Pattye Benson

Community Matters

Tredyffrin Township

It’s official, Shire will leave Tredyffrin for neighboring East Whiteland Township

October 24, 2012
51 Comments

So close, yet so far away. We have known for some time that Shire was planning to move its headquarters from its current Chesterbrook location but we now know where. According to a press release on Main Line Media News, Shire has signed the paperwork for the construction of a 600,000 square ft. office complex on Trammel Crow property at Atwater Business Park.

Shire has grown significantly since coming to Chesterbrook in 2004 and as a result, the employees are spread among four buildings. The company has expanded from 100 to 1,500 employees and apparently, there was not an option in Tredyffrin to create an adequate business complex. The opening of the new Pennsylvania Turnpike interchange is a bonus to companies that relocate to Atwater Business Park that is at the intersection of Rt. 29 and Yellow Springs Road in Malvern, East Whiteland Township. The move is expected to occur by the end of 2015.

Because the relocation is literally next-door to Tredyffrin Township, the good news is that the employees that live in are unlikely to move. Initially there was discussion that Shire was considering relocation possibilities in Delaware or New Jersey in addition to Pennsylvania but in the end, the decision was made to stay in Chester County. The official statement included the following rationale Shire’s decision of the Atwater Business Park — “geographic accessibility by current and future staff, a flexible footprint that will allow us to meet future growth and changing business requirements, and a single, contiguous layout that facilitates interaction and collaboration by our staff.”

Now that Shire’s decision on ‘where’ they will move is official, the township is not only faced with the upcoming vacancy of four large corporate buildings in Chesterbrook but much more. I would be remiss not to mention the enormous community contribution and support from Shire since relocating to Tredyffrin Township eight years ago – summer concert series, annual fireworks, Shire Pavilion in Wilson Farm Park, Tredyffrin 300 sponsorship, and the list goes on and on. Shire has been there for the Tredyffrin Township community whenever needed – their departure from the township is a real loss.

Earlier this month, Philadelphia Business Journal reported that on a number of vacancies in Chesterbrook, which are addition to Shire’s current lease of 425,000 sq. ft. AstraZeneca terminated its lease on 25,000 sq. ft., Liberty Mutual Insurance ended its 25,000 sq. ft. lease early, GFK Healthcare relocated out of 50,000 sq. ft., Navteq pulled out of 40,000 sq. ft and Centocor moved from their 120,000 sq. ft. location. These companies are either already out of Chesterbrook office park or are in the process of leaving.

Tredyffrin Township needs a an economic development plan for revitalization … where’s the Tredyffrin Township Business Development Council on the corporate mass exodus from Chesterbrook? Remember their June 18, 2012 report, click here.

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Update — Since posting this article, a friend pointed out that East Whiteland Township has an Earned Income Tax. So … all those Shire employees who will continue to live in Tredyffrin Township and work in East Whiteland will pay an EIT. But because Tredyffrin Township does not have an EIT, no portion of that money will return to Tredyffrin Township but will remain in East Whiteland.

From the East Whiteland Township website:

A .5% Earned Income/Net Profits Tax became effective April 3, 1996 by passage of Township Ordinance Number 110-96. The tax requires that all persons living or working in the Township pay .5% on all individual gross earnings and net profits from businesses.

So much for the theory that companies will choose Tredyffrin Township because we have not implemented an Earned Income Tax. Here’s a major international pharmaceutical company moving its headquarters from a location without an EIT to a new location with an EIT.

  • Will it ever be the ‘right time’ to honestly and openly discuss an EIT?
  • How many millions of dollars are leaving the school district and the township annually and being paid to other townships?
  • Or is the answer to TESD and Tredyffrin Township that we just keep cutting programming, personnel, etc. etc?

T/E School District and Teachers Sign New 2-Year Contract

October 16, 2012
38 Comments

After 9 long months, the T/E School Board approved a new 2-year (2012-13 and 2013-14) contract between TESD and T/E Education Association last night. To read the contract summary of the teacher’s contract, click here. If you prefer to read the entire contract, click here.

Ray Clarke attended the Special Meeting of the School Board and the Finance Committee meeting which directly followed. In his review of the teacher’s 2-year contract, I thank Ray for offering the following highlights and his personal commentary on the contract. As expected the teacher’s healthcare benefits and salaries are the primary focus of the changes in the new contract.

  • The basic details are more or less exactly the same as the first 2 years of the District’s 3 year proposal (as Keith Knauss predicted here). Salary freeze, no matrix movement, furlough days equivalent to 1% salary reduction in 2013/14, slightly higher contribution to healthcare premiums and prescription drugs, two new (lower cost?) health plans, capped tuition reimbursement, and one time $2,500 per employee bonus (a “legitimate” fund balance use?) in 2013/14.
  • Net saving vs status quo/budget of $400,000 for the current year (2012/13); 2013/14 cost increases from that by $400,000 plus the $1.1 million one time bonus (but presumably a cost saving vs the status quo model).
  • The rest of the contract structure basically unchanged
  • No demotions in either year of the contract, but specifically on the table for the next contract
  • No resolution of the 6 period CHS grievance (a ruling in favor of the TEEA would require the hiring of 12 additional FTE – say $1.5 million ongoing cost (salary, benefits, PSERS) plus one time payment of I think I recall $3 million?)
  • The President of the TEEA is allowed to speak at TESD Board meetings
  • Family health benefits available to same-sex domestic partners

My general sense is that both sides went about as far as they could go this round. This contract is only for two years, at which point we’ll see how the economy and political landscapes have progressed, and the Board members Rich Brake, Kevin Buraks, Anne Crowley and Betsy Fadem will have had to choose their election platforms, if running in 2013.

