Murph Wysocki Archives - Page 3 of 4

Murph Wysocki

Rather than partisan mudslinging, can we come together and move the Paoli Transit Center project and the economic redevelopment of Paoli forward?

December 7, 2013

The passage of the $2.4 billion transportation bill which will provide new funding for the state’s roads, bridges, tunnels and transit systems over the next five years, and the subsequent $14.5 million award earmarked for the Paoli Transit Center, brought excitement and renewed hope for Paoli. In discussion for 30 years, the train station project has languished with little movement and the new transportation funding, including multi-million dollar award for Paoli Transit Center, could be the needed catalyst. The economic redevelopment of Lancaster Avenue through Paoli hinges on building the Paoli Transit Center – its time is now. Paoli deserves a new beginning.

The release of Chester County Planning Commission’s 2013 Transportation Priority Projects report occurred prior to the House vote on the transportation bill although I did not see it until afterwards. The report lists Paoli Transit Center as a transportation priority and includes a current photo of Paoli train station serves as the report’s cover. There is no question that the recent release of the Chester County report was a significant factor in the $14.5 million funding award for Paoli.

In addition to the county’s Planning Commission prioritizing Paoli Transit Center, the Delaware Valley Regional Planning Commission (DVRPC) continues to strongly support the project. DVRPC adopts the Transportation Improvement Program (TIP), the regionally agreed upon list of priority transportation projects (as required by federal law) and its recommendations. TIP’s 2013-2016 project list includes the Paoli Transit Center as a priority.

As residents in this community, we are aware of the importance of the municipal government and school district receiving Moody’s Aaa bond rating. Moody’s ratings scale range from Aaa (highly unlikely to default) to D (in default). To receive the highest rating, requires very strong financial operations, ample reserves and strong management policies. In fact, candidates seeking office often promote maintaining our Aaa bond rating on political campaign literature. So … it was interesting to read that we can add Moody’s Investors Service (www.moodys.com) to the list of those pleased with Pennsylvania’s transportation funding bill, calling it “a credit positive for the Commonwealth of Pennsylvania”. Moody’s also gave the bill a credit positive because it phases out the annual funding burden that the prior transportation bill (Act 44) created for the Pennsylvania Turnpike.

There is strong support for the Paoli Transit Center including Tredyffrin Township (Paoli on the Move), Chester County Planning Commission, Delaware Valley Regional Planning Commission, Transportation Improvement Program, SEPTA, Paoli Business and Professional Association, local business community, elected officials and many residents.

However, initial excitement about the transportation bill and multi-million award for the Paoli Transit Center, has been marred by some finger-pointing and local political wrangling. In advance of the final House vote on the transportation bill, a letter to the editor by Darien Jamieson, chair of the Tredyffrin Democrats, appeared in the Main Line Suburban. In her letter, Jamieson criticized State Representative Warren Kampf (R-157) for his lack of support for the proposed transportation bill. Unfortunately, Jamieson took her criticism of Kampf too far, making an inaccurate and unsubstantiated claim. Jamieson’s letter ‘Warren Kampf – Too Extreme for Tredyffrin’ stated that Kampf took the Grover Norquist “No Tax” pledge. Her statement was not substantiated and the claim was incorrect.

In his response to Jamieson (which also appeared in the Suburban), Kampf refuted her claims, stating, “I have never taken a “no tax increase” pledge with any group, including any in Washington, D.C., as Ms. Jamieson claims. I would challenge her to offer proof for this claim or admit it is 100% a fabrication”. A couple of days later, the transportation bill passed (without Rep. Kampf’s vote) and the subsequent announcement made about the $14.5 million award for the Paoli Transit Center.

This week Main Line Suburban contains another letter to the editor written by Jamieson. Writing as the chair of the Tredyffrin Township Demoratic Committee, I assumed that the purpose of Jamieson’s latest letter was to offer a public apology to Rep. Kampf for her previous unsupported accusations. But no, there was no apology or retraction from Jamieson to Kampf in her letter, ‘Warren Kampf: Watch what he does – not what he says’ .

As a supporter of the Paoli Transit Center and the redevelopment of Paoli, I too questioned Kampf’s lack of support for the transportation bill and did not agree with his position. However, it was wrong of Jamieson to ‘make facts up’ to strengthen her case against Kampf. The situation made worse by the fact that Jamieson had the opportunity to apologize to Kampf and retract her accusations and chose not to.

I’m not certain from where Jamieson is taking her cues but I would think that following the local Democrats impressive election wins last month, she would take a low profile. With two newly elected Democrats (Murph Wysocki and Mark Freed) joining Tredyffrin’s historically Republican Board of Supervisors, it would not appear helpful to have their party chair immersed in a ‘war of words’ with our local state representative. To be successful in their new supervisor roles, requires Wysocki and Freed to leave their political party ‘hats’ at the door and prepare to work hard for all the residents – Republicans, Independents and Democrats. That same sentiment goes for the Republican supervisors.

The transportation bill passed and the community received good news for the Paoli Transit Center – rather than continuing the partisan bickering that only serves to divide, can we come together and move the train station project and the economic redevelopment of Paoli forward.

Election 2013 Results: Surprises for Tredyffrin Township Board of Supervisors & T/E School Board!

November 6, 2013

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The 2013 Election Day results are in and there are some changes for the Board of Supervisors in Tredyffrin Township and the T/E School Board. National politics and the Tea Party movement certainly appear to have influenced the outcome in some of our local races.

In a surprising upset, two Democratic at-large candidates Murph Wysocki and Mark Freed, beat incumbent Michelle Kichline (R) who currently serves as the chair of the Board of Supervisors and Trip Lukens (R), chair of the township’s Planning Commission. In the middle District supervisor race, EJ Richter (R) beat Laurie Elliot (D). Prior to this election, only 2 Democrats (Paul Drucker and Mark DiFeliciantonio) have ever served on Tredyffrin Township Board of Supervisors. As of Election Day 2013, that number has now doubled.

