historic preservation ordinance Archives

historic preservation ordinance

What does historic preservation, an assisted living facility and a high school parking lot have in common? Answer: Tredyffrin Twp Planning Commission Meeting, Thursday, Nov. 21, 7 PM

November 20, 2019

There should be a standing room only audience for the Tredyffrin Township Planning Commission meeting (Click here for agenda) on Thursday, Nov. 21, 7 PM at 1100 Duportail Road, Berwyn. For those that do not typically attend these meetings, I suggest that you come prepared to “stay awhile”!

First up on the agenda is the historic resource amendment. The township has over 800 historic buildings and this ordinance is to protect (from demolition) the 70 most critical historic structures. The 70 township structures on the list are either on the National Historic Register or are deemed eligible. Putting my historic preservation “hat” on as president of Tredyffrin Historic Preservation Trust, chair of the annual historic house tour and owner of one of the 70 historic properties on the list, this ordinance has been a long time coming. Members of the township’s Historic Commission and the Trust are in full support of this ordinance and look forward to a recommendation from the Planning Commission. The proposed historic preservation ordinance will next go to the December Board of Supervisors meeting.

Next on the agenda is the final land development application for Solera Senior Living, the proposed assisted living facility on Russell Road in Paoli. You may recall a few years back; C-1 zoning in the township was updated to include multi-family and assisted living facilities. As a result, the Daylesford Crossing assisted living facility was built as a permitted use in C-1, with many neighbors opposing. However, Daylesford Crossing is located on Lancaster Avenue, not on a narrow residential street like Russell Road. The Russell Road applicant plans to demolish two office buildings, consolidate three separate parcels and construct a 3-story 116 unit assisted living facility.

There is increased discussion about reviewing the permitted uses of C-1 zoning. However, it should be noted that any future zoning changes to C-1 will not impact the Solera project, already in progress. In addition, there are some in the community who feel that the Board of Supervisors should retain final land development approval not the Planning Commissioners who are appointed, not elected. At this time the planning commissioners will have final approval on the proposed Russell Road assisted living project.

TE School District’s $40 million high school expansion and parking lot plan is back in front of the Planning Commission. At the Zoning Hearing Board meeting tonight (Wednesday, 7 PM at township building) the District will seek an amendment to its appeal to reduce the number of proposed parking spaces from 128 to 94 (270 parking spaces are required).

The District is seeking preliminary/final land development approval to build a 40,500 sq. ft. two-story addition to the existing 215,900 sq. ft. high school. In addition, a new surface parking lot with 94 spaces (presuming it is granted by the Zoning Hearing Board). It is the proposed parking lot on Irish Road and the possible unintended consequences that are of concern to many of the neighbors. In addition to the removal of many mature trees, questions/concerns about the parking facility range are wide-ranging including storm water, increased traffic, safety, lighting, etc. etc.

Adding to another layer of complication to the proposed project, is the very recent decision by the school board to take the 13 acre Doyle-McDonnell nursery site by eminent domain. There are some in the community (including myself) who feel that the pause button should be put on the proposed $40 million high school expansion plan and parking lot. I understand the demographics and increasing student enrollment plus the perceived additional cost (?) to slow down and review but still … there could be additional opportunities for the high school expansion plan with the purchase of the adjacent nursery property (and this is a $40 million taxpayer-funded project!)

I am of the opinion that to push forward with the parking lot and the high school expansion without a thorough review of alternatives (in light of the eminent domain purchase of 13 adjacent acres) is short-sighted. This planned parking lot on Irish Road is going to have a detrimental impact to the neighbors – in an area already greatly affected by stormwater issues.

All residents should be encouraged to attend the Planning Commission meeting – find out firsthand what is planned for the community – this is your tax dollars. All Voices Matter!

Tredyffrin Township Denies Two Applications by Catalyst Outdoor Advertising Related to Digital Billboard Project in Paoli!

January 25, 2019

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The end of 2018 left many of us in the community with more questions than answers about Tredyffrin Township’s direction regarding the future of the Clockworks building and the proposed digital billboard project at the intersection of Rts 252 and 30 in Paoli. However, the New Year brings exciting news from the township on a couple of fronts.

If you recall, Tredyffrin Township received two applications from Catalyst Outdoor Advertising (dba “Tredyffrin Outdoor, LLC”) on December 18 related to their proposed digital billboard project – (1) a demolition permit application for the Clockworks building and (2) an application to switch the face of the small billboard (located next to the Clockworks building) to a digital one.