Interesting that the standard bonus helps those at the lower end of the scale more than proportionately (my concern, if teaching is to remain attractive for the next generation in an environment of benefits slashed in favor of the currently tenured), and that lead negotiator Deb Ciamacca keeps her higher-end CHS constituency happy by keeping the grievance on the table.

Following the Special Meeting of the School Board, the regular Finance Committee meeting followed. Ray offers the following notes from that meeting:

The Finance Committee reported on the Act 1 index for 2013/14 – 1.7%. Slightly higher than expected – someone in the state bureaucracy (or government?) made a decision to change the calculation method (to include a longer period for averaging state weekly wage increases) that raises the index by 0.2%. Shenanigans?

The Finance Committee spent some time discussing how to establish that parcels currently listed as tax-exempt conform with recent PA Supreme Court rulings that narrow the availability of tax exempt status. More details remain to be gathered on exactly what these rulings are and what entities might be affected. I was pleased to see that while Committee chair Fadem was advocating a 13 part, multi-point data request be sent to all tax exempt property owners (mainly the townships, federal government, schools, churches, right-of-way owners and land trusts), Board members Brake and Motel were at pains to avoid an “undue burden” on both volunteer charities and the district.

A Township Resident is Tredyffrin’s New Township Manager

October 15, 2012
4 Comments

Although there were only 9 residents at tonight’s Board of Supervisors meeting there is significant news to report. Chair Michelle Kichline reported that the township has hired Bill Martin as Tredyffrin’s new township manager, effective November 19.

Martin comes to Tredyffrin Township from Bridgeport where he has served as their Borough Manager since September 2011. Martin started his career in Nassau County (New York) as a Legislative Assistant. In 2001, he focused his career in local government with Radnor Township, serving as Assistant Finance Director. For the ten years he was in Radnor, Martin served in many different capacities from Acting Finance Director, Right to Know Officer, Assistant Emergency Management Coordinator, Director of Administrative Services, Interim Director of Community Development, and Assistant Township Manager to Acting Township Manger. He left Radnor Township to become Bridgeport Borough Manager last year. Martin received a BA and MBA from Villanova University and here’s the best part … he is a Tredyffrin Township resident! Martin could be the first township manager to live in the township, which I for one think should always be a requirement!

In other news, Kichline reported that she had delegated the task of drafting a website policy to Phil Donahue. She explained that Donohue is seriously ill in the hospital, having had surgery today. I don’t have any further details but I know that you join me in wishing him a speedy and full recovery. Because of the illness, Kichline explained that she will draft the website policy and expects to make it public next month. Having been on the receiving end of what I believe was the misuse of the township website (and taxpayer dollars) by supervisor John DiBuonaventuro, I am hopeful that the new policy will stop anything similar in the future.

Six months ago, at the April Board of Supervisors meeting, I asked for an update on the status of the sidewalks at St. Davids Golf Club. At that point, it appeared that the sidewalks were finally going in with the necessary advance tree removal completed. Tonight Steve Burgo explained to me that due to the delay in the project, St. Davids had to update their permit with PennDOT before sending it out to bid. Unfortunately, this was exactly the same response that I received last April. I asked for follow-up and an update at the November supervisors meeting.

I inquired about Mimi Gleason’s consulting contract with the township and if there was an expected end date. According to Mike Heaberg, to date Gleason has worked approximately 50 hours under the new consulting contract, which he pointed out was less than what she would have been paid as township manager. It is expected that Gleason will work through the transition of Bill Martin starting as township manager next month. It appears that Gleason will be only working with the township a few days beyond Martin’s start date. I also asked about Gleason’s healthcare benefits – according to Tim Klarich, her township healthcare benefits ended September 30th.

That’s the highlights from the Board of Supervisors meeting. Tonight the School Board directors voted on the teacher’s contract so I look forward to hearing those details.

A Job May Not be a Life but … Maybe Consulting at $125/hr Is!

October 14, 2012
20 Comments

After tendering her resignation as township manager back on July 17, in a Community Matters post, “… I asked Mimi Gleason why she was resigning – was it another job? No, she is not leaving Tredyffrin for another job. In fact, her explanation for the resignation was actually quite simple … ‘A job is not a life’. She went on to explain that she is uncertain about what she wants to do, but knows that she wants to do something different and to work less. Her plans after September 17 include taking a few months off from work, visiting friends around the country during the fall and her annual trip to Hawaii in January.”