For the T/E School Board, incumbent school board president Kevin Buraks (D) won his race against opponent Pete Connors (R). However, incumbent Rich Brake (R) lost his seat on the school board to Democratic candidate Scott Dorsey. Election results indicate that Republicans Virginia Lastner and Doug Carlson will join the school board from Easttown Township.

Thank you to all the candidates and congratulations to those who won!

Chesterbrook Shopping Center sold at auction for $8.9 million — Here’s hoping that there’s brighter days ahead!

November 2, 2013

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Like many people living in the western section of Tredyffrin, I use Chesterbrook Boulevard to go to Gateway Shopping Center or Valley Forge Park, which has me regularly passing by the sad, nearly empty Chesterbrook Shopping Center. Developed in the early 1980’s, the Chesterbrook Shopping Center is located in the middle a planned mixed-use community that includes the Chesterbrook Corporate Center and the 865-acre residential community.

The 122,216 square foot shopping center lost its anchor store, Genuadi’s supermarket in August 2010. With the departure of the 40,000 square foot grocery store, the Center saw a significant drop in foot traffic and began a downward spiral as the empty storefronts continued. Routinely on the weekends, the left side of the parking lot at Chesterbrook poses as a used car location, regularly sporting 5 or 6 cars with their sale signs in the window.

In June of this year, the Center went into foreclosure – Chesterbrook Village Center Associates (owned by Brixmor Property Group) owed their lender approximately $9.5 million. As a point of record, Brixmor purchased Centro Properties Group in 2011 (for a price of $9.4 billion), which included the Chesterbrook Shopping Center. Each time the property changed hands; local residents would get excited, expecting that improvements and updates to the center would happen. Unfortunately, that was never the case.

About a month ago, a public notice of a receiver’s sale of Chesterbrook Shopping Center on Friday, November 1, was put up on the front door of Genuardi’s and elsewhere through the Center. According to the statement, the Center would be sold to the highest bidder. Real estate attorney Murph Wysocki attended Friday’s auction at the office of Dinsmore & Stohl LLP in Chesterbrook and generously provided the following update for Community Matters:

The saga of the Chesterbrook Village Center continues. On Friday, November 1, the Chesterbrook Village Center was sold to 500 Chesterbrook Boulevard, LP, the current lender, for a credit bid price of $8,918,291.05. That is the approximate amount of the mortgage debt held by 500 Chesterbrook on the Center. There were no other bids. Final closing and delivery of the deed should occur no more than twenty days after the sale, if everything proceeds as anticipated.

The public Recieiver’s Sale (foreclosure sale) was conducted by the Court–appointed receiver, Valley Forge Investment Corporation, at the offices of Dinsmore & Stohl LLP pursuant to an order of the United States District Courts of the Eastern District of Pennsylvania.

According to Richard A. O’Halloran, Esq., foreclosure counsel for 500 Chesterbrook, Valley Investment Corporation, the receiver, and 500 Chesterbrook, the lender and winning bidder, are not affiliated. Mr. O’Halloran also stated that 500 Boulevard was retaining its options for the Center, including owning and developing, or selling, and had not decided on proposed plans for the Center.

This most recent troubled chapter in the Chesterbrook Village Center saga may be coming to an end. But there is a long way to go. Let’s hope that this is a true start rather than another one of the many false starts we have seen for the Center. The ultimate developer will need to meet with Chesterbrook residents to openly discuss future plans for the Center.

The redevelopment of the Chesterbrook Village Center will be significant for the Chesterbrook community and Tredyffrin Township. The Tredyffrin Planning Commission, the Board of Supervisors, and the developer should engage residents and business owners in the project approval process at each step. This is an opportunity for everyone affected to work together for community-friendly redevelopment that forges a new beginning for the Chesterbrook Village Center and benefits the residents of Chesterbrook.

Thanks Murph for attending the auction and providing this valuable information on the sale of the Chesterbrook Shopping Center; I hope that the Center is now on to a brighter future. Certainly, the property does present its own set of challenges and its dated look is screaming for a ‘makeover’ but it’s a goldmine redevelopment opportunity for a the right developer! Here’s hoping that there’s better days ahead for Chesterbrook Shopping Center and that it’s time has finally come!

League of Women Voters Debate: Part II, Tredyffrin Township Board of Supervisor Candidates

October 21, 2013

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NOTE: The TE School Board candidate debate and the Tredyffrin Township Board of Supervisors candidate debate are now available on the township website, click here.

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The League of Women Voters candidate debate for the Tredyffrin Township supervisor candidates followed the TE School Board candidates debate on Saturday. The format was the same – 2-minute opening statements, audience questions read by LWV moderator and then 2-minute closing statement by candidates. All six candidates participated, Michelle Kichline (R), Trip Lukens (R), Mark Freed (D) and Murph Wysocki (D) for the two At-Large supervisor seats and Laurie Elliott (D) and EJ Richter (R) for the Middle supervisor seat.

Many of the audience members from the school board debate remained for the supervisor debate. Perhaps due to the lateness in scheduling of the school board debate, there appeared to be many more residents attended the supervisor debate. Whereas the focus of many of the audience questions for the school board candidates focused on communication, transparency and trust issue, it was interesting to note that no such questions were posed to the supervisor candidates. Both the TE School Board and the Tredyffrin Township had two incumbents participating in the LWV forum – Kevin Buraks (D) and Rich Brake (R) for the School Board and Michelle Kichline (R) and EJ Richter (R) for the Board of Supervisors. TE School Board president (Buraks) and the Board of Supervisors Chair (Kichline) are both incumbents, seeking reelection.

