Pattye Benson

Community Matters

Tredyffrin Township

Interested in the Future of Sidewalks, Trails & Paths in Tredyffrin . . . Attend Tonight’s Sidewalk Policy Committee Public Meeting

Do you remember Tredyffrin’s Board of Supervisors meeting back on February 22? At that meeting the supervisors reversed an earlier decision to return the sidewalk escrow money ($25,000) to St. Davids Golf Club. In addition to a reversal of the earlier decision, the motion by Chairman Lamina also established a township subcommittee to study the future of sidewalks, paths and trails in Tredyffrin.

Although I was glad for the creation of a Sidewalk Policy Committee to review the sidewalk issues and involve the public in the discussion, I voiced concern about the open land development liability issues that remained to the township. What was the timeline for establishing a formal sidewalk policy? I recall asking where this situation leaves current land development projects that contain sidewalk requirements. Setting aside sidewalk requirements in current and future township land development projects, pending the recommendations of the Sidewalk Policy Committee, clearly places the township in a precarious position. Lamina stated that the subcommittee would begin working in March and would be expected to present their recommendations by the end of 2010. In the interim, the township’s liability on land development projects involving sidewalks would remain an open issue.

There is a public meeting of the Sidewalk Policy Committee tonight – 7 PM at the township building. I am curious to see the progress of the committee. Charged with coming up with a formal policy on sidewalks in the township, the committee members are about halfway through the established timeline as set by the Board of Supervisors. With a goal to complete the study and make a recommendation by the end of 2010, they have been working on the project for about five months.

Understanding the township’s open liability issues on land development projects, I am confident that the Sidewalk Policy Committee will update us tonight on their progress. The 9 members of the committee include Supervisors Donahue, Kichline and Richter; Planning Commissioners Whalen, Lukens and Snyder; and STAP members Moir, Donegan and Brake. As Planning Commissioners Whalen and Snyder fully understand the land development liability issues and should be able to address those concerns. Presumably, the next step in this process will be to set up regional public meetings and to distribute a township-wide sidewalk questionnaire. I look forward to updating you on the progress of the committee tomorrow.

PA Turnpike Commission Approves Construction of Rt 29 Slip Ramp!

The PA Turnpike Commission approved construction of the Route 29 slip ramp. I received the following press release from State House Rep Paul Drucker’s Office today:
Construction of Route 29 all electronic interchange approved

Today, I joined officials from the Pennsylvania Turnpike Commission at Atwater Business Park to announce approval of the construction of the all electronic interchange linking Route 29 with I-76 in Chester County.

This project will not only ease congestion on local roads and reduce travel time for thousands of commuters, but will create local jobs.

Located midway between the Downingtown exit (No. 312) and the Valley Forge exit (No. 326), the new facility will provide motorists with convenient access to and from such business parks as the Great Valley Corporate Center, the Commons at Great Valley, Atwater Business Park and business districts in Malvern and Paoli.

Turnpike officials said they anticipate the project to be bid in time to begin construction in March 2011, and plan to open the interchange to traffic in late fall of 2012. The project will include the building of bridges over the turnpike, over Yellow Springs Road, over Atwater Drive and the construction of a culvert and several retaining walls. The construction area will cover approximately one-half mile along the turnpike in three separate Chester County municipalities: Charlestown Township, East Whiteland Township and Tredyffrin Township.

The interchange is expected to reduce traffic congestion at the Valley Forge Interchange (No. 326), at the I-76/Route 202 interchange and on Route 202 itself, and contribute to an overall decrease in traffic on Route 29 in the vicinity of Swedesford Road and Matthews Road, and on Route 401 and Phoenixville Pike, west of Route 29.

Go Green . . . With Tredyffrin’s 1st Eco-Garden Tour

Nine eco-gardeners in Tredyffrin Township will welcome the public in to their backyards this Saturday. The Tredyffrin Backyard Eco Tour will offer an opportunity to see how these community members are gardening in an environmentally friendly way. Living in a sustainable community nowadays is becoming more important as our water and non-renewable resources are becoming scarcer.

The eco-garden tour is Saturday, August 6, 11 AM – 4 PM, rain or shine; tickets are priced at $10. The starting point for the tour is the Tredyffrin Township Library parking lot at 582 Upper Gulph Road in Strafford. Arrive at the library parking lot between 10:45 AM – 3 PM to pick up your ticket and a garden tour map. Homeowners will be available at each of the tour stops to answer your questions. Eco-garden tour chairperson is Cheryl Bittner and is sponsored by the Tredyffrin Township Democratic Committee.