This week the public learned at the Board of Supervisors meeting that the Clockworks building demolition permit application was denied, with the township citing an ‘incomplete application’. The Catalyst representatives had submitted the demolition application in December without including the signature of the owner of the property, Dale Nelson.

Thaddeus Bartkowski, the CEO of Catalyst has a signed 30 year lease on the small billboard located on the Clockworks site but does not actually own the property. The lease between Catalyst and Dale E. Nelson, the owner of the property, is only for the small sign located next to the Clockworks building. (The lease is included in the demolition documents). So, then the question becomes how is it possible that Mr. Bartkowski thinks he can demolish a building on property that he doesn’t actually own? Did he think that the township staff review of the demolition application would perhaps not catch the glaring omission?

It is my understanding that a property sale agreement exists between Catalyst and Nelson (the owner of the property) for some future closing date. I have not seen a copy of the sale agreement — however there is no doubt that the agreement and expected closing date is based on certain terms – perhaps a contingency based on township approval for the digital billboard.

And important point to remember is that there is nothing to keep Catalyst from resubmitting the demolition permit application with Dale Nelson’s signature. The township demolition process does not require approval by the Board of Supervisors and the Clockworks building is not protected. I need to restate that Tredyffrin Township does not have a historic preservation ordinance — Clockworks building aside, no historic property is protected from demolition.

But you would have to wonder why Nelson would sign the demolition application on the Clockworks building prior to Catalyst actually purchasing the property. How about this scenario, Dale Nelson signs the demolition permit application, the Clockworks building comes down and Catalyst does not gain approval for the digital billboard. Were Tredyffrin Township to decide not to approve the proposed digital billboard monument, Catalyst may decide not to move forward on the property sale – thus leaving Dale Nelson with an empty lot, no revenue source from the Clockworks building and a community of unhappy residents! To date, Catalyst has not submitted the plans for the digital monument so there’s no action required on the part of the township.

The other application submitted by Catalyst Outdoor Advertising last month was for an “electric lamp changeable copy face” at 1819 Lancaster Ave, Paoli. Catalyst was proposing the digitizing of the existing small free standing advertising sign next to the Clockworks building. Remember, this is the sign with the 30-year lease between Catalyst and Dale Nelson.

We learned yesterday that Matt Baumann, the Zoning Officer for Tredyffrin Township sent Thaddeus Bartkowski a letter denying the application by Catalyst to digitize the current sign on the Clockworks site. The letter states that the proposed sign does not comply with the requirements of an advertising sign and is not permitted on the property. In its application, Catalyst suggests that the sign is an “electric lamp changeable copy face” and the township has determined that the sign is not a changeable copy sign. Catalyst does have the right to appeal the notice through the Zoning Hearing Board within 30 days.

With the denial of the application to digitize the existing sign and a denial on the demolition application of the Clockworks building (albeit they can resubmit with required signature) is it possible that Catalyst Outdoor Advertising will see the handwriting on the wall and take their plans for a digital billboard somewhere else? Will Dale Nelson do some soul-searching and not sign the demolition application?

Although I’m excited that the township leadership has denied the two applications from Catalyst regarding the proposed digital billboard, it needs to be stated that the battle is not over.

And just when I thought that the “Ban the Digital Billboard” signs were safe, I have learned that two were stolen from a resident’s lawn over the weekend – this was the third set of signs stolen from this specific property, just steps from her front door on Old Eagle School Road.

I have additional “Ban” signs ready to go up in the next couple of weeks and I ask that you ask you friends, neighbors and co-workers to sign the “Ban the Digital Billboard” petition on Change.org. (Click here for the link to share).

Paoli, Pennsylvania is not New York City, Chicago or Philadelphia … It’s our community, we love it and don’t want a digital billboard!

Tredyffrin Special Election Supervisor candidates – Where do they stand on the digital billboard, historic preservation ordinance and transparency? Know before you vote!

October 21, 2018

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How many of you know that there is a special election on November 6 to fill an at-large seat on Tredyffrin’s Board of Supervisors? And that for the first time in township history, both candidates running to fill the vacancy are former supervisors!