The supervisor forum quickly became the debate between (1) the accomplishments of the current board versus (2) the criticism from their opponents of what more could have been accomplished. Three of the four At-Large supervisor candidates (Kichline, Freed, and Wysocki) are attorneys; their banter and positioning making the fact obvious. However, with a background in commercial real estate evaluation and six years on the Planning Commission, Trip Lukens, the at-large supervisor candidate (without the legal background) handily held his own. Although currently serving as an at-large supervisor, Chesterbrook resident EJ Richter is seeking election to the middle district seat, her opponent is Laurie Elliott from the Glenhardie section of the township.

Elliott’s message was primarily focused on safety and stormwater. On safety, she supports the police department but due to increase in daytime burglaries, wants to make certain that the department remains fully staffed. As a Glenhardie resident, she is eager to see solutions to the township’s stormwater issue and believes we need action rather than more studies.

Richter focused her statement to her role as ‘taxpayer advocate’ as she did in the 2009 election, claiming that while in office she has never voted for a property tax increase. In addition to her no tax increase stance, Richter offered a couple of accomplishments during her term as supervisor – the creation of ‘Tree-dyffrin’, the planting of trees in Wilson Farm Park for storm water management and working to get township street lights replaced.

In her second year as chair of the Board of Supervisors, Kichline pointed to some of the township achievements including the development of a citizen advisory committee that is working on ideas for keeping Tredyffrin competitive in the commercial development market. Under her leadership, Kichline noted a new township website, new software that improves the planning and zoning process, and named several companies that have relocated to the township, including Auxilium and Teleflex, in addition to Shire’s decision not to leave. Kichline argued that the revitalization is beginning in Paoli and cited the $15 million residential project recently approved the SEPTA plan and the planned relocation of the dangerous N. Valley Bridge to Darby Road.

As a member of the Planning Commission, Lukens spoke of the process to rewrite the commercial zoning ordinance for the township as a vehicle to encourage development in the township. According to Lukens, the rewrite required a ‘looking outside the box’ approach and as an example mentioned the commercial zoning rewrite included increasing building height restrictions and structured parking as a means of better storm water management.

Freed, an environmental attorney, focused his attention on township storm water issues and ‘smart development’, pointing out the ;underused resources in the business parks and shopping centers;. Claiming that he, “knows how to get things done” Freed scoffed at Richter’s suggestion that Tredyffrin is undergoing a Renaissance with new restaurants, retail, etc. saying, “If this is a Renaissance, I’d hate to see what the Dark Ages were like”. As pointed to by Kichline and Richter, a number of new retail stores, restaurants, companies have recently opened in Tredyffrin. Freed dismissed these as individual successes, preferring to focus on empty office buildings, shopping centers and storefronts. According to him, enough with the “plan, plan, plan, study, study, study, money, money, money – we need action”.

With thirty-five years of experience as a commercial real estate lawyer, Wysocki’s focus was similar to Freed on the need for smart commercial redevelopment. However, Wysocki’s particular focus was on the Paoli Transportation Town Center, restating several times that the project has been in the works for 20 years, and there is still no shovel in the ground. His frustration with the project delays was evident; believing that his background and experience can move it forward and that he” knows how to solve problems and get results”. He suggests broadening the tax base with commercial redevelopment projects to increase commercial revenues and as result, residents will enjoy higher property values.

The common thread throughout the 2 hours was the need for economic redevelopment in the township – the question is which candidate can best make that happen. Fifty percent of the supervisor candidates point to change that has occurred, including the updated township website and technology, commercial zoning re-write, new restaurants and retail stores, corporate re-relocations, citizen advisory group, etc. as an indicator of the future while the remaining candidates believe that the redevelopment in the community is not moving quickly enough and that more should be done.

The economic revitalization of Tredyffrin Township is critical to to the future of our community and a topi on which all six candidates agree. The decision for the voter on November 5^th is which supervisor candidates are best prepared to make it happen. I encourage you to watch the debates, review the candidate’s websites and speak directly to the candidates — tell them your concerns; ask them your questons. Election Day is Tuesday, November 5!

Four weeks and counting until Election Day

October 7, 2013

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Election Day 2013 is 4 weeks from tomorrow, Tuesday, November 5. If you are not registered, today is the last day to register to vote in the Municipal Election. Applications from Pennsylvanians registering for the first time, those changing their address or changing their party affiliation must be postmarked or delivered to Chester County’s board of elections by the close of business today, October 7. Chester County’s board of elections is located at Government Services Center, 601 Westtown Rd., Suite 150, West Chester, PA 19380. Their phone number: 610-344-6410. Office hours: 8:30 AM – 4:30 PM.

Do you know the candidates for the Board of Supervisor or the Tredyffrin Easttown School Board? What issues facing the township and school district are important to you – do the candidates share your concerns, your opinions? How likely are you to vote on November 5?

If you are a voter in Tredyffrin Township, you will have an opportunity to learn more about the Board of Supervisors candidates. The League of Women Voters is holding a supervisor debate on Saturday, October 19, 2-4 PM at the Tredyffrin Township Building. There are three contested seats on the Board – two for supervisor-at-large and a district supervisor for the middle district. Seeking one of the two at-large supervisor seats is incumbent Michelle Kichline (R), Trip Lukens (R), Murph Wysocki (D) and Mark Freed (D). Current at-large supervisor E.J. Richter (R) is opposing Laurie Elliott (D) for the middle district seat.

In recent years, the League of Women Voters also has held a debate for the TE School Board candidates. Unfortunately, the volunteer organization will not hold a similar debate this year for the school board candidates. This is an important time to know your candidates – what are their backgrounds and experience, where do they stand on issues, etc. etc. So … why no debate for the school board candidates? Do you know who the school board candidates are?

On the Tredyffrin side of the school district, we have Democrat incumbent Kevin Buraks being challenged by Republican Pete Connors in Region I. In Region II, Scott Dorsey (D) opposes incumbent Rich Brake (R).

On the Easttown side of the school district, there are two seats available in Region III. For personal reasons, neither Betsy Fadem (R) nor Anne Crowley (D) is seeking re-election. I attend almost every school board meeting and I have not met any of the four candidates vying for the two open Region III seats. The candidates are Republicans Doug Carlson and Virginia Lastner and Democrats Maryann Piccioni and Jean Kim.