Pennsylvania Ranks #1 . . . but don’t know that residents want this distinction!

Sometimes it’s good to be #1 – to be at the ‘top of the class’, but I don’t know that the following is a distinction that will excite us. A report from the Pennsylvania School Board Association (PSBA) that was just released lists Pennsylvania as the national leader in public school teacher strikes for the 2009-10 school year – 6 strikes over the 501 school districts.

For those that are interested, these are the six districts in Pennsylvania where strikes occurred during the 2009-10 school year:

  • South Butler, strike from September 21 – October 6
  • Saucon Valley, strike from October 14 – October 30
  • Lackawanna, strike from October 29 – November 2
  • Penn Hills, strike from February 2 – February 9
  • McGuffey, strike from March 22 – March 23
  • North Penn, strike April 19 – 27

To give you a comparison, Ohio had no strikes with 612 school districts during last year’s school year. Pennsylvania is one of 13 states in the country which legalizes strike by state employees, including public school teachers.

There’s a state representative Paul Clymer (R – Bucks) who is the minority chair of the House Education Committee who has decided that to make it his priority to outlaw teacher strikes in Pennsylvania. There are currently 2 House Bills and a House Resolution that would either ban teacher strikes in Pennsylvania or further restrict them. State Rep Daryl Metcalfe (R – Butler) introduced HB 2092 which would amend the Pennsylvania Constitution to prohibit teacher strikes and lockouts. HB 1334 introduced by State Rep Doug Reichley (R – Berks) would not ban all strikes by teachers by would require more arbitration and fact-finding.

Rep.Clymer is arguing that the Commonwealth needs to stop teachers’ strikes in a tough economic year because Pennsylvanians cannot continue to pay the real estate taxes of previous years. “Taxpayers are really hard pressed to pay any increase in real estate taxes and we have to find different avenues to balance school budgets,” Mr. Clymer said. “When the teacher contracts become too onerous financially, too much of a burden for the taxpayers we have some serious problems. I’m sure the school boards do their best to come up with equity in the contract [but] everyone has to cut back, government included.” The Democrat majority chair of House Education did not respond to Clymer’s remarks.

Do we think that Paul Drucker and Warren Kampf would come down on party lines on this discussion? Would Kampf side with some of the outspoken Republicans who want to ban public school teacher strikes? And Drucker . . . would he support the right of state employees to strike? Interesting question.

Wilson Farm Park Gazebo Dedicated to Judy DiFilippo!

Yesterday’s threatening sky and a few raindrops was not going to keep members of the community from thanking Judy DiFilippo for her 20 years of public service to Tredyffrin as a township supervisor. Judy had the vision for Wilson Farm Park so it was only fitting that the park’s gazebo was named in Joe Barks, Jack Edson & Jack Trimmer join Judyher honor.

Providing accolades for the occasion was Joe Barks from the township’s newly formed Parks & Recreation Foundation and Jack Edson and Jack Trimmer of the Parks & Recreation Board.

Tredyffrin Township supervisors Olson, Richter, DiBuonaventuro and Kampf joined former State House Rep Carole Rubley, current State House Rep Paul Drucker, Chester County Commissioner Terence Farrell, T/E School Board member Debbie Bookstaber and Assistant Director of Chester County Planning Commission David Ward at the dedication. Public Works Director Steve Norcini, township Parks and Recreation Director Hillary Mallory and township Inspector Mike Pilotti also attended as did several members of the township’s police department. Family and friends joined in the celebration.

The appropriate inscription on the gazebo plaque reads, “Leading by example to make Tredyffrin a better place”. The next time you are Wilson Farm Park, I hope that you take the time to stop by and see the newly named gazebo. An honor well deserved, we thank Judy for her many years of service to our community!

Judy DiFilippo . . . Leading by example to make Tredyffrin a better place!

Reminder: Gazebo Dedication Today @ 3 PM — Please attend as Judy is honored!

‘Leading by example to make Tredyffrin a better place’ describes former township supervisor Judy DiFilippo and are the words chosen as the inscription for the gazebo to be named in her honor, at Wilson Farm Park. The dedication and reception will take place this Sunday, 3 PM at Wilson Farm Park. This special recognition is to honor Judy’s work in creating Wilson Farm Park and also to thank her in a very small way for her 20 years of public service to the township as a supervisor.

