Pattye Benson

Community Matters

Removal of Wawa and Apartment Building from Richter Development Plans

March 8, 2012
8 Comments

Still in the early stages of discussion, we do not know where the proposed Trout Creek Overlay District zoning ordinance change and the development of the Richter property will ultimately end. My last post contained details from the long public hearing and as part the follow-up, the potential developer Joe Duckworth met with a small group of nine local Glenhardie community members. To assure transparency and to allow maximum community input, other interested residents were invited to attend the meeting held at the township building.

Many of the resident comments at the public hearing focused specifically on the ongoing township stormwater issues. The Trout Creek Watershed Overlay District ordinance would permit additional redevelopment usages on large properties in the Trout Creek Watershed in exchange for much-needed stormwater facilities help. As follow-up to the public hearing, there is a community meeting Thursday, March 8, 7 PM to discuss stormwater and flooding problems along Trout Creek – Township Engineer Steve Burgo will present the township’s 2010 study of the watershed and recommendations for improvement. The public hearing for the proposed zoning ordinance amendment continues at the next Board of Supervisors Meeting, Monday, March 19 at 7:30 PM.

Beyond stormwater issues, there was much discussion about the possibility of a Wawa or a large apartment complex that the proposed zoning ordinance would permit. Some of the residents asked specifically that ‘retail with accessory gas’ and ‘apartment house’ usage be removed from the zoning ordinance amendment language of the Trout Creek Watershed Overlay District.

For those opposing a Wawa or apartment building on the Richter property, there is good news to report!

The proposed developer for the project, Joe Duckworth, contacted me for an update. As I said in my last post on Community Matters, “I have found Duckworth to be very community-minded and responsive to all questions and concerns related to the development of the Richter tract” and this continues to be the case. Duckworth explained, that based on the community input at the public hearing, he immediately reached out to the Board of Supervisors to suggest that the gas station and apartment building usage be removed from the proposed zoning ordinance amendment for the Trout Creek Watershed Overlay District. Those usages will be removed in the revised amendment and Duckworth presented this new information to the residents at the follow-up community meeting. For the record, Duckworth says that a Wawa was not a consideration by Arcadia Land Company for the Richter property.

With Wawa and apartment building out of the proposed zoning ordinance change, the majority of the 30-35 Glenhardie residents who attended the community meeting, are OK with the Richter development plans for carriage houses and townhouses. But what’s the saying about not being able to please all the people? Duckworth explained there remain a couple of residents who are opposed to development project regardless of the removal of the Wawa and apartment building.

We discussed Duckworth’s plans for the Richter site; carriage houses and townhomes sound like they could provide a great option for Tredyffrin residents, particularly for those wishing to downsize for their large single-family homes but remain in the community. The carriage house concept with the master bedroom on the first floor has become a popular feature sought among the retiring baby boom generation. I have heard of several local residents who are already planning a move when the carriage homes are built.

According to Duckworth, the total number of carriage houses and townhomes in the proposed development will be around 120, although the breakout between the design types is not known at this time. Pricing for the carriage houses will probably be mid-$500K and townhouses in the $400K range. Duckworth confirmed that the entrance to the project would be Old Eagle School Road not Walker Road. With entrance to the proposed development off Old Eagle School, I voiced concern for the Valley Friends Meeting cemetery, which could be close to the new driveway. Duckworth reassured me that he was very aware of the situation and appropriate buffering and landscaping would be included in the plan to protect the cemetery.

The Richter property was one of 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 basin and Duckworth confirmed that his Richter plan sets aside 8 acres for the basin. According to Duckworth, the cost for the township to construct this large stormwater basis 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 absorb these stormwater costs.

Without a Wawa or an apartment building in the Trout Creek Watershed Overlay District zoning ordinance amendment, the continued public hearing on March 19 will probably be less contentious. Although the Richter land development project is only in the early stages of the planning process, it looks like a community-minded developer may be the key to its success.

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Understanding the Trout Creek Overlay Ordinance … More Complex than a Wawa or an Apartment Building

March 1, 2012
19 Comments

I attended Monday night’s marathon 3+ hour public hearing and Board of Supervisors meeting. The main event of the night was the public hearing and resident comments in regards to a zoning ordinance amendment that would develop a Trout Creek Overlay district. (Here is a link to the meeting video).

There was much to take in from the meeting and I have struggled to ‘wrap my head around’ the details of the proposed zoning ordinance amendment, affects the development project and storm water improvements may have on the community, misinformation and a degree of confusion among some residents. Part of the confusion about the project is in the labeling – although the township information refers to it as the ‘Trout Creek Overlay’ proposal, the problem is that unless you attend Planning Commission meetings, local residents may not have initially recognized it was the ‘Richter’ tract and its possible development was discussion.

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. R-1 zoning permits single-family homes and with special exception house conversion to multi-family dwelling. The Professional zoning district permits office or professional buildings.

The proposed zoning ordinance amendment to develop an overlay district in the Trout Creek Watershed is more than just about the development of the Richter tract; although the Richter tract is the largest undeveloped property in the Trout Creek Watershed. As the economy improves, there may be opportunities for future redevelopment projects in the township. Therefore, this proposed zoning ordinance amendment change could be used elsewhere in the Trout Creek Overlay district as an incentive for developers.

