Some Thoughts

By John Carter Nagle, P.E.

Many opportunities to make changes that will improve our Ward and Our Township. Topics below include: Land Use, Open Space, Business Districts, Finances , Township Boards and Commissions , Sidewalks, Stormwater Management, Openness and Sunshine, Trails, Ithan Park, Five Points Intersection , Pocket Parks , Ombudsman, Public Notification

Following are some ideas/thoughts on various issues. This are not finalized plans or for that matter even commitments of what I will try to accomplish in Office. I recognize that we live in a world of the PA Law which governs how Municipalities can do business, what limitations are put upon them and how they will Act. Of course no idea no matter how good can be put in place without 4 votes. This is the most thing that must be remembered.

Land Use

Preservation is about more than saving open space. It is about preserving the character of our community: Character includes viewsheds, historic buildings, and neighborhood features (style and size of homes, orientation on the properties, lot sizes, open front lawns or fences and walls.)

The fifth ward really has no particular identity, no center or focus and no cohesiveness. We tend to think of ourselves as part of the small neighborhood in which our homes are located such as the Birches, Laurier, Cornerstones, Radnor Chase and such. Each of these areas is unique thus making a single rule or guideline is quite impossible. However, these neighborhoods have at least this one thing in common and that is that a teardown w/ new home construction would be disruptive to the harmony and feel of the neighborhood.

Although open space is very (very) important most has already been developed. An equal risk to the preservation of our community is re-development. One does not have to look far to see examples in our neighborhood, be it the teardown of an existing house and the construction of a mini-mansion or row of "condos", the subdivision of a large lot with the construction of several houses in place of the one that occupied the space previously or the construction of a row of condos, inappropriate to the surrounding homes and positioned inconsistent with them also.

Zoning is the main tool available to us. Our codes need to be revised in public and reflect the beliefs and wishes of the citizens. Of course we must stay within the confines of Pa Municipalities regs and we must be careful to balance the rights of property owners against the needs of the community. However, historically we have appeared to put the rights of the developer above the needs of the community (and our zoning laws). Only recently have we begun to review and revise our ordinances. We are "behind the curve" relative to many other communities in this regard. For a community with so much talent, such a level of education and awareness, it is embarrassing to find a number of supposedly lesser communities (not my words) that are far ahead of us in this arena.

We need to be forward thinking (proactive) and not continuing to wait until a developer walks into the Township Building with plans. We can utilize this planning effort to address some of the other problems we have such as affordable housing, and historic preservation. Some areas that may be worth investigating:

Perhaps we need a redevelopment authority?

We could offer grants to folks who would move in and preserve the home.

We could be guarantors for loans for preservation activites.

We could look into providing loans directly (assuming law allows)

Insofar as the issue of funding is concerned:

Assessment of a fee on any builder/developer (like the "public art" assessments in Phila) who builds in the Township (with higher level fees if a historic property is being removed).

Use of the transfer tax mechanism (increase the current amount by 0.25%)

Open Space

Open space brings with it many benefits. Not the least of these is the calming affect and sense of serenity that is brought to our harried lives. Open space contributes to clean air and aides in storm water management. I am very proud to have been one of the founders of the Radnor Conservancy and also on the steering committee of Citizens to Preserve Radnor (the group that worked for the Open Space Bond issue).

Unfortunately we cannot afford to by up the remaining Open Space in Radnor. Thus we need a process to evaluate any available open space against a set of criteria such that the decisions can be made "scientifically". Guidelines have been developed by the Radnor Conservancy and the League of Women Voters. These guidelines were presented to the appropriate township boards and received their endorsement however they have yet to be approved by the Commissioners.

Business Districts

The current effort is focused on Wayne with the development of the "Wayne Master Plan" but this effort needs to be expanded to include West Wayne, Stratford, Ithan, Garrett Hill and Bryn Mawr business districts. Perhaps we could start a "trolley" that would travel between the various business districts. This would eliminate some traffic, increase business and afford opportunity for seniors.

Finances

The last several years have seen our financial position significantly deteriorate. To a large extent this is due to a failure of the BOC to adequately monitor our financials. The focus has been tax increase (politicians don't want to say they increased your taxes) rather than on spending. This is unnoticed as long as revenues stay steady but when we encountered a revenue slump due to situations such as low occupancy at the office parks we can no longer tolerate this situation. This issue came to a head this past year when there was no longer sufficient excess funds in coffers and only a large tax increase could cover the first draft of the budget. Of course that was politically unacceptable (and combined with aggressive efforts by several concerned citizens) efforts were undertaken to reduce spending.

Because we got ourselves into a "financial bind" the staff was tasked with developing alternates for additional funding sources and for reducing expenses. Some of these ideas were long overdue and represented correcting past behaviors however others are in my opinion questionable. The idea that caused the most "consternation" (and significant negative attention in the press) was the imposition of an "emergency services charge" to cover the cost of police expense associated with accidents and such (for non-township residents). My least favorite action was the early retirement package. It is my opinion that this action, which looks good on "paper", has unevaluated hidden costs due to loss of institutional memory. I lived through several "downsizing/rightsizings during my career. I found that the organizations to be of reduced effectiveness after the rightsizing particularly in times of crisis.