The last time that there was a special election on the ballot in Tredyffrin Township was in May 2011; a highly contested race between Mike Heaberg (R) and Molly Duffy (D) to fill an interim supervisor seat, as a result of Warren Kampf’s election as PA State Representative. If you recall, the special election results were so close that the winner’s name changed when malfunctioning voting machines required ballot hand counting. Ultimately, Heaberg was declared the victor and in the general election match-up race the same year, he won a regular 4-year term.

Now seven and a half years later, township residents will be choosing a supervisor in the special election on Nov. 6. In the sea of political campaign lawn signs are a couple of locally familiar names – Republican Judy DiFilippo and Democrat Mark Freed are the special election candidates running to fill the vacated at-large seat on Tredyffrin’s Board of Supervisors.

Republican Sean Moir, a second term supervisor abruptly resigned last month, having moved from the township and therefore no longer eligible to serve. The term for the vacated seat runs through 2019. The good news for residents is that both DiFilippo and Freed are seasoned township supervisors – Judy served for twenty years, six as its chair and Mark completed one four year term (2014-17).

Whoever wins the upcoming election will determine the party majority on the Board of Supervisors. With the departure of Moir (R), there are three Republicans (Heather Greenberg, Paul Olson and Trip Lukens (and three Democrats (Murph Wysocki, Matt Holt and Kevin O’Nell) currently serving. Because so often local township votes come down on party lines, the impact of who fills the seventh seat could be significant and if Freed wins, it will mark the first time in township history for a Democrat-majority board of supervisors.

The township and its residents is embroiled in a serious issue that would forever change the landscape and village feel of Paoli – the proposed digital billboard at the intersection of Rt. 252 and Lancaster Ave. I remain troubled that as a community we were kept in the dark for 18-24 months while township supervisors discussed the proposed digital billboard. The public only learned at the 11^th hour with the township solicitor Vince Donohue using words like “negotiations” and “settlement agreement” in advance of the Catalyst presentation. I, like many others took that to mean that the digital billboard was a fait accompli.

With nearly 2,500 signatures showing support for the Change.org petition to “BAN the Digital Billboard in Paoli”) and a GoFundMe exceeding its goal, the community is fully engaged. The laws signs are scheduled for delivery this week!

It is critical that voters know where special election supervisor candidates DiFilippo and Freed stand on important township issues – the proposed digital billboard, historic preservation ordinance and transparency in local government. The candidates received 3 questions from me and were asked to respond in 100 words or less to each question. The following are the questions and the candidate responses, in the order received.

Question #1: As you are aware, the Tredyffrin Township Board of Supervisors is entertaining a proposal to construct a digital billboard at the intersection of Rt. 252 and Lancaster Ave. in Paoli. The community has been told by the township solicitor that Catalyst Outdoor Advertising will initiate legal proceedings if the digital billboard is not approved. If you are elected before the vote occurs, how will vote and why.

Candidate Judy DiFilippo (R) response: I do not support the proposal by Catalyst Outdoor Advertising to construct digital billboards at the Route 252/Lancaster Avenue intersection. In addition to the concern for safety of the traveling public, in my opinion, the mass of the signs proposed is not appropriate on that site. They do not reflect the overall aesthetic desired in Tredyffrin and do not respect the existing structure and its significance. If there is a deficiency in the Township’s sign ordinance relating to digital signs, a moratorium should be considered on any future applications for digital billboard signs until the ordinance is corrected.

Candidate Mark Freed (D) response: I oppose the Catalyst digital billboard proposal. This billboard is wrong for Tredyffrin Township and would result in the destruction of a valued historic resource. I have opposed the billboard since the concept was first floated by Catalyst when I was on the Board of Supervisors. I advised both my fellow Board members and Catalyst of my grave concerns. I have not seen anything in the recent presentations to change my opinion and remain opposed to Catalyst’s proposal.

Question #2: Unlike most Main Line townships, Tredyffrin does not currently have a historic preservation ordinance. Please comment as to whether or not you would support such a township ordinance and why.

Candidate Judy DiFilippo (R) response: The Township has an award-winning 2003 Historic Resource Survey that lists hundreds of historic buildings and it explains the historic and/or architectural significance for each. Valley Forge National Historical Park lies within Tredyffrin. We have a significant link to the founding of our country. We should be proud to share that history. I support the creation of an ordinance that appreciates and protects our most significant historic resources. Pennsylvania’s Municipalities Planning Code and Chester County’s Planning Commission have tooIs available to help us do that, including adaptive reuse. We can protect historic resources and still respect an individual’s property rights.