Curious if there was any way that she would extend her employment past the September 17 deadline, I asked her that question. Her response, was an emphatic “no”, her mind was made up. Well, as we learned at the September 17 Board of Supervisors meeting, her mind was not made up. With a unanimous vote, the Board of Supervisors approved a consulting contract for Gleason, effective immediately. There was no disclosure from the supervisors as to the specifics of the contract, i.e. salary, hours, etc. though BOS chair Michelle Kichline did say that Gleason would be helping the township until sometime after a new township manager was appointed and that the former township manager would not have direct contact with the public. On a personal note, as probably one of Gleason’s final contacts with a private citizen, both in email and via her phone call to me of September 14, I completely support that aspect of the contract!

By the September 17 Board of Supervisors meeting, 2 months had passed since Gleason’s letter of resignation, but no replacement township manager had been appointed. If you recall with Tom Scott’s departure as assistant township manager, that position was eliminated. In the interim, township Finance Director Tim Klarich was appointed at the September 17 BOS meeting to serve as acting township manager until a replacement township manager was appointed.

Without details of Gleason’s contract by the Board of Supervisors, several residents asked me about the contract, her consulting fee, the timeline, etc. On September 23, I sent the township a ‘right-to-know request’, asking for the contract and any related correspondence. After a legal review of my request, I received Gleason’s proposal dated August 28 and the signed consulting contract dated September 17 this past Friday. (If you click on the contract, do not be put-off by the 29 pages, the attorney Robert McClintock, Lamb McErlane, included several copies of the contract in the pdf. I am unclear as to why multiple unsigned copies; perhaps they contain small changes, but regardless, go to the end of the document to find the signed and dated version.)

For those experienced in reading contracts, I encourage additional commentary. Below, I offer highlights of Gleason’s proposal and contract:

  • Assist staff in development of 2013 budget & 5-year plan
  • Analyze budget alternatives
  • Available to meet with supervisors, finance committee
  • Assist with BOS meeting preparation
  • Assist with collective bargaining agreements if needed
  • Hourly rate $125, billed monthly to township
  • Work 10-15 hours per week, with notice may work more
  • Will assist new township manager with transition

Working as an independent contractor, Gleason’s consulting contract commenced September 23, no end date assigned. According to the terms of the contract, the township has the right to terminate the agreement with 10 days written notice. Going forward, the agreement may be amended with mutual agreement of Gleason and the township.

Going back to Gleason’s comment to me of July 17 that, “a job is not a life”. Although a job may not be a life, apparently consulting may be the ticket to life. A couple of people, who attended her retirement party last month, reported that Gleason’s consulting plans go beyond helping Tredyffrin Township. According to these sources, Gleason intends to take her land development expertise and offer those skills to other municipalities as a consultant.

I always thought that Gleason’s continued involvement and intense personal interest in the outcome of the recent C-1 zoning change to permit assisted living at Daylesford, past her notice to resign somewhat strange. It is interesting to note that her last day of township employment had Gleason at the September 17 Board of Supervisors meeting and witness to the 7-1 supervisors vote to approve the C-1 zoning change. Now, I get the connection. Though many township residents opposed the C-1 zoning change, Gleason can now point to this success when negotiating her consulting services with other townships. I guess the same applies for the Trout Creek Stormwater Overlay district ordinance change and her involvement in that zoning change.

Having served 10 years in Tredyffrin Township government, Gleason is fully vested and receives a pension. In addition to the pension, it is my understanding that she will receive healthcare benefits for life. Pension, healthcare coverage and consulting jobs, looks like Gleason had bigger plans than our July 18 conversation following her resignation would have suggested. According to Gleason, ‘a job may not be a life’ but apparently consulting is.

Biggest Party of the Year: Paoli Blues Fest 2012 this Saturday!

October 4, 2012
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I know where I will be this Saturday, do you?

Billboard on Rt. 202 — Have you seen it?

Serving as co-chair with Marie Thibault for the Paoli Blues Fest, the largest annual blues fest in the Philadelphia region, I am looking forward to our fourth annual blues festival and street fair on Saturday. Last year an estimated 15,000 people attended and by all accounts, we expect at least that many visitors will enjoy this year’s community event.

We’ve got great musicians playing the blues, 100+ street vendors, beer & wine garden (plus margaritas & daiquiris this year), a special kid zone with lots of fun activities for the little ones, and more fun than Paoli has ever seen. The price of admission … we just ask for a non-perishable donation for the Chester County Food Bank. There will be well-marked containers set-up throughout the blues fest area for your non-perishable donation. Help those less fortunate with your donation in exchange for a day of fun at the Paoli Blues Fest! Help the Blues Fest help others … bring a donation with you!

This remarkable day of great music, food and laughter takes the effort of many people — from the generous sponsors that support us year after year, the organizations that believe in the Paoli Blues Fest and awards us grants, the many volunteers who will help on Saturday and the hardworking efforts of the festival committee, who work year round on the event and are committed to making each year bigger and better than the year before! The Paoli Blues Fest would not be possible without the help and cooperation of many people … for the spirit of community, we thank you all!