As an example, we recently learned that the US Postal Service will consolidate postal services and the Southeastern PO distribution center will close in May. The Southeastern PO location could become a future redevelopment area that might benefit from the proposed zoning amendment. Click here to see the Trout Creek Watershed map and what areas would be potentially affected by the proposed zoning ordinance.

The reasoning behind the creation of a Trout Creek Overlay district is to provide for public stormwater improvements on development projects in the Trout Creek Watershed district. (Area as identified on the Trout Creek Watershed map).

Back to the Richter property — this appears to be the guiding force behind the proposed zoning ordinance amendment. The way I see it, there are four major groups of players in this specific development project – the developer Joe Duckworth and Arcadia Land Company, the Glenhardie area residents, township Planning Commission and Board of Supervisors.

Anyone living in Tredyffrin, knows that there are major stormwater issues all around the township and those problems are long-standing. In addition, the township has been working on solutions to the flooding problems in the Glenhardie area for years. The challenge for the township is that a number of large properties are needed for stormwater management facilities that would hold back runoff during heavy rain, thereby reducing the volume of water downstream into Trout Creek. However, the real problem is how to come up with long-term solutions, particularly in an economy where money is not easily available.

If the township does not have the necessary resources for stormwater management, and if the residents are not interested in paying increased taxes … what is the solution for stormwater problems? One idea is to offer incentives to developers in exchange for increased stormwater management components in their land development projects. I believe it was that specific objective, which drove the Planning Commissioners to create the proposed Trout Creek Overlay zoning amendment. To be clear, I do not think that the proposed zoning amendment was some kind of quixotic effort on the part of the Planning Commissioners to encourage a specific development project. But rather the Trout Creek Overlay zoning amendment was a time-consuming, thoroughly discussed plan to encourage development but to also aid in stormwater management.

As an aside to the Planning Commission process to develop the Trout Creek Overlay zoning amendment, is the Richter property developer – Joe Duckworth and Arcadia Land Company. Attending various Planning Commission meetings, I have found Duckworth to be very community-minded and responsive to all questions and concerns related to the development of the Richter tract. However, those discussions were about carriage homes and/or townhouses on the residential parcel of the Richter property.

In reviewing their website, Arcadia Land Company has developed some beautiful residential properties – places that would be very well suited for Tredyffrin Township and our residents. Arcadia Land describes their company as “Town Builders and Land Stewards”, and further states, “Arcadia’s approach to town building has been influenced by the New Urbanism and the conservation development movement. New Urbanism is a movement that promotes compact, walkable, mixed-use neighborhoods as a positive alternative to low-density, automobile-oriented, single-use development. New Urbanism supports both the revitalization and expansion of existing centers as well as the creation of new neighborhoods.”

Obviously, this wonderfully progressive planning language also needs to be tempered by local community and the resident’s needs (or desires). My sense is that many of the local Richter property residents could accept (maybe even embrace) a beautiful carriage house/townhouse community. What a great option for residents who want to downsize from large homes but continue to live in Tredyffrin! Moreover, according to Duckworth, this project would include a costly and involved stormwater plan that would contain a 6-8 acre stormwater basin. It should be noted that the stormwater issues in Tredyffrin are dramatic and it would be an overstatement to suggest that the Richter tract development would completely ‘fix’ the Trout Creek stormwater issues. But an improvement, nonetheless.

However, enter the proposed Trout Creek Overlay zoning amendment change, and the beautiful carriage house/townhouse community concept planned for the Richter tract takes a back seat to the possible commercial use of the ten acres currently zoned ‘professional’. The proposed zoning change would extend the usage of this parcel to include retail stores with accessory gas (Wawa) and apartment buildings, among others.

Herein lies the problem – many of us have a vision of a huge Wawa facility, like is found on Rt. 29 in Malvern. However, the Wawa site was built in a field next to Route 202 versus a residential location. As was pointed out at Monday’s meeting, these multi-function gas stations are the real estate model for Wawa. Rationalizing that perhaps Wawa would consider some small residential-friendly gas station instead of a commercial giant, I was willing to wait for the project design. But when I heard there was discussion of possibly building a 250-unit apartment complex on the 10-acre site, there was no way that I could support that concept. For one reason, our school district simply cannot bear the number of additional students such a project could represent. In a letter presented to the Board of Supervisors on Monday night from the T/E school district, they said just that – they could not afford to have the additional students in the district from a large apartment complex.

The stretch of Old Eagle School Road between Swedesford and Walker Rds is short but significant — home to Valley Friends Meeting and their cemetery. Lewis Walker, one of the earliest settlers in Tredyffrin, and one of the founding members of this Meeting, left to Friends in the Valley the 18th century property on which his family burial ground was located, now the burial grounds of Valley Meeting. Several members of Valley Friends Meeting attended the public hearing and presented a poignant history of the building and the cemetery. The Valley Friends Meeting presents another reason for us to pause as we consider appropriate development for that area.

Whether the proposed development for the 10-acre corner site is a Wawa or an apartment building, the concern from the Glenhardie neighbors goes beyond a NIMBY (not in my backyard) attitude. Their concerns about additional traffic in the area are real. Then there is the issue about stormwater management – is the neighborhood helped more from an 8-acre stormwater basin or hurt more from the development of the property? Some local residents suggest that as the Swedesford Road corridor between Gateway and the new Wegmans has developed, so has the stormwater problems.