School board candidates Pete Connors and Scott Dorsey have each stated that they want the opportunity to discuss school district issues and are interested in pursuing a debate forum with the other school board candidates — Neither knows why a debate was not scheduled as in prior years. Because of my discussion with Connors and Dorsey (and the interest from the public in learning about the school board candidates), several options are being explored. However, with only 4 weeks remaining until Election Day 2013, it does not leave much time to organize a ‘meet your school board candidate’ forum.

If the past is any indication, the political war for control will rear its ugly head over the next 30 days with school board and supervisor candidates door knocking, campaign mail pieces hitting our houses and the robo-calls that invariably come at dinnertime. Voters need a reason to go the polls on November 5 – they need to know the issues and which candidates support their views. Everyone should be interested in the election because the future of the township, the school district and the community are dependent upon strong, issue-focused leadership. The issues are complex and the School Board (and the Board of Supervisors) must work as a team united (with the community) to find effective solutions.

Democrats and Republicans Finalize Slate of Tredyffrin Supervisor and T/E School Director Candidates

March 10, 2013

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For candidates for the T/E School Board and the Tredyffrin Township Board of Supervisors, Tuesday, March 12 is the last day to circulate and file nomination petitions at Chester County Voter Services for Pennsylvania’s May 21, 2013 Primary Election.

T/E School Director candidates must file a petition signed by at least 10 qualified voters of the school district for the political party with which the petition will be filed. Generally, school board candidates cross-file. To cross-file in a primary election (that is, to run on both parties), a registered Democrat or Republican must circulate a proper petition for the other party. The petition must contain signatures as previously mentioned. If elected on both party ballots in the May primary, a candidate will appear on both party ballots in the general election in November.

The candidates for the May 21, 2013 Primary Election are as follows:

The Tredyffrin Township Republican Committee has endorsed the following candidates for the office of Tredyffrin-Easttown School Director:

Tredyffrin, East – Region 1: Pete Connors
Tredyffrin, West – Region 2: Rich Brake **

The Tredyffrin Township Democratic Committee has endorsed the following candidates for the office of Tredyffrin-Easttown School Director:

Tredyffrin, East – Region 1: Kevin Buraks **
Tredyffrin, West – Region 2: Scott Dorsey

In addition to the Region 1 and Region 2 seats in Tredyffrin Township, Easttown Township, Region 3 has two school director seats up for election. I have not confirmed whether incumbent Democrat Anne Crowley will seek a second term or Republican Betsy Fadem will seek a fourth term as School Board Directors from Region 3. I will update the Region 3, Easttown Township candidates for the T/E School Board when confirmed.

For Tredyffrin Township Board of Supervisors, the Tredyffrin Township Republican Committee has endorsed the following candidates:

Supervisor at Large: Michelle Kichline **
Supervisor at Large: Trip Lukens
District 2 Middle:: EJ Richter ** (a)

For Tredyffrin Township Board of Supervisors, the Tredyffrin Township Democratic Committee has endorsed the following candidates:

Supervisor at Large: Murph Wysocki
Supervisor at Large: Mark Freed
District 2 Middle: Laurie Elliott

** Incumbent

(a) Currently serving as a Tredyffrin Township At-Large supervisor, Evelyn Richter will seek re-election; not as an At-Large candidate but as a candidate in the Middle, District 2 race. The current Middle, District 2 supervisor Phil Donahue has decided not to seek a second term.

In a review of the slate of candidates, there are some familiar names and some not so familiar names among the list. Republicans Michelle Kichline and Evelyn Richter are seeking re-election to the Board of Supervisors and Democrat Kevin Buraks and Republican Rich Brake to the T/E School Board. Another couple of recognizable names on the list …Tredyffrin Township Democratic Committee have endorsed former candidates, attorney Murph Wysocki for an At-Large Board of Supervisors seat and pastor/administrator Scott Dorsey for the School Board in Region 2.

Also familiar is the current chair of Tredyffrin Township Planning Commission, Republican Trip Lukens, endorsed by the local Republican Committee as an At-Large supervisor candidate. If you recall, Tredyffrin Planning Commissioner Tory Snyder, a Democratic candidate in the last election, lost by a handful of votes to Republican incumbent Paul Olson, for the District 1 East supervisor seat. For those that regularly attend or watch Tredyffrin’s Board of Supervisors meetings, you may have seen Laurie Elliott at the microphone. A Glenhardie area resident, Elliott has been involved in the Trout Creek Overlay District and the Richter property development project, and now seeks to represent residents as a Middle, District 2 supervisor.

Unfamiliar names on the list (at least to me) are At-Large Board of Supervisor candidate, Democrat Mark Freed and Tredyffrin, East – Region 1 School Director candidate Republican Pete Connors. A quick Google search indicates Mark Freed is an attorney and shareholder at Zarwin, Baum, DeVito, Kaplan, Schaer, Toddy, PC in Philadelphia. Freed concentrates his practice in the areas of environmental and toxic tort law and litigation. Republican Pete Connors of Wayne is the founder and President of Remcon Plastics, Inc. a plastics manufacturer in the custom molding, material handling and safety products industries headquartered in Reading, PA.

As I have done in the past, I will be posting the resumes and/or bios of the supervisor and school board candidates, at some point. I should point out, that there’s still time if you are interested in having your name on the May Primary ballot — remember, it only takes 10 signatures to run for the School Board. Click here for a link to Chester County Voter Services for information.

Supervisor Candidates asked the most important issue facing Tredyffrin Township – Snyder, Wysocki & Duffy Respond

October 31, 2011

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We know that local elections and the choices that voters will make on Election Day, Tuesday, November 8 are important. I sent a three-part question to Tredyffrin’s 3 Democratic supervisor candidates and the 4 Republican supervisor candidates.