Although the Blues Fest hours are noon – 6 PM, the music will kick-off at 11:15 AM with a performance by students from Berwyn’s Music Workshop. The young musicians will warm-up the audience and help with the sound-check for festival. The schedule of bands for the day

Noon: Midnight Shift

Noon - Midnight Shift

Midnight Shift is a high energy band that specializes in what they call Rhythm, Rockin’ Boogie. It’s an infectious blend of blues, jump and rockabilly music. Midnight Shift is a smoking hot revved up band that plans to be around for years to come.

To hear a preview of Midnight Shift: http://www.myspace.com/mnightshift

1 PM: Randy Lippincott Band

1:00 PM - Randy Lippincott Band

The Randy Lippincott Band is a fine tuned five piece unit with many years of experience performing Blues, Boogie, Soul and New Orleans party tunes.The band takes the stage at 1 PM, heating things up with a powerful rhythm section and an exciting harmonica overlay by Joey ‘Hotbox’ Simon.

For a preview of their music: http://www.youtube.com/watch?v=RlmAx1Q_-bY

2 PM: Porkroll Project

2:00 PM - Porkroll ProjectThe Porkroll Project brings their brand of high energy, contemporary blues to the Paoli Blues Fest This seasoned group of artists has shared the stage with artists such as Bo Diddley, Los Lobos and Bobby Radcliffe, just to name a few, and played at events such as the Philadelphia Jam on the River and Philadelphia Folk Festival. Video of live performance: http://www.youtube.com/watch?list=PL17FC7CE6352C1769&feature=player_embedded&v=SE5sYHEJAfc

3 PM: Georgie Bonds

3:00 PM - Georgie Bonds

 

Blues powerhouse Georgie Bonds is a singer and frontman from Philadelphia’s Germantown. His powerful and soulful voice, combined the upbeat attitude of his songs, are, as he calls it, “Blues for your soul, soul for your Blues”.

Preview of Georgie Bonds: http://www.youtube.com/watch?v=TZp-d0ucaUg&feature=related

 

4 PM: Brooke Shive & The 45’s

4:00 PM - Brooke Shive & The 45’sBrooke Shive & The 45’s band is a father daughter act composed of Brooke Shive, the fiery vocalist, and her father, the band’s drummer, Steve Shive. Brooke’s gritty vocals and on-stage presence command attention. Come see Brooke Shive and the 45’s live!

To hear a preview of Brooke Shive & the 45’s: http://www.myspace.com/brookeshive

5 PM: Steve Guyger & the Excellos

5:00 PM - Steve Guyger & The ExcellosClosing out the 2012 Blues Fest is Steve Guyger & the Excellos. Steve Guyger is both a soulful vocalist and a legendary harmonica player. With the backing of his band, The Excellos, the group packs a powerful and energetic on stage presence that is sure to have you on your feet and dancing.

For a preview of Steve Guyger & the Excellos: http://www.youtube.com/watch?v=SyFf0CvUQ08

 

Hope to see many familiar faces on Saturday for the biggest party that Paoli has ever seen … Paoli Blues Fest 2012!

 

Trout Creek Stormwater Overlay District Ordinance Passes 4-3

October 2, 2012
15 Comments

I guess ‘7’ was the magic number for the Trout Creek Stormwater Overlay District. Following the Board of Supervisors meeting last night, the seventh public hearing was held for the Trout Creek Stormwater Overlay District ordinance. With a standing room only crowd, a dozen or more residents spoke against the ordinance. Their arguments primarily targeted the stormwater issue, feeling that the language of the ordinance was not strong enough. There is also concern about the enforcement and maintenance of the stormwater basins by the township. Another concern cited by a couple of residents was the possible impact the development of the Richter property may have on historic preservation, believing that the property may have served as a burial ground in the 1700’s.

Laurie Elliott, a Glenhardie resident, spoke in favor of the Trout Creek Stormwater Overlay District and the development of the property by Arcadia Land Company. Elliott supports the development believing that this is a step in improving the stormwater issues. We know that it has taken over a hundred years for the stormwater problem to get to this level and it is going to take a major effort by the township, developers and residents to reduce damage caused by flooding and runoff.

Arcadia Land Company’s plan for the 36 acre Richter property site includes townhouses and carriage houses on the 26 acres zoned residential. It is unclear how the 10 acres that is zoned ‘professional’ will be developed. Jason Duckworth, president of Arcadia spoke at the public hearing, assuring residents that the development plan would include necessary infrastructure to help the stormwater problem. According to Duckworth the cost for the required infrastructure and stormwater basins is $4 million; a cost absorbed by the developer versus Tredyffrin’s taxpayers. However, some residents believe that rather than helping the current stormwater situation, the development of the Richter tract will actually increase the problems. Arcadia Land Company may have taken a big step forward with the supervisor vote last night but I think they may be facing an uphill battle with some of the residents.

After seven public hearings, at nearly midnight the vote to approve the Trout Creek Stormwater Overlay District ordinance was 4-3. Supervisors Mike Heaberg, Michelle Kichline, John DiBuonaventuro and Kristen Mayock voted in favor and Phil Donahue, EJ Richter and Paul Olson opposed the ordinance. As I previously said, if the supervisors touted the C-1 zoning change as an economic development move, I did not see how it was possible that they could have voted against the Trout Creek Stormwater Overlay ordinance. From an economic standpoint, the development of the 36-acre Richter site will clearly benefit the township’s financial coffers. However, I remain unconvinced about much revenue will be generated from the assisted living facility on the 1-acre commercial site at Jimmy Duffy’s.

