Town Hall Meeting of the Radnor Community Preservation Coalition

I attended the meeting this past Saturday. I intend to be very involved with these folks. The group was established to be a coalition of coalitions. As you know, there are many neighborhood organizations throughout the Township (Save Ithan, Garrett Hill Coalition, North and South Wayne, etc). In the past these groups have worked alone in the fight to preserve their neighborhoods, each re-inventing the wheel.

They have set up a website www.RadnorCPC.org which I would advise everyone to visit. It has a list of "current hot spots".

Historically the builders and developers have ruled the day in Radnor and this group can coordinate and inform our residents as to challenges to our "way of life". It really is time for us to take back our community.

One suggestion that was made to the group by Al Murphy was that rather than just being against “development and change” the group should develop a position on what they are “for”.

I think the Comprehensive Plan is a pretty good starting point for this but we do need to implement it, sooner rather than later.

Another good place to start would be to develop a set of fundamental assumptions that will provide guidance to the staff in the future. I, for one, question a lot of the assumptions that are currently in force. For example, the need to increase ratables. This seems to be an underlying assumption in planning decisions. In fact, at the meeting one of the school board directors spoke up about upcoming budgets and how development would help to offset the need for a tax increase. My response to this is bushwah. Perhaps the residents would prefer higher taxes if it meant less development? I know that raising taxes is seen to be politically unacceptable but shouldn't that be left to the citizens? Transit oriented development sounds good on the surface but I am not convinced. Seems to me it is a flawed concept. How many folks who move in to these places will take mass transit and not use autos, especially in Radnor, and at the high prices that are being asked.

As I discussed in the past, there are additional items we should look at:

Perhaps tax breaks for folks who move into the old homes and fix them up?

Maybe a redevelopment authority that could buy and redevelop properties.

Revision (special exception) for the old mansion properties for the gate houses so that they can be rented out instead of torn down or left to ruin.

Protect our history, preserve our community

As you may know, the Township was very close to awarding a demolition contract for the Willows Cottage a month ago. Thank heavens Diane Edbril spoke up at the meeting and the decision was made to do a little investigation. Below is the text of a report prepared by several folks who recently toured the property:

2. There is evidence of moisture damage to the gatehouse:

a) It was noted that the building is situated next to the stream. Due to this proximity it is likely that the water table rises above the level of the basement floor periodically. When this occurs, water will find its way through the foundation into the basement. To remedy this condition two sump pumps are installed in the basement. The sump pumps are not currently operating, allowing standing water to accumulate in the basement (approximately 3 inches in depth at the time of this visit). Because this has been allowed to collect, it has created an excessive humidity/moisture problem in the house, causing mold in the stairway and the paint to peel off many surfaces. Repair or replacement of the sump pumps is necessary to remove the standing water. The interior and exterior paint peeling is an indicator of “moisture migration” due to the high humidity of the building’s interior and large temperature/relative humidity variations caused by the inoperative heating system and de-humidifier.

b) The situation of water entering the basement is partly due to the terrain surrounding the building. Presently there is a slight negative slope in areas so water pools around the house. A positive slope is desired – one that slopes away from the building. To prevent water running towards the building and infiltrating its structure, a simple solution is to re-grade the area around the house. Where this may not be feasible, a perimeter drain would be the answer. This condition is greatly exacerbated by clogged downspout drains. All downspout drains are clogged. A great proportion of the rainwater is running off the roof drains directly into the basement instead of away from the building. It is unlikely that these drains could be cleared. It should be expected that their replacement will be necessary. The downspouts are also in need of minor repair.

c) Although the heating system, hot water heater and de-humidifier are elevated off the basement floor and were above the standing water level at the time of the visit, there may be water damage to them due to higher levels of the standing water in the past.

d) Mold damage was not excessive – primarily limited to the stairwell area. It was noted that this appears to be a case where it can be re-mediated without difficulty or great expense.