Following the League of Women Voters debate on October 24, I received responses to the question from the Democratic candidates; however, the Republican candidates declined to participate. Below is the question and the responses from Democratic candidates Tory Snyder, Murph Wysocki and Molly Duffy. A similar question was posed to the Democratic and Republican school board candidates and those responses will be posted tomorrow.

Dear Supervisor Candidates:

Local elections are important. As a candidate for Tredyffrin Township’s Board of Supervisors in the upcoming election, I hope that you will participate in the following Q&A on Community Matters.

In 200 words or less, please respond to the following questions. Incorporate all three parts of the question into your response and please be specific in your answers. Supervisor candidate responses will be posted on Community Matters in the order that they are received.

(1) In your opinion, what is the most important issue facing Tredyffrin Township?
(2) If you were elected, what would you do to help solve or improve this issue?
(3) Tredyffrin Township needs problem-solvers; what in your background or job experience qualifies you to help solve this important issue?

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VICTORIA ‘TORY’ SNYDER
Democratic District 1 Supervisor Candidate

The largest issue facing Tredyffrin is how to provide public services that our citizens expect given falling revenues. The basis of solving this problem has to lie in economic revitalization that strengthens our tax base. Only by ensuring highest and best use of our properties, can we maximize property values and stabilize our budget. Compared to other communities in our area, Tredyffrin is financially an easy place for businesses to locate — we have neither an earned income tax nor a business privilege tax.

If I were elected, I would make it even easier for businesses to locate or expand here. Specifically, I would recommend updating our zoning code to remove, reviewing our fee structure and making sure our Township is properly staffed to provide prompt project reviews and permitting.

I have a Master of City Planning degree from Penn and have planned for County, local and private clients. I am also a ten year Tredyffrin Planning Commissioner. As a Planning Commissioner and active Township volunteer, I have seen and understand firsthand the barriers to redevelopment in Tredyffrin. I have the depth of education and experience to draw from in knowing how to remove them.

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F. MICHAEL “MURPH” WYSOCKI
Democratic At-Large Supervisor Candidate

The most important issue facing Tredyffrin Township today is money, how to best manage revenues and expenditures for the benefit of Tredyffrin’s taxpayers.

As supervisor, I will explore public/private partnerships, grants, pooled purchasing, and other sources to tackle our funding challenges. I will exercise sound fiscal management to ensure that Tredyffrin taxpayers receive best value township services for their tax dollars.

I will vigorously pursue economic revitalization. Economic revitalization means a broader tax base, additional revenues, and tax stability for all Tredyffrin residents. If elected, I will work tenaciously, with vision and leadership that we have not seen from Tredyffrin supervisors, to bring economic vitality to Paoli by moving forward on the stalled Paoli Transportation Center/Town Center project. I will seek a new beginning for the Chesterbrook Village shopping center.

As a commercial real estate attorney with thirty-nine years of experience in supervising, structuring, negotiating, and closing large, complex financial transactions, I know how to get people to “yes.” I understand project budgets and the coordination of complex financial arrangements. If elected, I will work with Tredyffrin residents and my fellow supervisors to ensure Tredyffrin’s financial strength and economic vitality.

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MOLLY DUFFY
Democratic At-Large Supervisor Candidate

The biggest issue facing Tredyffrin is keeping our taxes low by growing the tax base, and managing our tax dollars in a responsible way. To create more revenue, we need more taxpayers. To attract more taxpayers we need to be constantly working to make Tredyffrin the kind of place businesses and families want to locate. There are also ways in which our expenses could be better managed that are not being pursued by our current board.

If I were elected, I would work tirelessly on economic development and revitalization. I would forcefully support the Paoli Transit Center and town revitalization as a catalyst to more private development in the area. I would pursue more federal, state or private grant money to continue to provide more of the kinds of amenities that make Tredyffrin attractive to families and companies who want a great place for their employees to live. I would pursue joint efforts with other municipalities to create development corridors, and consider purchasing pools to reduce costs.

I am an attorney with a focus on environmental, land use and transportation issues. My work as the past chair of the Environmental Advisory Council and current vice-chair of the Sidewalks, Trails and Paths committee, advisor to the Paoli Professional and Business Association in its work to develop a business improvement district and member of the Paoli Rail Task Force has shown that I am a leader and catalyst who can complete projects that benefit all Tredyffrin residents.

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Tredyffrin Township Supervisor Debate Video Available

October 26, 2011

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This week’s supervisor debate video has been available for a couple of days online at http://tredyffrin.pegcentral.com/ . I encourage all voters to watch the video prior to Election Day. The debate presents voters with a great opportunity for candidates to better understand where the candidates stand on some of the important issues facing Tredyffrin Township.

I am surprised that no one has pointed out the labeling problem in the debate video — I just checked and it has not been corrected. See below — Murph Wysocki is an At-Large candidate but is running as a Democrat not as a Republican. Could be confusing for people watching the video!

League of Women Voters Forum for Tredyffrin Supervisor Candidates . . . A Debate or a ‘Love Fest’?

October 25, 2011

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The League of Women Voters held the Tredyffrin Township supervisor debate last night. Seven candidates are vying for four seats on the board, with incumbents JD DiBuonaventuro (R), Mike Heaberg (R) and Paul Olson (R) trying for another term. Candidates stepping out for the first time include Kristen Mayock (R), Tory Snyder (D), Murph Wysock (D) and Molly Duffy (D). Incumbent DiBuonaventuro is unchallenged in the township’s District 3 race.

The format of the evening was a 2-minute self-introduction by the seven candidates, followed by answers submitted by audience members and ending with closing remarks by. Each candidate was asked the same question, with the initial question rotating through the candidates. The debate was taped but there will be approximately a 24-hr. delay before residents can watch it at home.

So . . . what was my opinion? How did the candidates perform? Was there a theme of the evening?

Buzz phrases of the debate . . .