I would ask for some kind of middle ground on this project – understanding that the Richter tract is a premier building site and that the owners of the property have rights, should we not also show consideration for the Glenhardie neighbors, Valley Friends Meeting and what is best for the entire community, including the school district.

In closing, I want to address the Board of Supervisors and how I view their participation in this process. I understand how upset many in the Glenhardie area are over this proposed zoning change for the Richter property. I live in the Great Valley but my husband and I have owned an investment condo in Glenhardie for almost twenty years, so I have more than a passing interest in this project. As a Glenhardie condo owner, I know first hand the Trout Creek stormwater issues and the ongoing attempts to resolve the water problems.

But upon reflection of Monday’s public hearing, I feel compelled to defend the supervisors. It was apparent by some of the resident’s comments, that there are those that think the supervisors have made some kind of ‘backroom deal’ with Duckworth with regards to the development of the Richter property. If you believe that has happened, I would suggest that you are incorrect.

It was the Planning Commissioners who wrote the proposed Trout Creek Overlay zoning ordinance and submitted it to the Board of Supervisors for review. I am not suggesting that the supervisors did not talk to Duckworth – some probably have, as well as Mimi Gleason and Steve Burgo. In fact, supervisor Mike Heaberg often attends Planning Commission meetings where Duckworth attended. But folks, there is a difference between supervisors having individual discussions with a developer versus the suggestion that some kind of backroom deal has been made. Chair Michelle Kichline’s response to some of the resident’s accusations was measured but absolute; no deal has been made between the Board of Supervisors and Duckworth. And I believe her.

However, maybe Phil Donohue, the middle district supervisor could, have lessened some of the confusion of Monday night, with a better resident outreach program. At-large supervisors (Michelle Kichline, Kristen Mayock, EJ Richter, and Mike Heaberg) have a township wide responsibility versus the district supervisors (John DiBuonaventuro, Paul Olson and Phil Donohue) who are elected and represent residents in a specific area of the township. Not that the district supervisors should not be involved in township wide issues; but they should have specific focus on the western, middle or eastern districts, which they represent. Perhaps some of the circus-like atmosphere of Monday night could have been avoided (or at least lessened) with an ongoing dialogue between residents and the middle district supervisor Phil Donohue. I look forward to better communication in the future.

Before any decisions or votes can be taken, there is obviously going to be much more public discussion about the Trout Creek Overlay zoning ordinance and the Richter tract and its development. As suggested, there will be a community meeting on Thursday, March 8, 7 pm in the Tredyffrin Township Building to discuss stormwater and flooding problems along Trout Creek. Stephen Burgo, Township Engineer, will present results of a 2010 study of the watershed and recommendations for improvements.

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Will Latest School Gun Violence in Ohio Make a Difference for PA House Bill 1523?

February 29, 2012
7 Comments

Today in Ohio, there are families making funeral arrangements for three children who died at the hands of another high school student allegedly using a semi-automatic gun stolen from an uncle’s home. This senseless tragedy once again points to why this country needs stricter gun control laws.

Young lives lost and families forever changed. Where is the outrage over this latest school shooting and national demand for stricter gun legislation? How many of our children have to die because of handgun abuse and assault weapon ownership? Yet, the pro-gun activists will continue to argue against any laws that may place regulation on their gun ownership; defending their firearm rights at all costs.

Will the tragic shooting at Chardon High School– which left three teenagers dead and two others hospitalized – encourage gun reform in America? Doubtful. For a few days as the shooter’s motives are analyzed, his childhood reviewed and his family scrutinized, there will be national attention and a renewed debate overAmerica’s gun laws.

For those of us that want stricter gun controls in this country, we can hope that the national discussion will lead to change, but as we saw in the aftermath of the high-profile shooting of Rep. Gabrielle Giffords, that probably will not happen. Although gun-reform legislation was introduced in Washington in the wake of Giffords shooting, it was never considered.

Do we really believe that is what our founding fathers had in mind when they wrote the second amendment of the US Constitution? The amendment was designed to protect the right of the people to keep and to bear arms but could the writers have imagined the America of 2012? A country that protects the rights of Americans to own semi-automatic guns and assault weapons.

In a couple of weeks, our state house legislators will have the proposed PA House Bill 1523 on their agenda for discussion. HB 1523 would penalize cities and towns across Pennsylvania for their commonsense reform that supports keeping illegal guns off the streets. As amended, proposed HB 1523 legislation grants legal standing to the NRA, allowing the pro-gun organization to sue local municipalities with lost-or-stolen gun legislation, just like individual gun owners.

Illegal guns should to be off the streets of America– lost or stolen guns need to be reported. This week, a 17-year old shooter in Chardon, Ohio used a stolen semi-automatic gun to kill three high school students. Our children should be safe in their schools. According to Kid Shootings, over 3,000 kids are killed annually by gunfire and 17,500 are injured . . . every day eight children die from gunshot injuries in this country. Where else in the world does this happen – only in America.

Will the latest school gun violence in Ohio, make a difference in the minds of Pennsylvania legislators as they review proposed House Bill 1523?

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Boy Scout’s video of Paoli … Hometown challenges as seen by our children!

February 27, 2012
3 Comments

Down around the corner
A half a mile from here
You can see them long trains run
And you watch them disappear
Without love
Where would you be now
Without love . . .