3. Solutions necessary to remediate the water problem:

a) Pump out the water in the basement

b) Repair or replace and operate the sump pumps. Insure they are draining properly away from the building. (It appears that one is draining into the soil line.)

c) Repair the downspouts and repair or replace downspout drains.

d) Re-grade areas around the perimeter of the house to create a positive slope and/or install a perimeter drain.

e) Take the necessary actions to insure the heating system and de-humidifier are operable and heat the home to a minimum of 55 degrees while it is vacant. Operate the de-humidifier in the basement to lower and stabilize the humidity level in order to prevent the growth of mold.

f) Remediate the existing mold growth in the effected areas.

g) Create a checklist and schedule periodic visits to insure the functionality of the building’s protective systems.

4. Upper floor windowsill repair/replacement is needed. This appears to be a neglected routine maintenance issue, not a water-related one.

The overall good news is the building appears structurally sound. The water damage appears to be superficial, and rather simple and inexpensive to solve. The roof and its supporting structure were apparently in good condition and there is no evidence of roofing or flashing related water penetration.

So why can't we protect and preserve important places that define our community?

Many folks tend to focus on Open Space and Development, which is a good BUT I believe redevelopment and carelessness regarding special places posses just as great a risk to changing our community.

Planning Commission May 5,2008

Interesting item on Planning next week

3. S.D. # 2008-S-06 (Final) of David Buckley & Sherrie Burlingham
to subdivide property into two (2), raze existing dwelling and
construct a twin home with a residence on each lot at 236 N.
Aberdeen Ave.

If you have ever traveled on North Aberdeen you know how dense it is currently. What will this proposed project do to/for the neighborhood? Also, what will impact will this have on storm water in an already critical neighborhood.

Unofficial Election Results

Election Results from the Delco website

http://election.co.delaware.pa.us/eb/April_2008/36.html

Also results for 17th Senate primary which includes Montgomery County
http://www.delcotimes.com/WebApp/appmanager/JRC/Daily?_nfpb=true&_pageLabel=pg_article&r21.pgpath=%2FDCT%2FHome&r21.content=%2FDCT%2FHome%2FTopStoryList_Story_1937737

Republican Lower Merion Commissioner Lance Rogers defeated Radnor Township Vice President of Commissioners Lisa Paolino, according to unofficial results of Tuesday’s primary election for the 17th state Senatorial District.

With 83 percent of the vote in for Radnor Township, Paolino led Rogers 3,694 to 3,417, while in Haverford, reporting 100 percent, Rogers held a lead of 2,563 to 2,537.

In unofficial results from Montgomery County, with 49 percent of the vote in, Rogers was leading 3,765 to Paolino’s 1,565.

Zoning Update

Forgot to put this news up:
The other night the Zoning hearing board denied the petition of Rosedon for the storage facility on Penna Ave; they approved Matt Paolino's request for house in Itan: and, Aberdeen Ave folks did not show so things were continued for them.

Blogging in general

So I have been accused of negative blogging against the State Senate Candidate from Radnor. I find this quite laughable. I use the login JohnN. Go look around at the various Blogs and judge for yourselves. I generally do my blogging right here at round Radnor but do visit and post on a few other Blogs, Save Ardmore, Haverford and I live in Delaware County, very few posts I might add.
What makes this particularly funny is that I state quite clearly on Political Potpourri that this candidate actually had a chance to win and that I was staying out of the discussion.

I do not post anonymously nor do I have others post for me. And generally I do not remove post and comments on this blog that may disagree with me (which can't be said for many others).

I have a goal to provide info to Radnor citizens, particularly in the fifth ward, so that they can know what is going on and be responsible citizens. Enough said.