Protection of public safety
Hold the line on taxes
Economic redevelopment
Reinvestment in community
Fiscal responsibility
Avoid unnecessary spending

If I did not know the party affiliation of the supervisor candidates, there were times during the debate that their responses and choice of words were so similar it was hard to differentiate between the Republicans and the Democrats. Is that an indicator that the politics of Tredyffrin Township fall somewhere in the middle, in the ‘moderate’ range or . . . is it an indicator that the candidates are politically savvy and have figured out what sells to this community? The answer probably lies somewhere in the middle.

How were their responses similar? On the topic of Earned Income Tax, every candidate was opposed to adding another tax – an opinion offered equally by both Republican and Democratic candidates. What was unclear re EIT . . . were the candidates opposed to the EIT for the school district and the township? Or where they only opposed to the EIT for the township? I submitted a question to the League of Women Voters that was not chosen that might have clarified the candidate’s positions. My question, “If the school district (in the next year or two) were to place an EIT on the ballot, what would be your position on taking the 50% to which the township is entitled by state law?” Would the candidates still be opposed to the EIT under these conditions? Don’t know.

Although all candidates stated they opposed an EIT, Democratic candidate Tory Snyder indirectly referenced the ‘no EIT’ Republican campaign signs. Snyder who has served on the township Planning Commission for the last 10 years and served as chair of the Sidewalk Subcommittee understands the value of volunteer’s time who serves on township boards, committees, etc. So although personally opposed to an EIT, Snyder made a point of the stating her respect for community volunteers serving on the school district’s tax study group, their work and upcoming presentation on the EIT.

All seven candidates repeatedly stated the need for township budget support for police, fire and emergency services. If you recall the 2010 township budget included reduced funding to the fire companies. However, after hearing the very loud public outcry to replace the reduced fire funding in the budget, three supervisors (Warren Kampf, Bob Lamina and Paul Olson) took their appeal to local businesses and residents and was able to recover the funding for the fire companies. If last night was any indication, the local fire companies have nothing to worry about when it comes to township funding support. All supervisor candidates listed public safety as a priority and its funding a necessity.

Several candidates spoke of community engagement in order to best represent the desires of their constituents. Economic revitalization and redevelopment were repeatedly discussed as one question very specifically asked about Chesterbrook and what would the candidates do to improve it. As current township supervisors, DiBuonaventuro and Heaberg both said that it has been difficult to get to the new owner of the Chesterbrook shopping center. (Australian company Centro Properties sold the shopping center to the Blackstone Group earlier this year).

Candidate Molly Duffy offered that the Chester Valley Trail and Patriot’s Trail would be coming through Chesterbrook. Duffy explained that the new sidewalk at Penn Medicine would eventually connect through Chesterbrook offering new revitalization opportunities. As an attorney working in real estate and a current member of the township’s Zoning Board, Republican candidate Kristen Mayock offered that she would be able to help potential developers through the system. Mayock would like to see the township business development process more stream lined and easier to use.

Heaberg discussed the Economic Development Committee that was approved back in April and of his work with the large leasing companies, small business owners and corporate representatives. Heaberg, with supervisors Phil Donahue and Michelle Kichline are interviewing prospective members for the Economic Development Committee with the idea that the committee will be able to offer assistance in township business development and redevelopment.

It was interesting to note that Democratic candidates Murph Wysocki, real estate attorney, Tory Snyder, planning professional and Molly Duffy, attorney and small business owner have all applied to serve on the Economic Development Committee.

From my vantage point, probably the most important question asked during the debate was (1) what the candidates viewed were the priorities for the township and (2) how would they fund these priorities.

Candidate Wysocki responded that money and the township budget was a priority. Wysocki suggested the need to prioritize necessary services to taxpayers but at the same time offering the taxpayers better value. He suggested creatively using grants and pooling purchases as ways to fund the priorities and stated that economic revitalization will broaden the tax base.

DiBuonaventuro stated that there are two priorities facing the township — (1) managing the township budget and (2) reinvestment in the community and township. Duffy listed economic development as her priority and used Paoli and Chesterbrook as examples of areas that need redevelopment. She stated that the Chester Valley Trail will be a way to increase property values and suggested that vision for the future.

Heaberg stated that ‘my priorities are your priorities’, indicating that he believes in following the priority needs of the residents. He stated that residents have indicated public safety and infrastructure needs (sewer, paving roads, snow removal, libraries, maintanence of the 13 township parks) as important priorities. Heaberg believes in addressing priorities in a fiscally responsible way.

Mayock’s list of priorities for the township is two fold; holding the line on taxes and the encouragement of redevelopment. She supports continuing to keep pressure on the Paoli Transportation Center project; offering that she had contacts that can help move this project. Olson stated the health, safety and welfare of residents are his priority plus continuing to support the library. He offered that the township has a $17 million reserve and that was achieved by being fiscally responsible.

Snyder offered that her priority for the township is (1) the management of the $30 million taxpayer’s dollars in the township budget and (2) to bring value to residents for services. However, beyond that, Snyder wants to bring ‘vision’ to the Board of Supervisors — enthusiastically stating that is what planners ‘do’! Snyder cited the township’s comprehensive plan that she worked on and of the plan’s specific steps for implementation. Synder pointed to using qualified professionals who live in the township, as volunteers to help implement the plan, summing up that we “need people that recognize vision”.

As I was leaving the debate, someone commented that it was like a ‘love fest’ among all the candidates. I knew exactly what this person meant. It was refreshing . . . there was no arguing or partisan wrangling; all the candidates (4 Republicans and 3 Democrats) conducted themselves with civility and respect for their fellow candidates.

To all the voters in Tredyffrin Township – let me say, all of these candidates are qualified to serve as your elected officials. Attorneys, planning professional, small business owners, financial experts, community volunteers . . . yes, it was obvious they all have the experience, background and the credentials to serve.