~ “Long Train Running”, Doobie Brothers

“Long Train Running” is a song written by musician Tom Johnston and recorded by The Doobie Brothers in 1973. Four decades later, the song provides the background music for a special video produced by a talented 12-year old township resident. A seventh grader at Valley Forge Middle School, Michael Pacca is the son of Bob and Tara Pacca and lives in Paoli.

Michael is a Boy Scout and a member of Paoli Troop 1; one of the oldest Boy Scout troops in the United States and the oldest continuously active troop. Originally founded in 1911, out of the Church of the Good Samaritan in Paoli, the troop has since moved to 20 acres in Wayne.

As one of the steps to becoming an Eagle Scout, Michael worked on his Citizen in the Community merit badge. The final of eight requirements for this merit badge, Michael needed to:

“Develop a public presentation (such as a video, slide show, speech, digital presentation, or photo exhibit) about important and unique aspects of your community. Include information about the history, cultures, and ethnic groups of your community; its best features and popular places where people gather; and the challenges it faces. Stage your presentation in front of your merit badge counselor or a group, such as your patrol or a class at school.”

Boy Scout merit badges give scouts the opportunity to investigate around 120 different areas of knowledge and skills. The merit badge program plays a major role in the scouting advancement program and participation can begin as soon as a scout registers with a troop. Each scout can explore topics from American Business to Woodworking as he has interest. To reach Eagle rank, a scout must complete at least 21 Boy Scout merit badges listing them in his handbook, 12 of which come from the Eagle-required badge list – the Citizen in the Community merit badge is on the required list.

To fulfill the Citizen in the Community merit badge requirement, Michael created a video about his hometown – Paoli. Michael spent several hours taking photos of Paoli and the surrounding area, and then created a video with the music ‘Long Train Running’ as the backdrop. After watching the video several times, it is clear that Michael not only accomplished the assignment but also far exceeded the requirements in level of quality and creativity.

Michael’s video is important on a number of levels; it highlights the talents of a creative young mind and fulfills a requirement for a wonderful organization, Boy Scouts of America. However, beyond that, this is a video that I encourage everyone to watch. It may be only four minutes long but as the music fades out, there is such poignancy to the photos as seen through the lens of young man’s camera.

The condition of the train station and the vacant storefronts do not escape the eyes of our children . . . this is their hometown.

I was struck how Michael accurately captured the “challenges that the community faces” in his video. When asked what he thought was the ‘greatest’ challenge facing Paoli, his response, the “train station”. What businesses would Michael like to see filling the empty storefronts along Paoli’s Lancaster Avenue – a movie theater and an ice cream store! A 12-year old response but an answer that many of us could agree with.

A budding movie maker and a talented musician, Michael chose the Doobie Brothers background music himself, thinking that the ‘Long Train Coming’ song just suited Paoli and its train station.

I was overwhelmed by Michael’s photography skills … the depth in the images and a gift for composition and perspective that truly belies his young age. In fact, I was so impressed by his talents that I signed him up as one of the official Paoli Blues Fest photographers – he then tells me that he can create a blues fest video from the photos! What a great kid!

Michael plans to continue making movies – he and his friends have future ideas for making other videos, including scripts, costumes, props, and sound effects. Based on this and other videos that I have seen by Michael, all I can say is Steven Spielberg had better watch out!

Michael Pacca of Paoli, PA – video click here.

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Assisted Living Facility . . . A Good Fit for a Decaying Former Catering Business

February 25, 2012
5 Comments

Since attending this week’s meeting between the developers for the Jimmy Duffy’s project and the neighbors, I have received a number of calls and emails. Some township residents have thanked me for my support and “thoughtful’ articles while others have questioned ‘why’ I am involved; reminding me that it is not my backyard. Several attendees of the meeting called or wrote to say that my account of the meeting was accurate but I also received remarks that I did not provide a balanced view of the redevelopment plan.

First, I have to accept that I will never please everyone. That said, Community Matters represents my thoughts and opinion of an issue; I am not a paid newspaper reporter nor do I receive any revenue from advertisers. Whether it is attending a community meeting for a proposed redevelopment project, a facilities subcommittee meeting of the school district, or responding to a resident’s email or phone call asking for my help – it’s just what I do, whether it is my backyard or not.

As for the proposed redevelopment project for the Jimmy Duffy’s site – let me re-state clearly, that I support Capital Health Services proposal for a residential care-assisted living facility at this Lancaster Avenue location. I understand that there will be many opportunities for public discussion as this project moves through the extensive planning and township approval process. It is assumed that all issues or questions from neighbors concerning traffic, lighting, trash removal, landscape buffering, etc. will be addressed as the plans progress.

At the meeting, a question arose as to how an assisted living facility would affect local property values. Based on one resident’s account of theft of copper from the old catering building and observations of vagrants around the property, I think this proposed redevelopment project would add favorably to the real estate values of neighboring residential properties.

As I told one resident after the meeting, unlike a fast food restaurant or a typical office building, an assisted living facility will need to have upscale, resort-type landscaping to increase the curb appeal and desirability for prospective tenants. Another advantage to the local residents is the proposed project will include increased storm water management requirements.

