Opinion: Radnor Should Hire a Professional Planner for Villanova Zoning

The following letter was submitted to Radnor Patch for publication from Patti Barker, Rosemont resident and Chair of the Garrett Hill Coalition. The letter was originally sent to the Radnor Township Board of Commissioners.

Dear Board Members,

I respectfully request that you appoint an ad hoc committee (like the Garrett Hill Steering Committee) to assist in hiring a professional planner in order to work with you, the Planning Commission, the public and Villanova in an open, transparent manner on the proposed Villanova CICD zoning amendment. For a project this size, it's difficult to understand why a professional planner hasn't been hired. Considering that a professional planner was hired for the Garrett Hill Zoning District process, it's shameful that this hasn't been done for the Villanova proposal. 

Members of this Board remember that the Radnor Township Comprehensive Plan Implementation Committee (CPIC) correctly identified the gross inadequacies of the Planned Institutional (PI) section of our zoning code years ago. Clearly, work on PI zoning is imperative and I think everyone agrees the current code is inadequate. 

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 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. Reduce the setbacks so dramatically without a single line of code to mitigate the adverse impacts is dysfunctional at best and, in my opinion, irresponsible. And, as you know, if there is no standard, then the property owner has carte blanche.

The Board of Commissioners , the CPIC and the Planning Commission have long recognized a need for a comprehensive approach to the current zoning inadequacies. Therefore, I cannot understand why this proposed CICD zoning amendment has bounced from Commission to Board and back again without recommendations. Clearly this is an indication that the proposed zoning amendment is nowhere near ready for adoption.

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. This suggested approach would allow Radnor citizens to help craft a plan that is comprehensive, balanced and fair and in the best interests of all. Let's say yes! to good planning in Radnor!

The memos that have been presented to you and to the Planning Commission by the lawyer and planner for Friends to Preserve Radnor (F2PR) are the types of documents I would expect our Planning Commission to generate - with the help of a professional planner.  Please consider asking the Planning Commission to use the memos as templates in their review and recommendation process. As you look at the memos written by the F2PR lawyer and planner, they also demonstrate the need for a comprehensive approach. 

Just as it was with Garrett Hill, it is ultimately the responsibility of the Planning Commission and the Board of Commissioners to generate the 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 write new zoning language represents a monumental failure of our local government. This is the most far-reaching zoning change ever to be considered in Radnor. It will fundamentally alter the character of our Township forever. We are at a very momentous juncture that will shape all of our futures.

Again, I respectfully request that the Board of Commissioners appoint an ad hoc committee to assist in hiring a professional planner in order to work with the Board, the Planning Commission, the public and Villanova in an open, transparent manner. The needed work hasn't been done. These issues must be dealt with in a far more comprehensive manner. It would be a travesty and ultimately a tragedy for this type of opportunity to be squandered.

When you need sutures, a band aid will not do.  

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