Although I am pleased that so many residents were involved in the Trout Creek overlay ordinance, I am not sure why there needed to be seven public hearings. Except for maybe the development of Chesterbrook, I wonder how many times there have been that many public hearings on a specific topic. On the other side, the C-1 ordinance change only had one public hearing, one extreme to another.

I do have a lingering concern in regards to the Trout Creek Stormwater Overlay ordinance. With the approval of this overlay district, which will presumably encourage redevelopment projects (beyond the Richter project), there appears an open issue on the enforcement and maintenance of the stormwater basins. From prior public hearings, we have learned that there is currently not sufficient township staff to review the existing stormwater basins. Going forward, how will this be handled?

I asked Tom Colman, the Glenhardie resident who co-chaired the citizen-working group with township supervisor Phil Donahue, about his thoughts on the Trout Creek Stormwater Overlay ordinance process and its outcome last night. Coleman was pleased that so many residents were involved and attended the meeting. He remarked, “I am immensely proud of the work done by all in educating the community and providing remarkable research to the process.” I don’t speak for others, but certainly on a personal level, it has been extremely educational to better understand the township’s stormwater and runoff issues and I thank all community members that volunteered their time and expertise in this process.

Trout Creek Stormwater Overlay District Petition and Response from Developer Joe Duckworth

October 1, 2012
9 Comments

It is anticipated that tonight’s seventh public hearing for the proposed Trout Creek Stormwater Overlay District ordinance will likely result in a vote by the Board of Supervisors. Based on the supervisor vote (6-1) to approve the C-1 zoning ordinance change to allow assisted living facilities, the vote on the Trout Creek overlay district will be interesting. As I have previously written, economic development was touted as a primary consideration by supervisors for the C-1 zoning ordinance change. This ‘economic’ decision was based on the proposed assisted living facility on the old Jimmy Duffy catering site, which has approximately 1-acre of C-1 commercial and 1-acre of R-1 residential property.

Using the logic of promoting economic development, it would appear that the supervisor decision tonight on the Trout Creek Stormwater Overlay district ordinance should be easy. The Richter tract is 36 acres located at Swedesford, Old Eagle School and Walker Roads in the Glenhardie/Wayne area of the township. Currently, twenty-six acres of the property is zoned R-1 residential district and the remaining ten acres is zoned ‘professional’ district. There has been much public debate from the neighbors

At the previous Trout Creek Stormwater Overlay District ordinance public hearing on July 16, there was discussion of a petition circulating the Glenhardie neighborhood, which opposed the zoning change. The language used in petition questions can often determine its results. However, can the results of the petition influence decision-making within the government? At the last public hearing, the petition organizers told the supervisors that would continue to collect signatures until the next public hearing. Joe Duckworth, Arcadia Land Company, the possible developer for the Richter property, provided me with the Trout Creek ordinance petition (bold) and a copy of his responses. Duckworth’s responses, in italics, appear under each of the petition statements.

Trout Creek Overlay Ordinance (TCOO) Petition

We, the undersigned, representing our neighborhood, are opposed to the proposed Trout Creek Overlay Ordinance and the resulting rezoning of the Richter tract (36 acre property which is bordered by Old Eagle School Road, Walker Road and Swedesford Road) for the following reasons:

  • Current R-1 zoning has been in place since 1939. The proposed ordinance would allow the developer to build 100+ homes instead of the 24-25 it is zoned for. This extra development would increase the amount of storm water coming off of the property, contributing to an already serious situation. It would also allow housing out of character with our neighborhood (i.e. single family homes as opposed to a mixture of twin homes and townhomes, the latter of which would have a height of 45’).

1) For 95% of storm events (2-year/24 hour storm and below), all of the storm water generated by runoff from the development will be required by the proposed overlay ordinance to be held on the site. This will reduce the amount of water flowing downstream NOT increase downstream flow, since there are currently no storm water controls on the site in its existing condition.

2) Townhomes and carriage twin homes will provide new housing product to longtime residents of Tredyffrin as well as new residents who would like to live in Tredyffrin Township, but are unable to find a modern home that meets their needs. These low maintenance townhouse and carriage home communities are highly desired by the empty nesters and retirees across the region and will improve Tredyffrin’s ability to attract and retain residents to the Township.

3) Townhomes and Carriage homes provide an appropriate land use transition between the existing large scale commercial development along Swedesford Road and the existing single family homes of the Glenhardie neighborhood.

  • The proposed ordinance promises more storm water controls in exchange for increased housing density. The proposed increased controls are minimal, at best, and the downstream impact is unknown. Citizens groups have asked that the developer be held accountable for the measured performance of the storm water system, and these requests have been ignored.