Answering a question about the resident rental rates for the proposed facility, the developer indicated the cost at $4-9K per month, depending on size and whether single or double occupancy. I don’t know what these kind of units generally rent for in the area, but this sounds very upscale and will certainly attract the kind of residents that we would all like to have as neighbors. In addition, there is the extra bonus of bringing in a population that is not likely to disrupt the current local residential community.

I still stand behind my previous articles on the Jimmy Duffy redevelopment project. As I indicated, there have been discussions with the township in regards to this project and presentations to the Planning Commission dating back to September and October of last year and to the Board of Supervisors as recently as last month.

An assisted living facility is an excellent use for the old Jimmy Duffy building and would be a welcomed replacement for the decaying former catering building. In addition, a residential care option would provide a way to utilize this property in a way that still brings a residential flavor (versus commercial) to the neighborhood. However, to maximize the potential for a successful redevelopment project, it is very important for the developer to keep those most affected by the proposed project – the residential neighbors – fully engaged and informed in all aspects of the process.

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Which came first, the chicken or the egg?

February 24, 2012
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Attending last night’s meeting between the Daylesford Neighborhood Association and the developers of the former Jimmy Duffy’s catering site was interesting. Representing the applicant for the project was Gerard Farrell, partner and general counsel for Capital Health Services along with the project’s attorney Denise Yarnoff and the developer Ed Morris of Morris Realty Advisors.

For the first hour plus, most of the 50+ neighbors listened intently as Ed Morris spoke of the planned redevelopment project, a residential care – assisted living facility. Morris repeatedly described the project as ‘beautiful’ and presented an aerial view of the proposed structure, the parking, neighboring buildings – the Vetcare on one side, a large office building on the other side and to the rear the Larkin’s residential property.

The focus of the questions was primarily centered on traffic concerns. Although Morris attempted to assure the residents that traffic from the proposed assisted living facility would enter and depart from Lancaster Avenue, many in the audience were not believers. From the rear of the Duffy property, there is an emergency exit onto Pennsylvania Avenue, which residents report is routinely used by employees of the adjacent office building. Pennsylvania and Glenn Ave. are quiet suburban township streets and residents suggest that there will be increased traffic due to shift changes of the workers employed by the assisted living facility.

In addition to the traffic concerns and the suggestion that perhaps, that Pennsylvania Avenue could somehow be blocked for use by the assisted living employees, other concerns surfaced including privacy issues, lighting, height and size of structure, parking, trash and trash removal, landscaping, etc. For the most part, the representatives for the proposed redevelopment project, did a good job of explaining and convincing the residents that they were listening to their concerns and delivering assurance that they will ‘work’ together with the neighbors for satisfactory solutions.

As I said, for the first hour plus, the presentation was going well and I thought most people were buying in to the project. I thought Morris sincere in his response to resident’s questions and concerns. In fact, satisfied by what they had heard, some residents began to leave the meeting. About this time, Trisha Larkin (the neighbor whose property is closest to this proposed redevelopment project) makes a statement that suggests Morris has not been entirely forthcoming or upfront with residents; and that this proposed redevelopment project has been going along for sometime without their knowledge. Morris would have been well served to say nothing but unfortunately, he decided to spin the story, claiming that a recent article [Community Matters] was incorrect and that he had not been to the township in regards to this project, etc.

I have never met Ed Morris and he obviously does not know who I am but there was no way I was going to sit there and let him suggest that I somehow misrepresented the redevelopment project in Community Matters. I explained to him and the audience, that I was the writer and that the information contained in the article was entirely accurate. The quotes contained in the article came directly from the meeting minutes of September and October 2011 Planning Commission meetings and the January 2012 Board of Supervisor meetings, which indicate discussion of the Jimmy Duffy redevelopment project and presentation of sketch plans. (If you click on these links, you will see that the redevelopment project was formally presented to the Planning Commission along with sketch plans – the meeting minutes speak for themselves.)

This twisting or stretching of the facts by Ed Morris is obviously what has troubled the Larkin’s, and probably the reason that Trisha Larkin took up the cause to inform her neighbors of this project. In a matter of a couple of minutes, I went from completely supporting Ed Morris and his redevelopment plans, to fully appreciating the concerns of the neighbors.

For the record, I support an assisted living facility as a good use for this site, especially given all the far more invasive types of buildings that could go there, fast food, restaurant, bar, etc. I just wish that the developer had not turned a positive meeting with the neighbors into a situation that left me questioning his sincerity.

As I said yesterday on Community Matters, to maximize the potential for a successful redevelopment project such as what is being suggested for the Duffy site, it makes good business sense for the developer to engage and get ‘buy-in’ from those most affected – the neighbors. What I should have added is that this ‘buy-in’ from the most affected – the neighbors, needs to be with honest and open discussion from the developer.

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Jimmy Duffy Redevelopment Project … Assisted Living Facility

February 23, 2012
2 Comments

The old Jimmy Duffy’s catering facility has sat empty on Lancaster Avenue in Daylesford for several years. It is an odd-looking building that previous owners added on to as their catering business grew.

Wedged between the Paoli Vetcare and a large new office building, the Duffy property has seen its share of redevelopment interest over the years. Back in 2006, Arc Wheeler proposed a townhouse community, ‘Station Square’ that would stretch along Route 30 between Glenn Avenue and Longcourse Lane in Daylesford. The plan was to take fourteen existing single-family homes plus Duffy’s and turn them into 150+ residential units plus retail space. The plan created much backlash from the local Daylesford homeowners and many heated discussions, the developer decided against further pursuit of that project.