My friendship spans 20+ years with Judy and I cannot imagine a more deserving person for this honor. She may have retired from the Board of Supervisors, but her volunteer efforts continue . . . Judy is on the board of the Tredyffrin Historic Preservation Trust and is helping raise the necessary remaining funds for the rebuilding of the Jones Log Barn at DuPortail. Together, she and I will be again co-chair In the Mood, the Trust’s annual fundraiser (Friday, October 22).

I hope that you will take a break from your summer activities and join me at Wilson Farm Park on Sunday afternoon to celebrate a very special person — my friend . . . Judy DiFilippo!

Discount Grocery Store ‘Bottom Dollar Food’ Coming to Philadelphia Area

In catching up on some of the local business news, I was reading about the local grocery market and was interested to read about a new grocery chain coming to the area, Bottom Dollar Food.

We know that Wegmans next step on their expansion plan is King of Prussia (I think the old golf course off Swedesford, correct?) so I was curious if our area would be getting one of these discount grocery stores. Bottom Dollar Food is a discount grocer that’s part of the Food Lion store chain and has said that it will open 21 stores in Philadelphia and surrounding areas, creating 600 jobs. A friend recently visited our new Wegmans and asked management how many employees in that location — yes, 600.

This is a significant expansion for the Salisbury, N.C.-based Bottom Dollar Food, which has 28 stores in North Carolina, Virginia and Maryland. I did a bit of research on the company – they opened their first store in 2005, 5 years ago! They seemed to have discovered a niche market-place by keeping their stores very simple in design. One of the ways they are able to drive the prices down to bargain-basement level is by removing the fancy, expensive displays. Interesting concept given Wegmans over-the-top approach! They keep the isles wide, displays simple and have a color-coding system showing the various levels of mark-downs. Special ‘bargain’ areas in the stores are indicated with color-coded signage. Kind of reminds me of the Syms approach — you read the price tag and the date determines the price. The longer the item remains at Syms, the lower the price.

Bottom Dollar Food will open their first Philadelphia area store in the fall. The president of the Bottom Dollar Food Meg Ham, reports that “Bottom Dollar Food has great potential in the market as we believe it is underserved in the soft-discount grocer arena”. Interesting.

However, the most interesting point of the article was the list of new store locations, including 197 E. Dekalb Pike, Upper Merion (King of Prussia). Short of driving up 202 north and looking for the address, I’m wondering if that is the Genuardi’s store on 202? I looked at all the stores on the list and unfortunately a Chesterbrook location was not on the list. But that poses an interesting question, would people rather see an empty anchor store in the Chesterbrook Shopping Center as opposed to some kind of discount store? Comments . . .

Senator Dinniman Holds Neighborhood Meeting to Provide PA Turnpike Stormwater Updates . . . Great Valley resident Kathleen Keohane attends meeting and shares her notes

Senator Andy Dinniman held a small meeting last night to focus on the PA Turnpike stormwater management issues. He brought together turnpike representatives as well as elected officials and individuals representing various homeowner and associated groups in the area. Kathleen Keohane, a resident of the Yellow Springs/Great Valley section of the township attended and graciously provided the following update notes from the meeting. Thank you Kathleen!

Notes from Great Valley Resident Kathleen Keohane

July 27, 2020

It was State Senator Andy Dinniman’s idea to bring decision-makers from the Turnpike Commission together with representatives of the Township and Tredyffrin‘s civic, neighborhood and environmental groups to discuss the Turnpike’s revised stormwater management plan. This is one part of the overall 6-mile-long road widening design plan that will also include sound walls along most of the roadway.

Major discussion points:

-Stormwater runoff from the turnpike will be controlled at near 100%, even with the now planned 26 foot median. This represents a significant improvement in volume control since the original stormwater plan was presented; Control rates exceed DEP standards and in almost all cases, meet Tredyffrin Township’s more stringent criteria.

– Only 18 properties in Tredyffrin will be affected under the revised plan– with 15 partial ‘takes” and 3 complete acquisitions. Among those three, no homeowner has been forced to sell. This also is a far cry from the original design plan which called for the partial taking of almost 90 properties and the acquisition of 8 homes.

