Pattye Benson

Community Matters

Tredyffrin Township Supervisor Candidate Question #1: Zoning

Starting today for the next four days, is a daily question which was presented to the Tredyffrin Township supervisor candidates. All eight supervisor candidates responded and their responses will follow the question in alphabetical order according to last name. Here is the reminder of the candidates running for the Board of Supervisors – voters will select one district supervisor from the East, one district supervisor from the West and two At-Large supervisors.

Julie Gosse (D)
Raffi Terzian (R)

Mark Freed (D)
Sharon Humble (D)
Gina Mazzulla (R)
Liz Mercogliano (R)

K. S. Bhaskar (D)
Peter DiLullo (R)


Question #1:  If you could change one thing in the Tredyffrin Township zoning code or township ordinances, what would it be and why?

K. S. Bhaskar Response:

I would change the regulations to reduce the maximum permissible housing density. While multi-family residential structures like apartment buildings are appropriate, and we want Tredyffrin to be a welcoming community to one and all, excessive housing density adversely affects our quality of life in ways such as exacerbating traffic (which in turn adversely impacts the timeliness of emergency services) and adding to overcrowding in our schools. In our transition from villages to suburbs, change is inevitable. But change must be managed rather than allowed to run roughshod over us.

Peter DiLullo Response:

The first thing that comes to mind is that the Board of Supervisors should have final approval of any land development plans.  This responsibility should not be relegated to an appointed volunteer planning commission.

Mark Freed Response:

It is difficult to pick a single issue, as I am regularly considering changes to many provisions of the Township Code (e.g., sign requirements, assisted living facilities, development, stormwater, historic preservation).  If required to pick just one, I would choose stormwater.  We are in a period of sustained increased rainfall.  These events have exposed gaps in stormwater management throughout the Township and the region.  The solution to many of these problems are capital improvements, which the Township has and will continue to undertake.  However, the Township is also evaluating ways that the ordinance can be improved to address these issues.  This is why I supported the creation of a Citizens Stormwater Advisory Task Force to review the Township’s stormwater management requirements and to make recommendations on how to improve these requirements.

Julie Gosse Response:

The current zoning code is tilted toward growth over sustainability, and I am in favor of amending it to limit negative impact on our strained shared resources. A reasonable starting point is to address the construction of new assisted living facilities that would encroach on our residential neighborhoods. We can do this by: (1) removing assisted living facilities from C-1 zoning districts altogether or (2) only allowing them in specific C-1 areas (e.g., on a major arterial highway). In addition to changing the character of a neighborhood, assisted living facilities create increased call volume for our already-strained fire companies. Beyond adjusting our C-1 zoning, we could consider requiring conditional use approval for assisted living facilities, adding the additional step of review and approval by the Board of Supervisors.

Sharon Humble Response:

The first “thing” on my list for change is to revoke the Planning Commission’s final decision-making authority on development plans and requests for waivers and variances. On October 7, 2019, the Board of Supervisors authorized the Township Solicitor to review methods by which the Board of Supervisors may obtain final land development approval authority, which I fully support.

Tredyffrin has seen a surge of oversized development projects before the Planning Commission seeking waivers from the restrictions designed to protect the rest of us. Too often, the developers’ requests are granted, to the great detriment of the surrounding homeowners and the environment. Responsible development, however, fits within Township ordinances that exist to protect the Township’s infrastructure, property values, safety, and quality of life. Township residents are not willing to have their safety, quality of life, home property values, and regional environment stability sacrificed for the sake of a developer’s greater profit.

Gina Mazzulla Response:

I support efforts to return final approval authority for land development concerns to the Board of Supervisors. Zoning and land development concerns, I believe, have the broadest and deepest impact across the spectrum of services the township is responsible for, including emergency services, roads and traffic, stormwater, open space and population density, and of course, taxes – affecting both resident stakeholders and the physical infrastructure of the township.

As a Supervisor my duty is to represent the interests of, be a voice for, and be accountable to the residents and voters I serve, balanced with due consideration for the interests of the township as a whole entity.  Recognizing the complexities and legalities of zoning and land development, I also support mandatory education for Supervisors, Planning Commission and Zoning Officer and Hearing Board through programs such as the Chester County Planning Commission’s Master Planning Program for (new) municipal officials.

Liz Mercogliano Response:

The most important zoning ordinance update should be in the area of the planning and development including storm water management. The Supervisors should take back the final decision role in the final approvals of building plans.  The Supervisors are elected and must respond to the constituents. Currently, the township allows the planning commission, (a group of Supervisor appointed volunteers), the privilege of the final decisions on the development plans. I suggest the Supervisors take back the final approval. In addition, the supervisors should give the residents in the immediate community a stronger voice.

Our citizens should not have to attend Supervisor meetings begging for help. Our taxpayers should not have to scream, beg or read dissertations for the Supervisors to acknowledge their views. I plan to listen and help in any way I can in a polite civil manner. A simple response of thank you, I am glad you came to our meeting would suffice.

Raffi Terzian Response:

I am honored to serve as a Board member of the Tredyffrin Historic Preservation Trust whose mission is to preserve and protect historic and cultural resources in our Township. The Board of Supervisors must enact a historic ordinance which is meaningful and which firmly recognizes the importance of these resources for the benefit of our community and ensures their preservation for future generations. Progress is being made with the creation of a draft ordinance, which is winding its way through the approval process, but this process must advance swiftly and with transparency. The recent controversy over the installation of a digital billboard, which many of us oppose, illustrates the need for open dialogue, community engagement and greater visibility in the creation, review and application of our Township ordinances.

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  1. First, many thanks to Pattye for undertaking this service for the community. I think that the questions get to the heart of the issues we face.

    This is a really important question. Of course, Supervisor candidates are in general going to favor having more authority, but the issue is more nuanced, I think. Regular observers of the Planning Commission have seen that the members bring informed expertise that generally results in better projects that fit the rules. Sometimes trade-offs in requirements improve by-right projects. The volunteer PC is perhaps less likely to be swayed by political considerations.

    However, the Planning Commission is not the entity that permits high density or otherwise inappropriate building in the first place. That’s a function of the zoning regulations – hence Pattye’s question.

    Personally I’m inclined to the view that changes to limit residential density would be the most beneficial. Possibly the process to update the Comprehensive Plan will catalyze that and many of the other changes the candidates suggest.

    1. Could not agree more Ray, thank you. Yes, it is the zoning regulations that need to change — such as taking assisted living facilities as a by-right use out of the C1 zoning. Also, would like to see “digitized” signs addressed in an update of the township signage ordinance. Catalyst first approached the township 14 months ago re the digitizing of the billboard. There has been amble time to update the signage ordinance to keep this from happening again yet nothing has changed! Reminder, that the Zoning Hearing Board will render their decision on Catalyst appeal on the digital sign at the Clockworks location tomorrow night (Thursday) at 7 PM.

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