1) Tredyffrin Township has spent years conducting several studies of the Trout Creek watershed. The 2010 Trout Creek Study, by the Township’s independent consultant, identified the Richter site as a great location to provide a regional storm water facility, but the costs for land acquisition and construction of such a facility were out of reach for the Township, as they are already spending significant funds to implement other proposed storm water improvement within the watershed. In order to have a significant impact on flooding in the watershed, many improvements must take place. The Trout Creek Overlay Ordinance will incentivize property owners who want to develop/redevelop certain properties in the watershed to build facilities on their sites that will improve the existing storm water problems within the watershed.

2) Proposed overlay ordinance will require of the Richter property: a) a reduction in volume of stormwater coming from the 36 acre site (100% of run-off for 95% of storm events to be held on the site) AND a 20% reduction in the rate of flow of storm water passing under Walker Road.

3) In addition, the proposed improvements at the Richter site will eliminate flooding of Walker Road for all storm events up to and including the 100-year storm.

4) No plans will be approved by the Township until the developer has met the requirements of the proposed overlay ordinance.

5) No plans will be approved by the Township until a highly detailed maintenance and operations manual that includes on-going storm water monitoring is approved by the Township. This is a requirement of the proposed overlay ordinance.

  • The proposed ordinance will assure the destruction of historically sensitive land including a burial ground active since the 1690’s, which contains the graves of the founding families of Tredyffrin Township, 300 continental soldiers who served at Valley Forge, 1777-78, and over seventy African-Americans, buried in a community cemetery at a time when African-Americans were not permitted such burials.

1) The existing Valley Meeting cemetery and adjacent meditation garden are both located next to the Richter site and will not be impacted by any development on the Richter site.

2) There are currently NO confirmed burial locations outside of the Valley Meeting cemetery or on the Richter site.

3) As part of the development process, the developer intends to further investigate the existence of burials outside of the Valley Meeting cemetery and IF burial locations should be confirmed on the Richter site, the developer will deal with them in an appropriate and respectful way.

  • The Ordinance is an attempt to address both zoning and storm water simultaneously. These issues need to be de-coupled and addressed separately.

1) The proposed overlay ordinance is an innovative way for the Township to implement storm water improvements, which are otherwise infeasible for the Township to implement, in a watershed that is badly in need of these improvements.

2) No plans will be approved if they do not meet the requirements of the proposed overlay ordinance and improving the storm water issues in the Trout Creek watershed, not making them worse.

Is 7 the Magic Number? Seven Public Hearings for Trout Creek Stormwater Overlay Ordinance

September 28, 2012
1 Comment

Following the regular Board of Supervisors meeting on Monday is the continuation of the public hearing to “consider and possibly enact an ordinance amending Chapter 208, Zoning, to Article XXX Trout Creek Stormwater Overlay (TCS) and creating permitted uses, area, bulk, and buffer requirements and special development regulations; amending Article II. Definitions; amending Article XXVII, Conditional Uses.”

I have been approached by several Glenhardie area neighbors about the Richter property and Joe Duckworth’s proposed land development plan for the property. Residents have asked me ‘why’ I don’t write about the plan, wanting me to take a similar approach as I did with the C-1 zoning change for the Daylesford project at the Jimmy Duffy site. In my opinion, the Daylesford and Richter proposed land development projects (and their developers) could not be further apart for a litany of reasons. (For the record, if you type ‘Richter’ in the search box above, you can read four articles I have written on this topic.)

First off, I believe that the recent C-1 zoning change process was flawed; a change pushed through the system without any long range planning or consideration of the implications for other C-1 properties in the township. Tredyffrin Township has a $100K contract with a consulting company to review commercial zoning and I was of the opinion that before racing to accommodate a developer and his zealous attorney, this township change should have slowed to await the consultant’s recommendations.

At the September 17 public hearing, residents from across the township voiced wide-ranging concerns over the C-1 change, ranging from traffic and safety issues to bed density and property size. With the C-1 zoning change, the previous 10-acre requirement for assisted living facilities is now apparently possible on Duffy’s 1-acre commercial site. Although not a single resident spoke in favor of the C-1 zoning change, the supervisors voted 6-1 to approve the change, citing reasons like economic development and a desire that the developer not incur further costs by waiting for the consultant’s report.

The sweeping township-wide C-1 zoning change was predicated on ‘one’ development and ‘one’ developer … and a change approved during its one and only public hearing on September 17. Six of the seven supervisors voted in favor of the change against major opposition from township residents; believing I suppose, that they know ‘what’s best’.

OK, let’s compare the Jimmy Duffy site and the C-1 change to the Richter property and the proposed Trout Creek Stormwater Overlay (TCS) district. The first thing to note is the number of public hearings – one public hearing for the C-1 zoning versus seven public hearings for TCS. That’s right, October 1, is the seventh public hearing this year in regards to this issue. Let’s not forget that each public hearing costs the taxpayer additional money – advertising, court reporter, etc. I do not recall any recent issue in the township where there was this many public hearings.