The meeting, held in Keene Hall on Tuesday evening, drew about 50 people. As Senator Dinniman pointed out, “The decision-makers are all here” – including PTC’s head, Joe Brimmeier, Head Engineer Frank Kempf and Project Manager, Kevin Scheurich. State Rep. Paul Drucker attended, as did Supervisors Di Buonaventuro, Donahue and Richter. Representatives from civic, neighborhood and environmental groups were there, as well as several residents whose properties are being acquired by the Turnpike.

Most of the evening’s discussion focused on stormwater problems in the Glenhardie area. This eastern-most section of the 6-mile-long expansion project has proved to be the most challenging given the confluence of roadways, the large amount of impervious cover and the extent of local flooding in heavy rains and damage to Trout Creek.

The Township acknowledged that Turnpike runoff is not the only source of the neighborhood’s stormwater problems, and that a “regional” approach will be necessary – one that will involve the Township, PennDOT, commercial property owners as well as the turnpike.

While Tredyffrin stormwater expert and engineer Steve Burgo readily agreed that the Turnpike’s stormwater plan had evolved to include greater volume and rate control, he felt there was more that could be done at off-site locations.

The acquisition of a small parcel from the Richter property located at the confluence of Old Eagle School, Glenhardie and Walker Roads) was mentioned as was the use of a small piece of land (6.-1 acre in size) at Teegarden Park, near the top of the Trout Creek watershed.

Turnpike Engineer Kempf was firm in the limits of the Turnpike’s involvement. “We do not want to commit to something we cannot control,” he said. Since off-site property is privately held, there is the problem of eminent domain, which “could hold up the Turnpike’s project and add to the cost.”

Though the Turnpike is willing to listen to alternatives, in their view, they have proposed a viable solution that handles 100% of the turnpike’s runoff in the Glenhardie area. Despite some differences regarding what constitutes adequate stormwater mitigation in this area, a spirit of cooperation seemed genuine and all remaining issues appeared solvable as the meeting wound down.

Engineer Pete Goodman, past president of Trout Unlimited and a long-time advocate for maintaining the “exceptional value” of Valley Creek, brought up two areas of concern: that discharges from several of the Turnpike’s proposed detention basins would flow directly into Valley Creek or Wilson’s Run (a tributary) with no volume control. TP Project Manage Scheurich countered that the discharges were not direct in his view and met over 100% of the volume criteria. Both agreed to follow-up with more detailed discussions.

Near the end of the meeting, Supervisor DiBuonaventuro questioned the Turnpike’s decision to build a 26 foot median instead of the 16 foot size previously favored. From his perspective as an EMT – and echoing Police Chief Chambers’ position, a wider left-hand shoulder would encourage drivers to use it for emergencies. DiBuonaventuro believed it posed a danger to emergency vehicles coming to a driver’s aid as well as to drivers merging back into the fastest lane of traffic. Engineer Kempf defended the wider shoulder as recommended by the National Transportation Safety Bureau.

DiBuonaventuro also raised the issue of additional tree buffer having to be cut down to accommodate the extra 5 feet of roadway needed on each side for a 26- foot median. Kempf acknowledged that some additional trees would need to be cut down but promised to work on a property-by-property basis to determine what had to be cut. He pointed out that residents should be pleased that the Turnpike planned to build retaining walls instead of taking additional private property. He also committed to continue monthly Roundtable meetings throughout the entire construction phase so that residents could express their concerns.

Still, as one environmentalist pointed out, building a 26 foot median will require the elimination of 8.2 acres of woods over the length of the expansion in Tredyffrin That’s a lot of trees…..

Another meeting was scheduled for the end of August to continue what proved to be a very informative and useful discussion.

Genuardi’s Closing . . . 3-1/2 weeks and counting . . . Questions Remain

Many of us have been distracted by the excitement of recent opening of Wegmans grocery store. However, in about 3-1/2 weeks, the Chesterbrook community and its neighbors (me included) are going to be faced with the stark reality of the closing of Genuardi’s grocery store. Citing economic reasons for the closing by the owners of the store (Safeway), the announced closing date is August 21.