Since Arc Wheeler’s redevelopment plan for the Duffy property, several years went by without any new suggestions for the site. Then last fall, I was at Planning Commission meetings in September and October when a sketch plan for the property by the applicant, Capital Health Services was presented. The plan would redevelop the former banquet hall into a residential care – assisted living facility. For the record, the September and October 2011 Planning Commission meeting minutes indicate that the applicant had spoken with Daylesford neighbors of the Duffy property.

As explained at the Planning Commission meeting in October, the proposed assisted living facility would require a zoning ordinance change. The current C1 zoning district of the Duffy property does not permit an assisted living facility nor does it allow for a 5-story structure. The interesting point is the Planning Commission minutes in October reflect the following, “Denise Yarnoff, Esq., representing the applicant, stated that the applicant had met with neighbors of the proposed facilities and the project type and proposed building heights have been well-received.”

On January 3, 2012, the township supervisors received an update on the Duffy property from a Planning Commission representative on the proposed redevelopment plans for a 5-story assisted living facility. The January Board of Supervisor meeting minutes reflects the following, “The developer has had favorable response from the neighborhood behind the site and has not received any neighbor opposition.” The minutes also state that supervisor “DiBuonaventuro added that there have been no negative comments or resistance from the community for this proposal.

I remember thinking as I attended the fall Planning Commission meetings and the January Board of Supervisor meeting that it was surprising that no Daylesford homeowners attended either to show support for the project or to voice concern. How was it possible that the local Jimmy Duffy neighbors who had loudly opposed the townhouse project a few years ago, were now quiet and accepting of the proposed plans and required zoning changes? Well, the answer is that until about three weeks ago, many of the Daylesford homeowners had no idea of the Capital Health residential care – assisted living project.

As this redevelopment plan has moved through the Planning Commission and to the Board of Supervisors for discussion, at least some of the immediate neighbors to the project were not notified; although the project applicant and their attorney stated otherwise. Not only was it stated that the neighbors were notified, the applicant gave the impression that the neighbors were supportive. Although at both the Planning Commission meetings and the January Board of Supervisor meeting, it was stated that neighbors were contacted and the project had their support, I have received emails and phone calls from members of the Daylesford Neighborhood Association that would say otherwise.

I am a proponent for redevelopment and certainly Jimmy Duffy’s vacant building, now owned by the bank, is a prime location for such a project. To maximize the potential for a successful redevelopment project such as what is being suggested for the Duffy site, it would make good business sense for the developer to engage and get ‘buy-in’ from those most affected – the neighbors.

Because the existing support (by the neighbors) for the Duffy redevelopment project may have been somewhat ‘stretched’ by the applicant and his representatives, the neighbors are now upset and do not understand how the project could be so far along without their knowledge. A zoning ordinance change requires notification to local neighbors but proposed plans to the Planning Commission do not. (It should be noted that a residential care – assisted living facility is not currently a permitted use in C1 zoning district.)

The neighbors have many questions about the proposed facility and zoning change – height of building, footprint of the structure, lighting, screening, traffic, etc. As an example of the frustration, the Larkins home on Pennsylvania Avenue sits directly behind the Jimmy Duffy site and the owners were never notified of this project. A few trees and a splint rail fence is all that separates the Duffy building from the Larkins property. Last summer the Larkins added a swimming pool to their backyard, which may now by in the shadow of this proposed large assisted care facility. It is easy to understand their concern if this redevelopment project has patient windows overlooking their family backyard activities.

But this is not just about one family, and their possible loss of privacy. The project needs to be fully vetted by the community members that will be most affected by the proposed zoning change required in this redevelopment project. It’s not to say that the project cannot move forward but it needs to be with the full knowledge and understanding of the plan by the Daylesford homeowners.

Ed Morris of Morris Realty Advisors, developer for the proposed Jimmy Duffy redevelopment project is meeting with the homeowners and interested members of the public tonight, 7-9 PM at the Carriage House at the Upper Main Line YMCA.

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An update on the C1 zoning district change that would be required to permit a 5-story building at the Jimmy Duffy site — It is my understanding, that Ed Morris has notified one of the Daylesford homeowners that he is reducing the height of the proposed structure to comply with the current C1 zoning height restriction.

The initial proposal indicated the structure having four stories in the front (Lancaster Ave) and due to the slope of the property, five stories in the rear. The communication from Ed Morris to one of the neighbors indicates that he has “eliminated a floor’ which is assumed to mean four stories in the back (the side that impacts the neighborhood) and three stories in the front (Lancaster Ave).

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The Revolution in Chester County. . . Technology Helps Shed New Light on Local History

February 22, 2012
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History Buffs . . . Don’t miss this opportunity!

“A Fortnight in Chester County:
The American Revolution in our own Backyard”

~ with Sean Moir, Guest Lecturer

Thursday, February 23

Lecture: 7:00 PM

Tredyffrin Public Library
582 Upper Gulph Road
Strafford, PA 19087

Cost: Free
Info: 610.688.7092, ext. 206

What can technology tell us about the troop movement through Chester County during the Revolutionary War?

Follow the movements of the British and American Armies, hour by hour, through the Battles of 1777 – A unique electronic map brings the battles of Brandywine and Paoli to life!

