Politics & Government

Opinion: 'Much Left to be Done' on Villanova's Proposed Zoning Amendment

The following was submitted to Radnor Patch for publication by Patti Barker, Chair of the Garrett Hill Coalition and Rosemont resident.

The following was submitted to Radnor Patch for publication by Patti Barker, Chair of the Garrett Hill Coalition and Rosemont resident. Barker made her remarks at this week's Planning Commission meeting.

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11 04 13 Radnor Planning Part 2 of 411 04 13 Radnor Planning Part 3 of 4

11 04 13 Radnor Planning Part 4 of 4

Thank you for placing Villanova’s CICD zoning amendment as the first item on your agenda this evening.

I have had the opportunity to read Staff’s proposed draft alternate to Villanova’s CICD amendment and while I commend them for making some definitive changes, there is much left to be done. This amendment is not nearly ready for prime time.

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Staff was asked by the Board of Commissioners to determine what impact the proposed CICD would have on other colleges and universities in Radnor, i.e., are they eligible to apply for a CICD. I do know that Cabrini, Eastern and Valley Forge Military Academy all have campuses in excess of 75 acres. If the CICD is written specifically for Villanova, isn’t that spot zoning?

It's ultimately the responsibility of the Planning Commission and the Board of Commissioners to generate the CICD language. And just as with Garrett Hill, what is entailed here goes beyond the scope of what would be appropriate as a task for the Planning Commission to develop on its own. To rely on the applicant to do it (without any real guidance) represents a monumental failure of our local government.

Friends to Preserve Radnor, a community group comprised of citizens throughout Radnor, hired a lawyer and a land planner at considerable expense to advise and help with this process. Staff has utilized their expertise, along with Simone Collins to craft the language you see before you tonight.

Our Planning Commission has proven to be careful in their deliberations, showing real concern for the potential and irreversible negative impact of what would be the most far-reaching zoning change ever to be considered in the history of Radnor. As you are all aware, it will fundamentally alter the character of our Township forever. We are at a very momentous juncture that will shape all of our futures.

The Planning Commission has consistently found Villanova’s proposals inadequate.  Radnor citizens will continue to support the Planning Commission as you evaluate not only this latest revised proposal but also the Delaware County Planning Commission’s Review and the F2PR Memo with the same care and diligence.

Radnor citizens have not had the opportunity to review the latest revised draft proposal nor the latest Friends to Preserve Radnor Memo. Therefore, we respectfully request that any Planning Commission vote on this important matter be tabled until the December meeting. We respectfully request that:

1.    You accept and incorporate the conditions set forth in the Delaware County Planning Commission’s review of October 17.

2.    You review and incorporate the conditions set forth in the F2PR Memo dated November 4.

There is so much more code that needs to be written than what is encompassed in Villanova's proposed CICD ordinance. The inter-relationships and the fact that so many uses are incorporated into a PI and CICD setting make it imperative. Truly adequate standards need to be created for all these uses, e.g., light, noise, hours of operation, view-shed, stadiums, parking standards for these divergent uses, parking structures, etc. These are just examples of the uses that aren't dealt with adequately.  

The PI setbacks we currently enjoy are there for a good reason. The inevitable conflicts that arise from PI uses with other zoning districts are currently mitigated by these setbacks and these setbacks alone. Reducing the setbacks so dramatically without a single line of code to alleviate the adverse impacts is dysfunctional and at best, in my opinion, irresponsible. And, as you know, if there is no standard, then the property owner has carte blanche. 

For example, the DelCo Planning Commission states on p. 5 of their review, “ The previous review recommended the Township increase the required setback from arterial and major collector rights-of-way to at least 60 feet; the recommendation still stands.”

The F2PR Memo states (in part) that the CICD draft of 10/25/13 is deficient in the following respects:

            a)            280-68.1(D) fails to provide sufficient setbacks from the arterial, local and minor collector streets, and from the railroad property lines and rights of way.

            b)            280-68.1(D)(2)(d) now provides for a 5 foot setback from surface parking lots to a railroad property line or right of way, whereas, a setback in excess of 20 feet is recommended.

 

DelCo states on p. 6 “Increasing building coverage while preserving open viewsheds is a challenge, which is due to the CICD location on the periphery of the PI District, in the area most community members will view in their daily travels.”

Much mention has been made locally about Ardrossan and the view-sheds and how this will affect Radnor. DelCo Planning specifically addresses the Villanova view-shed and how it will affect the neighbors. The Villanova neighbors live much closer to the CICD proposed development than any resident that lives near Ardrossan. 

These are just a few examples of the issues that have not been addressed.

There are many other examples where the code is deficient.

It's not too late, in fact it's time now, to step back and take a comprehensive approach to invest in good government instead of taking the easy route of allowing Villanova to generate its own self-interested plan at the expense of the residents. Your task as the Planning Commission is to represent the electorate on behalf of our Commissioners.

Radnor residents respectfully request again that the Planning Commission table this important matter until the December meeting. We ask that you accept and incorporate the conditions set forth in the Delaware County Planning Commission’s review of 10 -17 and that you review and incorporate the conditions set forth in the F2PR Memo dated 11- 4.

Additionally, we respectfully request that the Planning Commission ask the Commissioners to hire a planner in order to work with the Board, the Planning Commission, the public and Villanova in an open, transparent manner to resolve the myriad outstanding issues.

There’s still hard work to be done. It'd be a travesty and ultimately a tragedy for this type of opportunity to be squandered.

Thank you, as always, for your service to the residents of Radnor Township.


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