Opinion: Planner Needed for Villanova Proposal

The following was submitted to Radnor Patch for publication by Patti Barker, Rosemont resident and chair of the Garrett Hill Coalition. Barker made the comments to the Radnor Board of Commissioners Monday night.

Villanova’s proposed CICD amendment consistently appears rather late on the Board of Commissioners’ and Planning Commission’s agendas. Thank you for allowing residents the opportunity to speak.

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.

Staff was directed 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. Staff promised to illustrate a buildout on any other eligible campuses. To my knowledge this information has not been forthcoming. I do know that Cabrini, Eastern and Valley Forge Military Academy all have campuses in excess of 75 acres.

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.

I respectfully request that the Board of Commissioners hire a planner to work with the Board, the Planning Commission, the public and Villanova in an open, transparent manner.

Friends to Preserve Radnor, a community group comprised of Radnor citizens, 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. The Planning Commission has consistently found Villanova’s proposals inadequate.  

Radnor citizens have not had the opportunity to review the latest draft CICD amendment, the DelCo Planning Commission’s review or the latest Friends to Preserve Radnor Memo.

Therefore, we respectfully request that the Board direct the Planning Commission:

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

2.    To 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.

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 that the CICD draft of October 25 is deficient (in part) because:

            a)            It fails to provide sufficient setbacks from the arterial, local and minor collector streets, and from the railroad property lines and rights of way.

            b)            It 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.

I respectfully request that the Board direct the Planning Commission to accept and incorporate the conditions set forth in the Delaware County Planning Commission’s review of October 17 and to review and incorporate the conditions set forth in the F2PR Memo dated November 4.

Additionally, we respectfully request that the Board of Commissioners hire a professional planner 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.