Township Boards and Commissions

I believe we are really fortunate to have so many dedicated and talented volunteers willing to give their time serving on Boards and Commissions. It is unfortunate that we do not take greater advantage of the skills these folks bring to the table. The Commissioners need to empower these Boards/Commissions, provide them with direction and then take accept the recommendations brought forth.

I believe the process for selecting the appointees needs to be open. Resumes of all individuals applying for a position should be a matter of public record. The deliberations and decision bases remains a privacy issue and should remain in executive session but the vote should be in Public.

In January 2007 a member of the Planning Board was not reappointed to a second term. Ostensibly this course of action was taken because the individual had a conflict of interest. The individual was the Architect for the new Middle School. My observation of the planning meetings was that the individual appropriately recused himself from issues related to the school. If indeed there was a conflict of interest then shouldn't the guy go in front of the ethics board? An alternate suggestion was that the new person was better qualified. Since the process is not "open" it is not possible to confirm this matter. But the argument is specious at best because the process did not identify the new member until after the decision was made not to reappoint. Also, I have been on boards for 13 years and followed the Township issues for 20+ years and I have never seen this happen in the past with the exception of members who repeatedly missed meeting. I personally do not have a problem with eliminating "automatic" reappointments as long as this is the case for all boards and commissions and the process is open.

Sidewalks

I like sidewalks. I believe they are a cohesive element and contribute to a "neighborhood" sensibility. They also contribute greatly to public safety for those that prefer walking as a mode of transport. I fully recognize that there are "issues" associated with sidewalks: cost of installation, repairs and snow removal will need to be considered.

That being said, our ward has a large number of cul de sac or non-through street neighborhoods. In these low traffic areas the use of the street as a walkway is a practical alternative. There is one area I believe to be worthy of consideration for installation of sidewalks. This is Roberts Road near the P&W station. As a minimum the sidewalk should be extended from "Home Properties" to the station. I have observed that a number of people working at St. Edmonds and the Childrens Village use the P&W and are forced to walk in the Street to get to and fro. The street is very narrow and folks drive far too fast to make this a safe option. I may be optimistic but I think that the presence of a safe walkway would increase walking and jogging along Roberts Road and may increase the number of folks choosing to use mass transit.

Stormwater Management

We have, quite literally, a crisis in the area of stormwater management. Of course we are not alone, this condition affects our entire region. I applaud the new stormwater regulations recently enacted. The new ordinances should help with new construction and redevelopment but not with current problems. There is no part of the Township that does not have some problems. We must attack the problems at the source. Currently a large project is moving forward to locate a large stormwater retention and recharge "underground basin" at the Middle School to hold up water and slowly release the water. This will also provide an avenue for ground water recharge. From my standpoint it would make much more sense to have many smaller control facilities located near the sources of the run off catching the water before it has an opportunity to run down the streets or through the backyards. An additional concern I have, based upon my observations, is that current storm water mitigation installations are not maintained fully operable and thus negating any benefits they may have been designed to provide.

Openness and Sunshine

I believe an honest government operates in clear view of the citizenry. Too many deals are cut behind the scenes and "executive sessions" are over used. During the budget hearing the Commissioners stonewalled the members of the public and used the state right to know guidelines (rather than our own Charter) to block the dissemination of information. I believe that any citizen has a right to full access to Township records (within the narrowly applied bounds of Privacy Laws and Lawsuits and Real estate transactions) without unnecessary delay or excess charges. Yes, as a taxpayer, I do expect the Township to apply reasonable charges when satisfying information requests.

Trails

In the Parks and Rec long range plan (on which I contributed) we envisioned a series of walking trails connecting the township in order to provide both exercise and a way of moving around without using a car. We have a great start in the "Radnor Trail" and a dedicated group of volunteers from Friends of Radnor Trails and the Radnor Conservancy is working to create more trails.

I have been recommending a recreational trail through Ithan Park for several years but there has been little progress, mainly due to the focus on the Radnor Trail. A second issue concerns the school districts prohibition against non business access to School Property during school hours. Until such time as this trail is formally commissioned we can still enjoy the benefits of a great hike (albeit with some hazard and inconvenience). The route is as follows, beginning at the corner of Clyde and Ithan, follow Ithan Avenue to Roberts Road walking in the Park as much as possible. Next, enter the Park at the driveway across from Roberts Road and travel in the Park southward following the trail that follows the stream. Next you will have to do a little climbing and go up the hillside onto Bryn Mawr Avenue. Now proceed westerly along Bryn Mawr Avenue, staying close to the curb and turn right onto Glynwyd entering the Hills of Bryn Mawr. Follow the road to the right and you will come to a pathway leading up to Ithan Elementary School (hence the concern by the schools) crossing the back of the property and enter the pathway that leads down to Ithan Mills. Follow Haymarket to the right then onto Drakes Drum and out to Clyde. Now you will have to walk on Clyde back to Ithan and start all over again. Ultimately and hopefully we eventually be able to enter the Park at Clyde prior to crossing the stream and travel the length of the Park thus avoiding walking on Ithan Avenue.

