If you attend municipal meetings regularly (like yours truly), you know that stormwater management is a frequent topic of discussion and debate. Simply put, stormwater is the precipitation which flows off impervious surfaces during a weather event rather than infiltrating into the ground. Naturally, development of any type changes stormwater infiltration and runoff patterns. In today’s world, even small construction projects Continue Reading Grab Your Umbrella- Here Comes the Rain (Tax)
As mentioned before in this blog, an increasing number of state and local governments are revising plans and zoning regulations to help overcome the exclusionary effects of single-family only zoning. The purpose of these initiatives is to provide additional housing opportunities that are affordable to more people in more areas. Zoning revisions may include permitting multiple dwelling uses by right in zoning districts that normally are less dense. Examples of uses include: (i) garage apartments or accessory dwelling units on Continue Reading Uncle Sam Giving You More Chances to Love More New Neighbors?
As mentioned before on this blog, the Pennsylvania Department of Transportation (“PennDOT”) has a plan in place to improve Harrisburg’s Beltway. The I-83 Master Plan is the agency’s effort to address worsening road conditions, high traffic volumes, and safety along the I-83 corridor through Harrisburg. More details about the plan can be found here: I83 Capital Beltway- Home (i-83beltway.com).
The project, like many other initiatives, has been delayed by the pandemic, but PennDOT is now moving forward with its plans to complete Section II and Section III of the Master Plan. The agency has begun its efforts to acquire the land it needs to expand the highway. PennDOT needs to Continue Reading PennDOT’s Capital Beltway Project Is Moving Forward
Since the 1920s, a large sign has overlooked downtown Pittsburgh from nearby Mount Washington. Mount Washington is well known for its funiculars, the Monongahela Incline and the Duquesne Incline. Recently, it has also been known for the controversial sign which has been at the center of an ongoing dispute between the City of Pittsburgh and Lamar, the owner of the sign. The Pennsylvania Supreme Court, in Lamar Advantage GP Company, LLC v. City of Pittsburgh Zoning Board of Adjustment, et al., recently resolved the dispute in favor of Lamar.
The sign at issue is a large concrete structure. From the 1930s to 2016, the larger concrete sign structure supported a smaller electronic display. In 2014, Lamar proposed Continue Reading Supreme Court: Yinz Can Keep Your Sign
Every trial lawyer knows that credibility determinations are typically left to the finder of fact. Whether it’s a jury, a judge, or a zoning hearing board, the finder of fact has the opportunity to personally observe the witnesses who present evidence in a matter. As a result- so the theory goes- reviewing courts should defer to those first-person observers rather than trying to substitute their judgment after merely reading the transcript. But what are the limits of this deferential standard?
Recently, the Pennsylvania Supreme Court positioned itself to address this issue in the context of a land use appeal when it granted allocator in the case of Project PT v. Penn Township Zoning Hearing Board and Olympus Energy LLC. The Project PT case originated in Penn Township (“Township”), Westmoreland County, where unconventional natural gas development (often referred to as “fracking”) is permitted by Continue Reading PA Supreme Court to Consider Concept of “Credibility” in Fracking Case
Pennsylvania counties and municipalities could see a windfall from the nearly $14 billion in aid that will be delivered to the Commonwealth through the recently passed American Rescue Plan Act (“Rescue Act”). While it will be welcome financial relief, counties and local governments should be aware of the rules and regulations regarding how those funds should be spent. In fact, the Rescue Act rules and requirements will present similar challenges to the CARES Act requirements for local governments.
Last year, Zelenkofske Axelrod (“ZA”) helped nearly half of the state’s 67 counties navigate the regulatory issues related to the federal CARES Act financial relief package. Continue Reading With Great Funding Comes Great Responsibility: Assisting Municipalities with American Rescue Plan Compliance
If I told you that, in Pennsylvania, municipal (including county) planning agencies, such as planning commissions or planning department staff, are permitted to act on subdivision or land development plans (“SLD Plans”) and related waivers or modifications, most of you would likely say that I’m wrong, crazy, or flat out lying! Most of you would say that planning agencies are to review and make recommendations on SLD Plans, and that governing bodies (e.g., councils, supervisors or commissioners) take action to approve or deny SLD Plans and waivers or modifications. Well, most of you would be right, but only partially. Continue Reading You Can’t Do that in Pennsylvania! Or Can You?: Planning Commissions Approving Subdivision/Land Development Plans
Monetization is the process of converting assets into economic value. Looking for more options to generate revenue, municipalities have begun using solar projects to help monetize formerly “passive” or unused public assets, such as vacant land, rooftops, parking lots and storm basins. There is a tremendous upside for such development, and in recent years potential liabilities have shifted from municipalities to the solar companies.
Today’s common model for a municipal solar development is similar to a public-private partnership. The municipality provides the land or space for the project, and the solar company Continue Reading Monetizing “Passive” Public Assets with Solar Projects
Consider the following scenario: You have recorded your plan for a single-family residential development and begin to install infrastructure. After streets, utilities and curbs are constructed, individual lots are sold off and residents begin to move into your development. After a week or two, you receive several complaints that the Post Office is not delivering mail to the mailboxes you installed along the frontages of each home. When you reach out to the Post Office, you are told that curbside mail delivery is not available for your development and instead you must install centralized mail in the form of cluster box units (“CBUs”). What do you do?
The foregoing scenario (or something similar) is occurring more and more regularly throughout the country as the United States Postal Service (“USPS”) continues to prioritize its transition from traditional curbside mail delivery to CBUs in residential developments. Continue Reading Mr. McFeely’s Speedy Delivery – Now to Cluster Box Units Only
Hopefully, the title alone has George Harrison’s acoustic intro playing in your head. If not, maybe this will help.
Here comes the sun (doo-doo-doo)
Here comes the sun, and I say
It’s all right
The Beatles’ classic was not foretelling of the arrival of solar energy development projects in Pennsylvania, but it could serve as an anthem now.
Last month, Rachel McDevitt of StateImpact Pennsylvania published an article about the emerging solar energy development “boom” in Pennsylvania. The article is a wonderful deep dive into the recent growth of solar projects. It outlines the usual questions and concerns surrounding those projects.
McDevitt notes that Continue Reading Here Comes the Sun . . . Solar Development in Pennsylvania