Sean Moir, Chester County GIS analyst and historic researcher, will present an animated map of Revolutionary War troop movements in Chester County and Tredyffrin Township as part of the Fall Trust lecture series. The lecture will discuss the multi-award winning county project, sponsored by the National Park Service and the American Battlefield Protection Program (ABPP), which included the researching, mapping, and animating of the 1777 Philadelphia Campaign conflicts, specifically the Battle of Brandywine and the Paoli Massacre.

A Tredyffrin Township resident, Sean combined his software and GIS skills with his personal interest in history to create groundbreaking animated battle maps which he has presented to audiences across the region. In addition to the military element, the project included heavy emphasis on mapping the cultural landscape of the 18th century upon which the fighting and marching occurred. The research helped to produce an 18th century road map of the region. With the help of countless volunteers, the project is driving the completion of fourteen municipal historic resource surveys for the Chester County Historic Resource Atlas project.

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Devon Petitions: Where do we go from here?

February 21, 2012
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I attended the Devon Petitions town hall meeting last night. Organized by Sean Moir and Rich Brake, 34 residents attended, including elected officials — State Rep Warren Kampf, township supervisor Mike Heaberg and school board director Anne Crowley (in addition to school board director Rich Brake).

The basis for the Devon Petitions: Community Solutions for a Better Tredyffrin was a four question on-line survey. Moir and Brake offered that they received 114 responses to their survey. The four questions were broad in their scope. On the township side, the questions asked responders (1) to list recommendations for stimulating economic growth and (2) what did they consider the greatest challenges for long-term economic growth in the township. On the school district side, the survey asked responders to (1) list recommendations for improving student achievement and (2) the greatest challenge to improving educational quality in T/E.

Moir presented the responses to the township side of the survey and Brake presented the responses for the school district questions.

For the township side of the survey, Moir presented the list of responses to the two questions.

Question: Revitalizing the local economy of Tredyffrin Township in these tough economic times is a top priority for our community. Please list your top two or three concrete recommendations that will stimulate economic growth without busting the township budget. Here are the responses based on the order of popularity:

1. Paoli downtown

  • Paoli transportation center
  • Improved parking

2. Taxes

  • Keep property taxes low
  • Tax breaks for business
  • Implement EIT
  • Don’t implement EIT
  • Chesterbrook
  • Better walkability/sidewalks
  • Community events
  • Reduce regulations

Question: What do you see as the greatest challenge(s) to achieving long-term economic growth in Tredyffrin Township? Here are the responses based on the level of popularity:

1. National economy

2. Maintaining property values

3. Politics get in the way

4. Taxes

  • keep taxes low
  • reluctance to raise taxes
  • reliance on corporate taxes
  • reliance on transfer taxes

5. Improve permit process

6. No downtown

7. Lack of vision

8. Competition from other townships

As reported by Moir and Brake, the majority of those that responded to the survey, considered the Paoli town center and transportation center as most important for stimulating growth in the township. The discussion from the audience quickly turned to the empty storefronts, not just in Paoli but also throughout the township. The general feeling from those in attendance was there needs to be greater support for the community’s small business owners and the suggestion to reducing the ‘red tape’ of regulations and permit issues.

Two of the six members of the township’s Business Development Advisory Council, Stanford Nishikawa and Eric Kleppe attended the meeting and explained their mission was to develop strategies for economic stimulus in the township and to present their recommendations to the Board of Supervisors.

It was apparent to me last night, that many residents share my concern and desire to support small businesses in the township. As a small business owner in the township, I find it very troubling that there are no small business owners sitting on the advisory board. Although Nishikawa and Kleppe discussed meeting with Judy Huey and her brother Rob (owners of Paoli Village Shoppes), I was unclear on any further outreach plans by the advisory group to small business owners. Kleppe explained that the group started meeting in December and the project is to take 4-6 months before the public hears their recommendations. Keeping money local and in the community by supporting local small businesses is important and Nishikawa and Kleppe were encouraged to receive genuine input from the small business owners. Here’s hoping that they heard the message and take it back to the other members.

There were suggestions that the economic advisory group should look at successful business areas within the township (Gateway Shopping Center) and communities outside the township (Media,Wayne, Phoenixville,West Chester) that have successful business models and see if it can be duplicated in downtown Paoli.

The survey results indicated the national economy as the greatest challenge for achieving long-term economic growth in Tredyffrin. Because of the economic situation, another challenge then becomes how does the community maintain their property values? Although not intended as a political project by Moir and Brake, it was interesting to note that respondents to the Devon Petition, suggested lack of vision in the community and politics as challenges for long-term economic growth in the township.

For the school district side of the survey, Brake provided a list of the responses to the two questions.

