Project would add $3M to tax rolls
Analysis shows Sanatoga Green would add 58 kids, $2.6M to Pottsgrove schools
LOWER POTTSGROVE >> The proposed $146 million Sanatoga Green mixed-use project on 51 acres near the Limerick outlets will add nearly $3 million to the coffers of local governments, according to an analysis provided by the developers.
A one-page “fiscal analysis” provided to township officials indicates that together, Lower Pottsgrove Township and the Pottsgrove School District would net a $2.8 million benefit from the development, which calls for more than 500 dwelling units, a 100room hotel and medical office space.
The analysis takes pains to indicate sources of income — real estate taxes, earned income taxes, per capita taxes and more — however, it does not indicate how it calculated expenditures by the school district for educating the development’s children, or township costs for things like police and road services.
According to the analysis, the 503 units would add 889 residents to the township, but only 58 of them would be school-age children.
David Nester, business manager for the Pottsgrove School District, said “that number seems a little low,” although he acknowledged that its possible that the one- and two-bedroom apartments are less likely to house children than the three-bedroom townhomes.
The analysis shows a total of 503 dwelling units, comprised of 171 studio and one-bedroom apartments; 172 two-bedroom apartments and 160 three-bedroom townhomes.
Nester said his calculations show a general cost of about $19,400 to educate one student per year, and that the developers estimate was very close to that.
But impact on the school district will also depend on the age of the children, Nester said.
“If we get five kids in every grade, we can probably absorb that, but if we get 50 kids in first grade, you’re looking at substan-
tial costs to renovate and expand buildings,” Nester said. “This is what will drive the impact on the district.”
Fortunately, the school board voted earlier this year to move forward with putting out bids for a new demographic study that will hopefully provide more detailed information of the impact of this and other major housing projects proposed in the district’s three townships.
Estimated to generate just over $3 million in additional tax revenue for the school district, the analysis done for the developers, Castle Cadecott LLC, estimates $1.1 million in costs to the district, although the source of that estimate is not documented.
That leaves Pottsgrove Schools $2.6 million on the positive side when Sanatoga Green is completed, according to the analysis.
As for the township, which has a much lower millage rate, the total revenues would rise by $627,159, minus $385,400 in costs for township services — again, undocumented — leaving a net gain of $241,759.
Also part of the equation is 119,335 square-foot of non-residential space, which includes a 100-room hotel and medical office buildings.
The financial analysis is just part of the many aspects of the large project which must be taken into consideration by township officials.
Zoning OK’d, Steep Slopes Not Yet
On July 19, the project won all five of the zoning variances it had sought from the township’s Zoning Hearing Board.
Two days later, the developers were again in the township building — this time in front of the township commissioners for a “conditional use hearing” — seeking permission to build on about 2.25 acres where the slope of the land is greater than township ordinances allow for building.
An extremely technical hearing, the hour-long affair included citations of zoning ordinances, ratios, angles and topographic maps.
Instead of providing the expected approval — the commissioners had few questions (with the exception of Vice Chairman Stephen Klotz) — the commissioners took advantage of the law which allows 45 days for a decision to made.
The township commissioners accepted the advice of Township Solicitor Charles D. Garner Jr., and postponed a vote until the next meeting on Aug. 18.
The only member of the audience to raise any questions was Evergreen Road resident Donald Woodley who, after the meeting, told the commissioners he is worried about traffic and the ability of fire trucks to get into the development once it’s built.
Presuming the commissioners approve the conditional use permit on Aug. 18, the entire project must still make its way through the land development process, which involves votes and opportunities for public comment both at planning commission meetings and future meetings of the board of commissioners.