For the record, here’s the list of Trout Creek Stormwater overlay district public hearings:

  • January 23
  • February 27
  • March 19
  • May 14
  • June 18
  • July 16
  • October 1

We know that there is a cost to the taxpayers for public hearings, what about the cost to the developer? Taking aside the number of planning commission and community meetings that the Daylesford and Richter developers attended, look at the public hearings – 1 public hearing versus 7 public hearings. The Daylesford project attorney Denise Yarnoff lamented that her client could not afford to wait for the consultant report – the process was costing money and they needed a decision. Voila, the supervisors complied. Not wanting to risk this assisted living project going away, the developer and his attorney got what they wanted from the supervisors … the C-1 zoning change.

What about Joe Duckworth and Arcadia Land Company? It doesn’t seem to me that Duckworth has been given the same advantage as Ed Morris. Duckworth and his team to-date have attended six public hearings, some going on for hours, late into the night. Duckworth has not complained about the time and money that his company has spent on the public hearings, planning commission meetings or citizen meetings. One could argue that the Richter tract at 36 acres is so much larger than the Daylesford property at 2 acres (R1 – 1 acre, C1 – 1 acre approximately) that the Richter property deserves more attention. Twenty-six acres of Richter is zoned R-1 residential and the remaining 10 acres is zoned ‘professional’ district.

I cannot imagine what the potential economic impact for the township will be from the thirty-six acre Richter tract. Duckworth’s plans for the Richter site include carriage houses and townhouses which, in addition to revenue, could provide a great option for Tredyffrin residents, particularly those wishing to downsize from their large single-family homes, to remain in the community. The last numbers that I have indicated approximately 120 units between the carriage houses and townhouses in the proposed development; although I do not know the breakout between the design types. Pricing for the carriage houses would probably be mid-$500K and the townhouses in the $400K range.

Certainly, the financial gain to the township with the development of the Richter property will far exceed the redevelopment of the Jimmy Duffy’s site as an assisted living facility. Using the supervisor’s logic of economic development as rationale for the assisted living project, one could assume that the proposed land development plan for the Richter tract would be a slam-dunk. There is an extra township wide benefit to the Richter development project – additional stormwater requirements contained in the Trout Creek Stormwater Overlay district. This proposed overlay district would provide incentives for certain large sites in the Trout Creek watershed as a way to encourage developers to build substantial stormwater management facilities on those properties.

To be clear, the creation of the TCS district is not a quick fix to years of stormwater problems. The massive stormwater issues were not created overnight and will certainly not be solved quickly. However, to do nothing is certainly not the answer. The Richter property was one of the 10 locations named in the 2010 Trout Creek Watershed Study and Stormwater Management Practice Analysis for stormwater best management practice in the township. The study suggested a 6-8 acre stormwater basis and Duckworth has said that his Richter plan sets aside 8 acres for the basin. The cost for the township to construct this large stormwater basin would be approximately $1 million plus the additional cost of land acquisition. Were the township to purchase the property and construct the stormwater basin, the costs would be several million dollars. As part of the Richter land development project, Arcadia Land Company (rather than the taxpayers) would absorb those stormwater costs.

From my vantage point, it appears that unlike Ed Morris, the Daylesford developer, Joe Duckworth and Arcadia Land Company have bent over backwards to listen and accommodate residents. It would seem that Duckworth is going more than the proverbial ‘extra mile’ to try to help with stormwater issues, even those not on the Richter property. If some of the residents of Glenhardie prevail and stop this development plan from moving forward, when do you suppose there is going to be stormwater relief? How long is going to take to find another developer willing to take on this large a project and try to satisfy the neighbors? Personally, I think that Joe Duckworth has done a yeoman’s job in that respect … I understand that at the end of the day, a developer needs to make money on a project, but I have found Duckworth to be patient and respectful of the residents, and a willingness to accommodate if appropriate.

Compare the C-1 zoning change that permits an assisted living facility at the Jimmy Duffy’s site to the proposed TCS overlay district and the proposed townhouses on the Richter property. Looking at economic gain to the township, ongoing costs to the developer, or stormwater benefit to residents, you would need to conclude that for the supervisors to have passed the C-1 zoning change for the Daylesford project, they would approve the proposed TCS overlay district.

To respond to those Glenhardie residents that suggested I write about the Richter property as I did for Daylesford project; it is not possible. As I have repeatedly stated, I believe that the process was not followed for Daylesford, too much credence given to the developer and his attorney and the decision to approve the C-1 zoning change not a careful, thought-out decision. I found the actions of the supervisors particularly troubling because the voices of many township residents were ignored.

To the Glenhardie neighbors that oppose the Richter tract development, you have had so many more opportunities to have your voices heard than the Daylesford neighbors have. In fact, the supervisors even appointed a citizen working group with subcommittees to review the proposed ordinance and provide input. The Richter development has a developer that has consistently attended citizen meetings, listened and made changes to his plan. The Trout Creek Stormwater overlay district and the development of the Richter property can be a start to improving stormwater problems. Unlike the limited economic benefit to the township of the Jimmy Duffy’s assisted living facility, the development of the Richter tract has great economic potential.

 

T/E Teachers Contract Not yet Public

September 25, 2012
12 Comments

The TESD held its regular monthly school board meeting last night. I was unable to attend but Ray Clarke attended and forwarded his notes from the meeting. There had been much speculation about whether or not the public would see the tentative agreement between the District and the teachers union, TEEA. The agreement was not available last night but the residents were told that TEEA will vote to ratify the agreement by October 11. Therefore, as a result the school board has scheduled a special school board meeting for October 15 at 7 PM, before the previously scheduled Finance Committee meeting, which has now moved to 7:30 PM.