Question: Improving the educational quality of our T/E schools in these tough economic times is a top priority for our community. Please list your top two or three concrete recommendations that will improve student achievement without busting the district budget. Here are the responses/issues to the in order of popularity:

1. Budgetary Recommendations

  • More realistic salaries, benefits & pensions for teachers
  • No more educational program cuts/maintain spending
  • New local revenue sources
  • Greater use of budgetary reserves

2. Curricular Recommendations

  • More focus on core subjects/less on non-academics
  • Reinstate improve foreign language offerings
  • Less standardized testing
  • Better math/science education
  • Maintain small class sizes
  • Better vocational/technical education for real-world jobs

3. Public Private Partnership Recommendations

  • Solicit & secure corporate support for academic programs
  • Establish institutional advancement initiatives (Philanthropy)
  • Volunteer teaching opportunities

4. School Day/Climate Recommendations (tied for 3rd)

  • Start school day later
  • More focus on average student
  • Year-round school
  • All day kindergarten
  • Redesign middle schools
  • Address drug/alcohol problem
  • More parental involvement
  • Less “busy-work” homework

5. Teacher Recommendations

  • Better support of teachers/teaching training
  • Implement merit pay programs
  • Explore alternative teacher certification programs
  • Better guidance counselors

6. IT Recommendations

  • More online courses
  • Better IT infrastructure for e-learning
  • Improved educational web pages

Question: What do you see as the greatest challenge(s) to improving the educational quality of our T/E schools? Here are the responses/issues to the in order of popularity:

1. Pension

2. Taxaphobia (#2 and #3 tied)

2. TEEA salaries/contract

4. Program cuts

5. Sub-par teaching methods

6. State mandates

7. Rising health costs

8. No problems with quality

9. Too much standardized testing (tied)

9. Lack of support for teachers (tied)

11. Keeping small class sizes (tied)

11. High administration costs (tied)

11. Lack of original thinking (tied)

Funding the state pension and the current teacher contract negotiations were discussed as the most important school district issues. Although there is high regard for the T/E schoolteachers, it was the consensus that the next teachers contract needs to include a more reasonable benefit plan, particularly health care.

I have attended many school board meetings and subcommittee meetings and I don’t know of any public/private partnership discussions. The idea of partnering with local corporations and providing volunteer teaching opportunities was innovative and could be explored ‘out-of-the-box’ thinking to help with the escalating school district cost.

I asked Moir and Brake their thoughts on last night’s meeting; were they pleased/disappointed. Brake responded,

The results of our survey confirm that our community is fully aware of the budgetary challenges that the school district faces, as the pension crisis and a more sustainable salary and benefits package for our fine teachers were the most mentioned responses to our two education questions. These twin budgetary concerns were tied, not surprisingly, to the public’s desire to maintain our high educational standards and results. Clearly, the community is ready for problem solving in those two areas, and are eager to continue the process of educating the public in order to build community consensus and forward momentum. I walked away encouraged that we have a very smart and realistic community, and they are ready to exercise leadership in these areas.

Moir’s response,

I’ll add that I was happy with the turnout, which was 34 people including the presenters. It was nice to see a mix of state and local officials, various board and commission members, as well as residents who are not the “usual suspects” at board meetings.

Once we get our notes together, I’m hoping that the Tredyffrin Business Development Advisory Council will follow through with some of the citizen suggestions, which included meeting directly with commercial property managers, developers, and small business owners to discuss what it might take to stimulate local business development. That was something that we seemed to have consensus on that cut across party lines – just the kind of common ground we were hoping for.

Moir and Brake hope to have the meeting notes available for distribution next week. In response to my “what’s next”, they think they will know more after they send out the notes and ask for participant feedback. According to Brake, he is “hopeful that some audience members will take up the mantle.”

So, where does this grass roots effort really go from here? Last night’s audience members were engaged and respectful but as contained in the meetings introduction,Tredyffrin Township has a population of 29,000 people living in 11,000 households. Yet only 114 people responded to the Devon Petition survey and only 34 people showed up for the meeting. Yes, it was a holiday weekend and people were away but . . . ?

For change to occur, we need people with a vision and then the willingness and determination to make their vision a reality. The very essence of leadership is vision. As Henry Ford said, “Obstacles are those frightful things you see when you take your eyes off your goal.”

So … where do we go from here?

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Devon Petitions: Community Solutions for a Better Tredyffrin — Citizen forum tonight!

February 20, 2012
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Our first president, George Washington, was born on February 22, 1732. Today, George Washington’s birthday is celebrated as a national event annually on the third Monday of February.

Appropriately choosing President’s Day for tonight’s citizen forum, Sean Moir and Rich Brake, will present their initiative, “The Devon Petitions: Community Solutions for a Better Tredyffrin” tonight at Saint Luke Lutheran Church, 203 North Valley Forge Road, Devon, 7-9 PM. The public is invited and encouraged to attend.

Moir and Brake are convinced that “there’s a way to stay true to your principles, sometimes disagree but in the end be able to forge common ground that can move Tredyffrin forward.”

The friends took a two-step approach in designing the program. First, they asked community members to answer a simple four-question survey that asked for ideas on how to improve the local economy and the schools. The second part of their community solutions plan includes tonight’s presentation of the survey results in a town hall-style meeting to exchange ideas and discuss some of the big issues facing our community.

I think that George Washington would have supported the Moir-Brake citizen forum approach to open discussion and debate. As Washington told the officers of the Army on May 15, 1783, “If the freedom of speech is taken away then dumb and silent we may be led, like sheep to the slaughter.”

I encourage everyone who is reading Community Matters to come out tonight to support this citizen forum for community discussion. In discussing their expectations for the meeting tonight, Moir wrote, “We’re hoping to engage a broad segment of the community in a constructive dialogue about important local issues, and if we’re lucky, it’ll be a conversation that continues and develops over time.”

A good way to celebrate President’s Day, I hope to see many of you at Devon Petitions: Community Solutions for a Better Tredyffrin.

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