Last month when I discussed Genuardi’s closing and the effect that it might have on the Chesterbrook community, it was met with some criticism. But I think over the last 30 days since the owners announced the store’s closing, the impact of the closure has begun to set in; there has been a growing concern by members of the Chesterbrook community relating to several issues. For those residents living in Chesterbrook that do not have access to cars, Genuardi’s closing may present a negative impact on their health and economy without easy access to a local full-service grocery store. I have received several emails from retirees who depend on Genuardi’s (and also the drug store which is rumored to be the next to close) for their shopping needs as well as medical needs.

I know some bristled when I questioned whether a large empty store in a shopping center could have an adverse affect on local housing values. From a long-range standpoint, it would probably be a reasonable guess that an empty anchor store in a residential community shopping area is unlikely to ‘increase’ the value of neighboring properties. We can hope that the shopping center continues to be completely maintained while the space remains vacant and available for lease.

In addition to concern about the loss of a convenient Chesterbrook grocery store and the effect that Genuardi’s closing may (or may not) have on property values, there has been an undercurrent of scuttlebutt on the overall future of the shopping center (not just the grocery store space). I received the following email this morning, which prompted this post:

Good morning Pattye,

I found your June 22nd article about the Genuardi’s closing very informative. I sent it to a friend of mine who remains insistent that the Shopping Center has been sold to a developer who will be turning it into some kind of retirement center. I tried to google that info but came up empty. Can you offer a definitive answer to this issue? There is a dinner bet at stake…lol.

Thanks.

Rumors continue to swirl that Chesterbrook Shopping Center has been sold to a developer and the property will be re-designed as a retirement center. At the July Board of Supervisors meeting, township manager Mimi Gleason was questioned about this rumor. Her response was that she knew of no sale of the property, and further stated that the township had not been approached with a proposed land development project for the property.

I contacted the leasing agent for Chesterbrook at Centro Property but my call has not yet been returned. Their website indicates that Genuardi’s space of 38,502 sq. ft. is available for lease. I reviewed the floorplan of Chesterbrook Shopping Center on Centro’s website and counted the total number of rental units in the Chesterbrook Shopping Center as 42 separate units. I then counted those units that are indicated as ‘available for lease’ and the number was 19. Nearly one-half of the available units in the shopping center are now available for lease, including Genuardi’s. With the addition of Genuardi’s grocery store to the list of ‘available for lease’ units in Chesterbrook Shopping Center, my guess is that greater than 50% of total square footage in the shopping center is now empty.

With an approximate 50% occupancy rate in Chesterbrook Shopping Center (after Genuardi’s closes) I think that there is need for real concern. For those of you who live in one of the villages of Chesterbrook, how do you feel? Where does the Chesterbrook Civic Association stand on this? Is there any kind of pro-active movement by the residents to help turn the commercial area of Chesterbrook around?

SEPTA No Longer a Numbers Game . . . And We Lose Our ‘R’ . . . Effective Sunday, July 25!

In less than 24 hours, our regional rail numbers will disappear forever. Yes, starting Sunday, July 25, all regional rail lines will be renamed after their end destination. SEPTA will no longer be a numbers game so we lose our ‘R’ and our ‘5’. Our R5 will become the Paoli/Thorndale and Doylestown lines . . . R6 Norristown line will be renamed the Manayunk/Norristown line, etc. etc..

Philadelphia visitors, tourists and new riders claim that the regional rail ‘R’ system was confusing and people have been known to get on the train going the wrong direction but still . . . I’m going to miss our ‘R’ and our ‘5’.

The regional rail is also getting a color change. Trains will be designated by a blue/gray color, instead of their separate colors for each line. I thought it was easier to read the Center City transit maps by following the color-coding! But wait, there’s more change on the tracks.

They’re also making some schedule changes for regional rail including a makeover to the timetable schedules; presumably making them easier-to-read. The designations will be abbreviated with three letters and all schedules will have a name reference box.

To make it even easier to get on the right train, the display signs on the regional trains have also experienced a makeover to show the direction the train is traveling. Our ‘R5 Paoli’ display sign will have a ‘Center City to Paoli’ sign starting tomorrow. Conductors will change display signs to show the outbound destination of their trains when they enter Center City.

I’m not suggesting that SEPTA commuters should panic come Monday morning. In fact, officials from SEPTA are not expecting the changes will impact the regular rider because their commuting routine does not depend on the SEPTA signage. In fact, there will be customer service agents around to hand out new schedules and answer questions during the transition.

Say your goodbyes to the R5 today. . . starting tomorrow, it will be no more.

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