Estates, and 1612 N. Keim St.
  • Postponed until Feb. 29 were proposed sales of 2807 Walnut Ridge Estates, and 2303 Walnut Ridge Estates.
  • The proposed sale of 1560 Potter Dr. was stayed.
  • The proposed sale of 1912 N. Charlotte St. is uncertain; the sheriff’s website has it marked as “Postponed to 12/28/2011;” and the listing of 19 Pebble Beach Ln. is marked as “For Sale 12/28/2011.”

The combined properties represent a total of more than $1.8 million in outstanding debt, according to the website.

Similarly, proposed sales of six properties in Limerick Township all were postponed, the sheriff reported; and of 34 properties scheduled for proposed sale in the borough of Pottstown, 30 were postponed or stayed.

Reuters, in its Dec. 21 (2011) story, noted that “in the final months of 2010 some big lenders, including Bank of America Corp. and Wells Fargo, suspended foreclosure proceedings as they responded to criticism over shoddy paperwork used to support foreclosures.” Those reviews have now been completed, Reuters added, and so the pace of foreclosures is again “picking up.”

It cited an Office of the Comptroller of the Currency report that claimed “the large increase in new foreclosures also occurred because banks have ‘exhausted alternatives to foreclosure for the large inventory of seriously delinquent mortgages working through’ the system.”

Photo from Google Images

Posted in Business, Courts, Limerick, Lower Pottsgrove, Montgomery County, Personal Finance, Pottstown, Real Estate3 Comments

Township Opens, Delays Firm’s Liquor License Hearing

Township Opens, Delays Firm’s Liquor License Hearing

SANATOGA PA – The unexplained absence of a liquor license applicant at its own specially-called public hearing prompted the Lower Pottsgrove (PA) Board of Commissioners to delay  action Thursday (Dec. 15, 2011) affecting the Bella Italia Restaurant, already approved for construction at 2209 E. High St., Sanatoga, just west of the now-vacant Rite Aid Pharmacy.

Representatives of 2209 Inc., which township Solicitor R. Kurtz Holloway said was the entity for the proposed restaurant’s operations, were unavailable as commissioners opened a hearing on their behalf. It was scheduled for discussion of the requested transfer of a liquor license from a Norristown-based holder to what has been promoted as a full-service Italian foods restaurant at the heart of Sanatoga village.

The hearing had been advertised only a week earlier in The (Pottstown PA) Mercury newspaper, the township’s publication of record for legal notices, to begin promptly at 7 p.m. Commissioners held off on its opening, in hopes that someone from the company might arrive later during their meeting.

When no one did, Holloway suggested opening the hearing anyway. “It’s already been advertised,” he reasoned. “If we don’t hold it, we’ll need to advertise it again. The board could open the hearing and continue it to another date, and we can see what’s happened with the applicant,” he added.

Board members heeded his advice, and then continued the hearing to Jan. 3 (2012; Tuesday) at 7 p.m.

Bella Italia is being built and operated by Cilluffo Property Holdings LLC of Blue Bell PA. It’s taken more than two years to move its project through town, county and state regulatory agency hurdles. When commissioners gave final approval to its plans in July (2011) they were hopeful construction would begin quickly. It hasn’t; the lot it would occupy is not yet graded, although a permit for that purpose was issued during August.

Related:

Related (to the Lower Pottsgrove Board of Commissioners’ Dec. 15 meeting):

Posted in Business, Food, Lower Pottsgrove, Real Estate, Sanatoga1 Comment

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