I did not go to the meeting, but I did sign the petition for the commissioners to enforce inspections of the property and consider exercising the buy back provision if reasonable movement isn't made by the developer.
http://www.change.org/petitions/mt-lebanon-commissioners-property-at-bower-hill-rd-washington-rd-inspections-and-consider-buy-back
Besides signing the petition, please consider the following:
1. Email commission@mtlebanon.org or call the commissioners with the following points:
- We would like to see it developed - provide ideas for use of the space
- Enforce keeping it cleaned up - enforce inspections
- If reasonable movement is not made by the developer, consider instituting the buyback provision for the property and do not extend the agreement
- If Zamagias defaults on the TIF loan, ensure that they pay back
2. Attend the 11/13/12 Commission Discussion Session. Zamagias Properties will be making a presentation. Start time for that meeting is usually scheduled for 6:30 PM, but when the agenda is published and posted here and on lebocitizens.com, in addition to the municipal website, I will pass it on. As always, residents cannot speak at the Discussion Session, but Citizen Comments are always held at the start of the Commission Meeting at 8:00 PM.
7 comments:
CORRECTION : The Zamagias representatives will appear before the Commission during the Discussion Session that preceedes the 8:00pm regular Commission meeting. Therefore, if you want to personally observe the Zamagias/Commission discussion, plan on attending this Discussion Session agenda item (Commissioner Fraasch will request it be scheduled around 7:30 pm +/-). Public comments can take place during an early agenda item in the following 8:00pm public meeting.
CORRECTION : The TIF loan is to be repaid to the lender, Washington Financial Bank, under an arrangement with the Redevelopment Authority of Allegheny County I believe. The Municipality of Mt. Lebanon did not lend TIF funds to Zamagias d/b/a WPBH LLC.
Bill Lewis
Thanks, Bill. I updated the post to indicate that the Commission Discussion Session will include the Zamagias presentation, not the regular meeting.
Elaine
Could you explain why the Municipality should overpay for property that was not developed before Zamaigias came in and has not developed since. Do we really want Mt. Lebanon to be in the development business. Wouldn't us taxpayers just pay again.
Skip Ecole
Skip,
The Mt. Lebanon Parking Authority (MLPA) purchased the property during the 1970's for around $200,000 that it sold to Zamagias in 2005 for $520,000. That $520,000 was based on an independent appraisal by a state certified appraiser and agreed to by both buyer & seller.
Under the terms of the Sales And Purchase Agreement as amended and extended 6 times, Mt. Lebanon has the right to "buy back" the property at the selling price by Dec. 31, 2013 if Zamagias does not comply with certain provisions in the Agreement. In such a "buy back" arrangement, Mt. Lebanon could reinstate the use of the property as a public parking facility, develop it or sell it to a developer for development.
The then MLPA, in conjunction with the then Commission and Economic Development Council, decided in 1996 to find a developer to develop the property in accordance with recommendations in what is known as the Kreiger Strategic Plan For The Washington Road Business District (1995). The recommendation was for multifamily residential, which would have had a higher and better, or beneficial use to the community, than a parking lot.
The problem is that Mt. Lebanon has mismanaged the entire process involving two developers with failed development plans over a span of now 16 years. The Redevelopment Authority of Allegheny County is also culpable in the current case.
In my opinion, Mt. Lebanon should have no further dealings with or even consider further extention of the "buy back" unless and until Zamagias makes good on the TIF loan in its entirety. Period.
There are also some interesting questions about the consolidation of Zamagias property parcels, County assessments, reassessments and owner appeals that I would like to see addressed by Municipal officials. In reviewing the County 2013 assessment website for the Zamagias properties (i.e. 098-P-100), one wonders how 8 former parcels that Zamagias paid a total of $1,520,000 for, reportedly with TIF loan proceeds, can be shown consolidated into a single parcel now comprising 1.7115 acres, has a cost basis of only $520,000, a 2012 assessed value of $609,100, and a 2013 reassessed value of only $428,000 that Zamagias is appealing as being too high ?
Bill Lewis
The buy back provision is in there just for this situation. Mt. Lebanon has had opportunity to develop the land in the past. With it sitting vacant, there is no revenue over and above the minimum. If developed (by Big Z or others) tax revenues to the municpality will be increased.
It may make sense to buy the property back and sell it to someone who is willing to do actual development on it instead of always promising and never delivering as Zamagias has.
Why don't you sell it to the YSA and they can go crazy with turf there. Ta-da, more field space!
The NFL platers are calling the Concussion Problem from turf, :"The greatest health crisis in sports history."
Go ahead Mom and Dad, if you sign the permission slip for your kid to play football.
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