Zoning Hearing Board 4-18-08

Folks may want to pay attention to some of the appeals coming up this Thursday.
APPEAL # 2769 105 Aberdeen LP, owner of property located at 107 N.
WARD 1 Aberdeen Avenue, Wayne, PA, zoned C-3 Service Commercial
District, and in Ward 1. Relief requested is as follows: Rear Yard
Setback - a variance from Radnor Code section 280-56.E to permit
a rear yard setback of approximately 59.3’ instead of 66.73’
Continued as required, based on the depth of the lot. Or, an interpretation that
to April no rear yard relief is required because of existing nonconforming
building. Lot Coverage – a variance from Radnor Code section
280-56.G to permit lot coverage of approximately 83.6% where
65% is permitted. Or, an interpretation that no lot coverage relief is
required because of existing lot coverage nonconformity, from
88.5% to Approximately 83.6%. Off-Street Parking – a variance
from Code section280-103.B to permit the proposed building to be
occupied with uses permitted in the C-3 Commercial Service
District with a total minimum off-street parking supply of
approximately 53 off-street parking spaces or a minimum of
approximately 4 spaces per 1,000 square feet of “floor area” of the
proposed building instead of the total amount off-street parking
spaces that would otherwise be required by considering each use
within the proposed building as a separate use under the parking
requirements of Radnor Code section 280-113.B. Parking in Front
Yard - a special exception pursuant to Radnor Code section 280-
105.F to permit approximately 10 off-street parking spaces in the
front yard area. Or, an interpretation that no relief is required for the
10 off-street parking spaces proposed in the front yard area, because
the number of off-street parking spaces in the front yard area will be
reduced from 14 to 10. Front Yard Setback – a variance from Radnor
Code section 280-56.C to permit a front yard setback of 0’ where 65’
is required. Drive-thru Stacking for Bank Use – a variance from
Radnor Code section 280-103.B(11) to provide five (5) stacking
spaces for the drive-through facility instead of the twelve (12)
required in the event that a bank occupies the portion of the building
improved with the drive-thru window. Miscellaneous – such other
relief as the Zoning Hearing Board deems necessary to authorize the
proposed improvements.

APPEAL # 2772 Matt Paolino, owner of property located at 625 Conestoga Road,
WARD 3 Villanova, PA, zoned C-1 Commercial, and in Ward 3. Applicant
proposes to convert the existing residence, which is a legal nonconforming
use, to an office for his custom home construction
business on the first floor and an apartment each on the second and
the third floor. Applicant will preserve the residential character of the
building. Applicant seeks a special exception under section 280-45 of
the Zoning Code to convert a dwelling to a nonresidential use and/or
a special exception under section 280-101(A) of the Code to convert
from one non-conforming use to another non-conforming use.
Applicant also seeks a special exception under section 280-101(B)(1)
of the Code to extend the existing non-conformity in regards to sideyard
setback which does not increase the existing non-conformity and
also to continue to provide one parking space within the front yard
setback. In the alternative, Applicant contends that the relief is
permitted as of right or requests a variance.

APPEAL # 2763 The Rosedon Holding Company Limited Partnership, owners of
WARD 1 property located at 147 Pennsylvania Avenue, Wayne, PA, zoned
C-3 Service Commercial District and in Ward 1. Relief is
requested for a three(3) building community storage facility with
4000 square feet of office space included. The following Variances
are requested: Section 280-103(b)(20) Off Street Parking – 57
spaces required, 6 provided. Section 280-56(G) Lot Coverage 65%
Continued from maximum, 75% proposed, 91% existing. Section 280- 109(A)
to April Fence Height – Limit 6 feet in height, 8 feet proposed.
Special Exception: Section 280-105(F) Parking within the front
yard setback(s). Section 280-104 Offstreet Loading – 5 berths
required, none in the required dimensions proposed. Alternative
compliant berths proposed. Section 280-56E Rear Yard setback-
78.51 feet required, 25 feet proposed. Section 280-56C, D & E
Front Yards, Side Yards, Rear Yard – variance requested from the
requirement of 3 front yard setbacks. Ordinance requires at least 2
side yards and 1 rear yard. Applicant proposes 1 front yard on
Plant Avenue, 2 side yards east and west, and one rear yard at
Pennsylvania Avenue. Section 280-56A&C, lot width of 150 feet
required at building line, proposed: measure Plant Avenue building
line at 65 feet from legal right of way line which is parallel to the
property line at Plant Avenue – and include the area of the
northwestern side yard as part of the 150 foot required front
building line. The actual lot width at the Plant Avenue building
line is 215 feet.