Ray asked the board if the public would see the contract before the school board vote and they said it would be available at the meeting and the public would have a chance to comment before the vote. As Ray says in his notes, “We’ll have to do some speedy analysis in the allotted 30 minutes”. Ray’s questions to the school board were fielded by the solicitor, who offered “a lot of legalese about ‘labor relations case law’ and prejudicing the TEEA vote, while never explaining exactly how those factors would operate to adversely impact the district and its taxpayers”. I am pleased to know that school board member Rich Brake attempted a thoughtful explanation as to the rationale behind not providing the complete information at this point but with a commitment of a thorough explanation in the meeting before the vote.

However, Ray writes, “Kevin Buraks, on the other hand, used the recent property purchase as an example of the need for the secrecy, which of course proves my point rather than his! That draft contract [Old Lancaster Rd. property purchase] – negotiated privately directly between the parties, of course was made available to the public a full week-end before the ratification vote”. If you recall last month, I was surprised to see the property purchase of the house on Old Lancaster on the school board agenda. Its agreed that there had been much discussion over the years about that remaining property and the need to purchase it – just came as a surprise and a little unsettling how the property purchase was seemingly buried in the bottom of the agenda. The agreement of sale identified the property as 892 Old Lancaster Avenue, the seller as the Estate of Arthur Fennimore, and the price as $265K.

Ray’s noted the school board’s updated communications objectives for 2012-13 as including the communication of “milestones”, not substance. He reminds that it is this board of nine that “completely determines the budget, programs and taxes”. I was hopeful that the school district was moving forward in the direction of transparency but there certainly appears to be a sense of mystery surrounding the contents of the teachers’ agreement. My guess is that the school board believes in the ‘less is more’ approach when dealing with the public. Their theory appears to be the less that we [public] know, the less that we [public] can then question.

8th Annual Historic House Tour Saturday – Tickets Available!

September 20, 2012
Comments

In my world, there’s nothing better than the beautiful historic homes that memorialize the history of our community. With great pleasure, the Tredyffrin Historic Preservation Trust brings you the 8th Annual Historic House Tour this Saturday, September 22. On behalf of the Trust, I would like to personally thank this year’s special homeowners who have allowed us to showcase their wonderful homes . It is wonderful to live in a community that has people who cherish their historic homes and then allow others the opportunity to enjoy them!

Willowbrook Farm, c.1710, photo by Carla Zambelli

The Tredyffrin Historic Preservation Trust’s 8th Annual Historic House Tour is this Saturday, September 22, 2012 and tickets are still available!

Click here for 2012 Historic House Tour Press Release describing the tour and information about some of the houses on this year’s tour, including Willowbrook Farm, twice a Vassar Show House. Tickets can be purchased online at www.tredyffrinhistory.org using your credit card. Click here for 8th Annual Historic House Tour flyer, which has additional details on the second page. If you have friends, neighbors, co-workers that might enjoy the tour, I hope that you will consider passing the information on to them.

Pick-up of guest badges, maps and brochures is anytime between 11 AM – 1 PM on Saturday, September 22 at the Duportail House, 297 Adams Drive, Chesterbrook (Wayne) 19087 (corner of Chesterbrook Blvd. and Adams Drive). The House Tour is 12 Noon – 5PM. Please note that the houses will not open until 12 PM.

Hope to see you on the House Tour and thank you for supporting historic preservation in our community!

Pattye Benson
Chair, 8th Annual Historic House Tour
President, Tredyffrin Historic Preservation Trust
www.tredyffrinhistory.org
Tel: 610-644-6759

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As the president of the Board of Directors of the Tredyffrin Historic Preservation Trust and chair of the 8th Annual Historic House Tour, I wish to thank the following sponsors for their generous support of the House Tour and their personal commitment to historic preservation in the community!

Host Sponsor

Life’s Patina at Willowbrook Farm

Supporting Sponsors

Anonymous

AroundMainLine.com

Penn Medicine

Period Architecture Ltd.

Contributing Sponsors

Arcadia Land Company

Golden Valley Farms

Michael & Michelle Kichline

Michael D’Onofrio Historical Restoration & Construction

Paul & Andrea Olson

Murph & Lois Wysocki

Patron Sponsors

18th Century Restorations, Inc.

Corinne Ackerman

Paul Drucker for PA State House

Gardner/Fox

Mike & Shelley Heaberg

Tom Hogan & Victoria Silbey

State Representative Warren Kampf

Glenna LaSalle Keene

Dr. & Mrs. Gerald M. Long

Carolyn Mead

Pete & Bonnie Motel

Post Haste Handyman, division of

Pendulum Solutions Design Build

Brad Tiffany – Kistler Tiffany Benefits

Tredyffrin Township Historical Commission

Wade, Goldstein, Landau & Abruzzo, PC

Wise Preservation Planning

Carla Zambelli

 

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