Your supervisor selection is a very personal choice — I encourage you to watch the entire debate and decide for yourself. Personally, I think that one candidate excelled last night and one candidate fell a bit short but it should not be about Pattye Benson’s opinion . . . talk to the candidates and ask them your own questions, watch the debate and then take your decision to the polls on November 8.

Your voice does matter and your vote counts!

What’s the future of the Paoli Transportation Center project . . . Remember, ‘Rome wasn’t built in a day’!

July 14, 2011

2 Comments

I continue to wonder about the PA Department of Transportation’s interest in the Downingtown train station; the cost of purchasing land and building a new train station when the existing station is only 20 years old. I am certain that Downingtown probably needs additional parking but with one-third the daily ridership of Paoli, I am troubled how the Downingtown project, seemingly out of nowhere, appears to have shot to the ‘head of the class’ in interest for the DOT. With major budget cuts in Harrisburg, and a finite amount of dollars for transportation projects, there should be alarm for existing transportation projects such as the Ardmore Transit Center and the Paoli Transportation Center. Will there be enough money to go around to all these projects?

There is concern in Ardmore that their long-standing transportation project may likewise take a backseat to Downingtown, and the suggestion is that it is political connections – either by Downingtown elected officials or ‘lack of’ connections by Ardmore’s elected officials. To read further about Ardmore, see the latest post from Carla at Save Ardmore Coalition.

Why does politics have to drive projects in Harrisburg? Is it the squeaky wheel that gets greased? Sen. Andy Dinniman’s jurisdiction covers both Downingtown and Paoli, so which train station project does he prioritize . . . the project that is years in the making (Paoli) or this new train station project in Downingtown?

Serving as state representative for the 155^th legislative district, which includes Downingtown, is Curt Schroder (R-East Brandywine). A quick review of his website did not produce any news on the Downingtown train project, but I did discover that Schroder chairs the House Gaming Oversight Committee that is responsible for the state’s gambling industry. As a senior state representative, I am guessing that Schroder has a direct line to Harrisburg and the governor.

Back to the Paoli Transportation Center – some would suggest that what goes on in Downingtown has no bearing on Paoli; that these transportation projects are separate and apart. You know the saying, “Rome wasn’t built in a day”, I think that sums up the Paoli Transportation Center project. How does a community sustain interest in a project, when there appears to be so little forward movement?

In 1996, the Paoli Rail Yards Task Force composed of representatives from Tredyffrin and Willistown Townships, Chester County, Septa, Amtrak, Delaware Valley Regional Planning Commission, the US Environmental Protection Agency, PennDot and elected officials completed a feasibility study that recommended:

construction of a new station and associated facilities 800 feet west of the current station;
preparation of a conceptual transportation center, access and development plan; and
preparation of preliminary development costs and income potential.

Look again at the date of that study, 1996 . . . 15 years ago! We know that Rome wasn’t built in a day but how many years does it take to build the Paoli Transportation Center?

Last June 2010, there appeared to be a shot in the arm for the Paoli Transportation Center. Former State Rep Paul Drucker, a staunch supporter of the Paoli transportation project, announced $1 million in state funding from the Redevelopment Assistance Capital Program for the construction of the Paoli Intermodal Transportation facility and named Strategic Realty Investment as the project’s developer. Through Drucker’s efforts in Harrisburg, there seemed to be a renewed sense of urgency and momentum to build the train station with on-site parking garage and new office and retail space. Evidenced by the $1 million in state funding, many of us saw this as kick-starting the project that would create jobs and provide economic stimulus for the community.

When Drucker lost his state house re-election bid in November, did the community also lose their most vocal supporter of the Paoli Transportation Center project? During the last 13 months, since the announcement of the $1 million funding, I have not heard of any ‘new’ news on the train station project. We saw the Paoli Transportation Center project used in campaign literature in November and by political candidates in the May primary, but what really has changed in the last 13 months?

Hoping to gain perspective and an update on the Paoli Transportation Center project, I contacted elected officials and supervisor candidates. The following individuals were contacted for comments: State Rep Warren Kampf, State Rep Dwayne Milne, Michelle Kichline and John DiBuonaventuro, (Tredyffrin Twp supervisors and members of the Paoli Rail Yards Task Force) Norm MacQueen (Willistown Twp supervisor) and Tredyffrin Twp supervisor candidates Kristen Mayock, Tory Snyder, Mike Heaberg, Paul Olsen, Murph Wysocki and Molly Duffy.

Understanding my short timeline for responses, coupled with summer vacation and work schedules, I accepted that some of those contacted would be unable to respond. However, I want to thank those that did take time from their busy summer schedules to offer their comments for Community Matters readers.

As a response for an update on the Paoli Transportation Center, I received the following from State Rep Warren Kampf:

Pattye:

Thank you for your email. I appreciate your concern as a constituent regarding the Paoli Transportation Center.

My recollection is that most of the legislators and County officials support this project. The PennDOT Transportation Improvement Plan (TIP) currently has the Paoli Transportation Center (MPMS# 47979 and MPMS #60574) as a priority project and Chester County has this listed at the top of their list.

Every few years the TIP projects are reviewed and that process is again underway. I will continue to advocate for the Paoli Transportation Center. Other communities have needs of course, but I consider Paoli to be a very high priority.

I would caution you or anyone who sees planning or activity on other projects, for example, Downingtown, as somehow linked to the standing of Paoli. The process does not appear to work that way as I understand it. My belief is any work related to Downingtown that would receive State funding would need to go through the TIP process, and I do not see it on the TIP list I have. Further, I presume that the size of that project is far, far smaller than Paoli, so they would logically have different levels of work and funding associated with them, and probably very different timelines.

The Paoli project is moving forward. I am told that both Tredyffrin Township and SEPTA are preparing separate RFPs for road way design needed for the transportation center this summer. Precise timelines, however, are not available. That there is work being done, and the funding needed for that work exists, are good signs in my view.