I have also proposed a pathway that would parallel the P&W from Tunnel Park down to Conestoga Road (at the underpass) which would make it much easier and more convenient for folks in the area of Montrose, Petrie and Conestoga and Roberts to access the park. This trail is in the 7th Ward but would be a real benefit for the 5th Ward.

I was a major supporter of the Radnor Trail, chaired the Parks and Rec Board during the contentious hearings on the Trail and contributed to the 1991 Parks and Rec long range plan which described a complete set of trails connecting our communities and parks. In addition we should work with other towns in Delaware County to develop a countywide trail system. With our unique position sharing boarders with two other counties and should work with Tredyferin and Lower Merion to connect these communities through Radnor and perhaps ultimately connect to the Schuylkill River Trail.

Ithan Park

Although this Park is not in the 5th Ward since the Ward boundary is the stream, this is the closest thing we have to a real park and it is a gem. It is a lovely unspoiled space. Sitting by the stream listening to the water bubbling by is very restorative. There are several trails in the park especially along the stream. But the most amazing thing about this Park is its history. At one time park of the property was an arboreteum and the owner was a respected botanist. The Ithan Mills owners association (http://ithanmills.com/) has a great deal of information.

Recently a group of folks joined me in an effort to start a tree identification program in the park. We have barely begun to scratch the surface on this project with the identification of 22 trees. The list is available on the Radnor Website:

http://www.radnor.com/egov/apps/locations/facilities.exe?path=detail&locId=11

BUT all is not well with this gem. The wall along Ithan Creek and the bridges need some repair. Next time you visit the park view the underside of the bridges and note the condition, likewise for the wall. The last work done at the park was the beautification project at the entrance, which while lovely doesn't address the future of the Park. Another area of concern is the mill dam. This has been falling down for some time and has been overlooked. The "reason" for not doing repairs is that it is environmentally wise to remove dams from streams and rivers. Somehow this seems more like an excsuse than a reason. What species of fish is being prevented from migrating upstream due to this dam?

Students from the Watershed Program do an annual park cleanup focusing on removal of invasive species and maintenance of the trails. I have participated in these clean up efforts and always am amazed at the amount the students accomplish. Thanks to them for their efforts but much more work needs to be done. With a little effort and maybe a few park benches we can make this gem glow. I would love to see an active "friends of Ithan Park" be formed. In addition Hilltop School has adopted the park and also performs a clean-up annually.

Five Points Intersection

We have been presented with the opportunity to improve the intersection due to the expansion of Bryn Mawr Hospital. The plan that has been put forth by BMH's engineer is a great concept but there remain some details to be worked out particularly with the business on Glenbrook. Radnor Commissioner's have approved entering into a partnership with Lower Merion on this effort. Current estimates have Radnor and Lower Merion each sharing 50% of the cost and BMH the other half. The plan will provide dedicated left turn signals in each direction and with the exception of eastbound county line road, dedicated turn lanes as well. There are still some minor traffic details to be dealt with such as the back ups caused by SB Bryn Mawr Ave traffic trying to turn in to the Wawaentrances.

Unfortunately it has been two and one half years with little progress. Current plans are for Contruction to begin in the Spring or 2010.

Pocket Parks

Does the end justify the means? That is a question that has been pondered for ages and I am far from the philosopher that can end the debate. Is it appropriate to use Open Space funds to purchase "nuisance properties" which are then turned in to pocket parks? No matter how nice the Parks turn out to be I do not think that this is an appropriate expenditure of open space moneys. We can not afford to just buy up every problem we encounter. Petrie Park is the most expensive park in Radnor, on a square foot basis.

Ombudsman

For any resident who has ever been involved in a zoning or planning issue one thing is clearly evident, the deck is stacked in favor of the developer or applicants. Generally these folks have all the time they need to prepare their argument whereas the neighbors generally are "surprised" by the issue. If the neighbors wish to object they must hire an attorney and other expertise to plead their case. Since our zoning/planning rules represent the "sense of our community" it seems logical to me that the Township should provide independent expertise to "defend" the rules and interpret or codes.

Zoning variances are a particularly objectionable tool for change, in my opinion. These variances basically provide a "short circuit" to our code development process including public meeting, review and such. My impression is that this process does not recognize that we are allowed to learn and be smarter and not repeat the errors of the past. Although there are folks on the Zoning Hearing Board who happen to be lawyers, I believe that the Board (and the community) should have an independent lawyer at the hearing, provided by the Township.

Public Notification Our current practices regarding public notification are based upon a distance from the property of concern. In many cases the individuals most affected by proposed changes are not the adjacent property owners but rather people living downstream on creeks or on the same streets or connecting streets. In the current technological world why can't we increase notification practices to include affected individuals outside of the current notification zone? For example, consider American College: The affect of originally proposed development would have had dramatic impact on folks up and down Bryn Mawr