Candidate Mark Freed (D) response: I support a historic preservation ordinance that protects our Township’s valued historic resources. We must recognize Tredyffrin’s rich historic heritage. We must also be mindful of the rights of the owners of historic resources. I understand that the Historical Commission has proposed an ordinance amendment that would prohibit the demolition of designated historic resources unless reviewed by the Historical Commission and approved by the Board of Supervisors at a public hearing. This amendment would prevent the issuance of over-the-counter demolition permits that have resulted in almost immediate demolition of our historic resources. It would be a significant step forward.

Question #3: The support for openness and transparency in local government often appears on candidate campaign literature. What does it mean to you for local government to be open and transparent? Please be specific.

Candidate Judy DiFilippo (R) response: Transparency means you abide by the Sunshine Law. Certain matters dealing with Township personnel or pending litigation can be discussed in Executive Session by the Board and the Solicitor. When Executive Session meetings are held, it is announced during the Public Meeting. All Township Commissions, Advisory Councils, and Boards must abide by the Sunshine Law as well because their decisions and recommendations also impact the Township. Open discussion by the Board and with the public is the only place for decision-making. The public should be able to rely upon that and upon the trust given to the individuals they elect.

Candidate Mark Freed (D) response: To me, openness and transparency mean providing the public with information in a timely manner, giving the public the opportunity to express their views at public meetings and elsewhere, listening respectfully, responding forthrightly, and letting the public know that their voices have been heard and respected. They mean being clear and direct with the public about the Board’s decision-making process. They mean remembering that Board members serve the public.

The Sam (Severino) Caneda family owned the Covered Wagon Inn (1950’s) and share their personal memories

February 10, 2016

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The passage of time … The following is a press release from the Sam (Severino) Caneda family, owners of the Covered Wagon Inn in the 1950’s, regarding the proposed land development plan which includes the demolition of the building.

Folks driving through Strafford have probably passed the Old Covered Wagon Inn building – as we know it – and wondered what it was. We pass it and see it as home and as a living manifestation of the American Dream.

When our parents opened the Covered Wagon in the 1950’s they had nothing but determination and a belief that their hard work would be rewarded. Their commitment to living their dream paid off. For decades the Old Covered Wagon Inn was the center of civic and social life in Wayne. The hottest big bands of the day, stars like Duke Ellington and Count Basie, stopped by to play there. Saturday days were for wedding receptions, nights were for dancing to Orr Marino and the Mainliners; weeknights were for Rotary & Lions Club meetings, Ward Marston on the piano, flambéed entrees & Caesar salad prepared table side in the colonial rooms. The Junior League held their Tinsel Ball there every year, St Raphaela Retreat house held an annual first flower of spring luncheon fashion show in the terrace, Villanova’s Blue Key society held fund raisers and Villanova boosters launched their campaign to reinstate football (they won!) at “the Wagon.” On any given day, at lunch or dinner, you would see the who’s who of Strafford, Wayne and Devon. Small business owners, whether it was Rod & Charlie Park from the hardware store, Bill Braxton, Joe Flagler (Flagler’s Citgo), Mr.& Mrs. Pugh, Mr. & Mrs. Rossi (Anro, Inc.), Russ Morgan (Main Line Printing), Mr. Eadah (Eadah’s Rugs & Ernest’s dad), The Taylors from Taylor Gifts, Sam Katz (Wayne Jewelers), Mr. Cappelli the Tailor, Mr. Fox & Mr. Roach BEFORE they became Fox & Roach, “the regulars,” all part of the history of that wonderful building.

The days when such community institutions existed may have passed, but the value of a building that reminds us of what it means to be a community has certainly not. And you can see that meaning in the memories and stories people posted online in response to the news that a developer is looking to tear the building down.

What’s more, there is real economic value in a building with the architectural surprises of the Old Covered Wagon Inn. Many of those treasures have been covered up over the years but all it takes is one visionary entrepreneur to figure out how to embrace the uniqueness of the building and its meaning as a community institution while giving it a 21st century twist.

A CVS can be built – or rebuilt – anywhere. A drive thru may be convenient but it certainly does not make our community special.

Once you tear down a historic building that meant so much to so many for so long, you do lose a piece of what makes a community special. We lose a piece of what makes Strafford, Strafford. And then what’s to distinguish us from every other town in Pennsylvania, or the United States, for that matter?

Pattye Benson

Community Matters