Warren

Michelle Kichline and John DiBuonaventuro as Tredyffrin Twp supervisors and members of the Paoli Rail Yards Task Force provided the following joint response:

In response to your question about the status of the Paoli Transportation Center, the following is the most recent update:

Both Tredyffrin Township and Septa are about to issue Requests for Proposals for transit and road improvements. all of the work will be grant funded, mostly from federal funds.

SEPTA’s RFP will be for design of the new station and parking garages. Tredyffrin is issuing 2 RFPs : one to lead the public input process and design road improvements associated with the Paoli Transportation Center; and the other for the design of the improvements recommended by the recent feasibility study for the Rt 252/30 intersection. The Township told me that once the RFPs are ready to go out they will be posted on the Township website, along with a project update.

We are assured by Township and County representatives that Paoli remains a top transportation priority for Chester County. It continues to have the support of Federal and State representatives.

If you have any further questions please let us know.

I sent the following question to Tredyffrin Twp supervisor candidates Mike Heaberg, Tory Snyder, Paul Olsen, Kristen Mayock and Murph Wysocki:

Please make a brief statement on the Paoli Transportation Center project. In 200 words or less, please offer your opinion on why the project has lagged for 15+ years, if there is a future for the project and whether or not you support the project. If you support the Paoli Transportation Center project, as a supervisor, what would you do to ensure that it is a priority of the state’s Department of Transportation and receives adequate funding.

Below are responses from Heaberg, Synder, Mayock and Wysocki:

I fully support a new Paoli Transportation Center, built in a way that improves the quality of life of our community and fully protects the interests of Tredyffrin residents. This project is a top local transportation priority for our federal and state legislators, the DVRPC, PennDOT, SEPTA and Amtrak.

As a current Supervisor, I have participated in recent planning discussions and at our upcoming meetings the Tredyffrin BOS will consider two Requests for Proposals: 1) a public input process to assure that our community’s voices are heard and 2) design of local road improvements in the Paoli community, including the 30/252 intersection. Also, SEPTA is preparing a RFP for the design of the new station and parking garages.

We’re making progress…Thank you for your interest in this important project.

Michael Heaberg
Current Supervisor-At-Large
Republican Candidate for Supervisor-At-Large

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It is frustrating to see how slowly the Paoli project is taking, but it is significantly more complicated than a “simple” regional rail station relocation. The Paoli project is a public/private development on a former superfund site, which required clean-up, a zoning change in two municipalities, awarding of a contract to a private developer, coordination of two transit agencies (Amtrak and Septa), and juggling of various public funding sources. We have actually made a huge amount of progress on this complex process, but the devil is in the details and that is where we are — waiting for formal submission of plans from the developer and the transit agencies. That said, I believe that at least in Tredyffrin, there have been a number of individuals, some elected, some not, who have been advocates for the Paoli project over the years and have given endless hours of their time to help move the process forward. What I think we have lacked is a united Board of Supervisors in support and as advocates of the project, without which the need for the project probably seems less urgent at the state and federal levels. My goal as Supervisor would be to work to create that united front.

Victoria “Tory” Snyder,
Democratic Candidate for Supervisor, East District

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Paoli has the potential to be a jewel in Tredyffrin. As someone who uses the Paoli station for travel to Philadelphia and New York and who lives near the station, I strongly support and will advocate for the Paoli train station redevelopment project.

The infrastructure of the station is outdated and dilapidated. The roads around the station are unsafe and gridlocked. Lack of parking is a significant contributing cause of failed local businesses. Tredyffrin has lost out to neighboring townships in attracting new businesses because of the limited usefulness and overall undesirability of the Paoli station. We cannot afford to continue to do so. Exactly why the project has lagged is not as important at this juncture as recognizing the progress made in the last few years and keeping the pressure on to advance the project. Tredyffrin has a unique opportunity to transform a run-down station into a vibrant, smart growth transportation center. Intelligent redevelopment of the Paoli Rail Yard will encourage economic development in the Township, improve local traffic problems, alleviate congestion on local roads and encourage rail travel.

This project is going to happen. Tredyffrin and SEPTA have already put the wheels in motion for transit, station, parking and area road improvements, using mostly federal grants. I have existing relationships with the Township and State leaders who are active participants in the reinvigoration of this project. As Supervisor, I will ask to be a member of the Township’s Task Force, making it one of my top priorities.

Kristen Kirk Mayock
Republican Candidate for Supervisor-At-Large
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Tredyffrin’s Opportunity. Some might offer the following reasons for the more than fifteen year tortuous path of the Paoli Transportation Center (Center)—complicated project, numerous governmental and private stakeholders, burdensome procedures, environmental issues, money, developers, and two townships. I say that this project has suffered from a lack of political will and vision. The Tredyffrin community would have long been enjoying a completed Center and a vibrant Paoli if Tredyffrin’s governmental leaders had vigorously pursued this important project with vision and leadership.

I fully support the completion of the Paoli Transportation Center. This project creates jobs, short term and long term. The Center will revitalize Paoli. It will help make Paoli a vibrant town center in and for our Tredyffrin community. The new Paoli will mean an expanded tax base for the Township.

If elected, I will fight for the completion of the Paoli Transportation Center. I will work with my fellow supervisors to present a united front in Harrisburg in the pursuit of project priority and funding. I will lobby legislators and other governmental officials, alone and with other stakeholders, relentlessly seeking our rightful share of funds. We must seize this opportunity for our Tredyffrin community.

Thank you,

F. Michael “Murph” Wysocki
Democratic Candidate for Supervisor-At-Large

I hope that this offers some perspective on where the Paoli Transportation Center project stands with our elected officials and an indication from supervisor candidates as to what they would do to help the process, should they be elected. For those unable to respond by today’s deadline, due to work or vacation schedules, I will be glad to add their comments at a later time.

Also, it is my understanding that there will be an official update on the Paoli Transportation Center project at Monday’s Board of Supervisors meeting. Looks like progress and forward movement on the project may be coming this way . . . .

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Pattye Benson

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