Newtown C-R Zoning Amendment Public Hearing Update

Thanks to the standing room only crowd which stretched around the packed meeting room and into the Lobby, it was unmistakably clear that the hearing for the proposed Commercial Residential (CR) zoning amendment was important to residents of Newtown Township.  It was also unmistakably clear that residents have a better understanding and are even more opposed now than before to having the Supervisors consider adopting this amendment as it is currently written.  You would think that a presentation and discussion of this proposed change would have helped residents to see the value of the amendment.  Not only was this not the case, the presentation of the plan and proposed exhibits for the hearing in an attempt to sway public opinion had the opposite effect, I believe.

The Public Hearing began with a Powerpoint display and presentation by Manager Trio as to what he C-R is proposed to accomplish.  Unfortunately, the information in the display was misleading and inaccurate, facts pointed out by more than one resident.  Pictures displayed as to Commercial areas which could benefit from this new zoning included the Beer Distributor on West Chest Pike and the Stores at the intersection of West Chester Pike and Route 3 as well as what one resident pointed out was a very old picture of the Mobil Station on West Chester Pike.  Problem is, these locations, along with the others pictured have not been included in the proposed rezoning.  Additionally, the slide which Mr. Trio used to compare the current to proposed zoning had also not been updated to reflect some of the changes that were made previously in the C-R zoning amendment.  

Mr. Trio then provided as evidence exhibits for the hearing minutes of the most recent Planning Commission meeting.  Mr. Trio entered the Planning Commission Minutes as if they had been adopted and were reflective of the Newtown Planning Commission’s recommendations.  That could not be the case—these minutes have not been adopted by the Planning Commission and were not made available to the Public prior to this meeting.  Another of the exhibits, and curiously the only exhibit that Mr. Trio read into the record, were preliminary recommendations provided by the staff of the Delaware County Planning Department.  Mr. Trio read the entire email of the preliminary recommendations and then offered that the Delaware County Planning Commission(DCPC) had “backpedaled” with their final recommendations.  Why the misleading statement by Mr. Trio?  Is it due to the fact that with specific and additional information the DCPC did not recommend the Township adopt the C-R zoning amendment as written?

Was it due to the fact that the DCPC urged the Township to take the proposed C-R area #1, the properties closest to Newtown Heights, out of the amendment?  Was it due to the fact that the DCPC urged the Township to make consistent the map and text for area #2 which had confusion over whether to include the St. Alban’s Episcopal Church Property?  And, now we know that they are not rezoning the Church because of the cemetery on the grounds.  But, it is curious, the Church is currently zoned Commercial, so why not change it?  Finally, the DCPC urged the Township to remove the existing apartment buildings from C-R Area #3 which in previous versions had been removed and then were put back.

The DCPC also offered many other suggestions that would strengthen the C-R zoning amendment if the Township was serious in its desire to have control over development.  Yet, rather than a presentation that offered that these recommendations be included, Mr. Trio chose to ignore them.  This would have included DCPC’s recommendation that the Township have a maximum building size.

Here’s what the residents would get in their neighborhoods if this amendment currently passes as written.  They would have more commercial areas, deeper commercial buildings in residential areas, more apartments, no maximum building size and areas included so that developers could create larger lots to develop.  Additionally, unlike current commercial zoning where restaurant use is a special exception, C-R allows for restaurant with alcohol service permitted as a right. C-R means you could have a restaurant where food is cooked with residents living above?  Do we really want to create fire hazards?  How is this better for this community?

I don’t think that question was ever answered last night.  I do think that the many residents who showed incredible courage to speak at the meeting had the same desire in mind.  In my next post, once I have listened and can accurately quote these residents, you will hear in their voices and pleas, their desire to have Newtown Square remain a township of neighborhoods, where the neighborhoods are protected.  They want the Township Officials to work on a Comprehensive Plan, not this spot zoning.  Residents don’t want Township Officials to create larger Commercial areas that encourage development into the neighborhoods. Residents want the Township Manager to hold accountable property owners who have purchased residential properties they've allowed to deteriorate and that these owners want to make commercial. Residents don’t want the township to reward these owners with zoning that is perhaps more financially advantageous to these individuals but clearly reduces the value and quality of life for those surrounding neighborhoods.

The Public Hearing of this proposal was closed last night.  The Supervisors will discuss and consider adoption of this amendment at the Supervisors’ September Public Meeting.  In the meantime, I urge residents to continue to reach out to the Supervisors and Manager.  Tell them to go back to the drawing board.   Tell them to take the advice of the wisest of Newtown residents, Regi Siberski.  It’s time to update the Township COMPREHENSIVE PLAN!