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Stop Sign Proposals
[Posted February 10, 2006]

Any driver or bicyclist who approaches W. Miner Street from a side street has to answer this question: does approaching traffic have a stop sign or not? If you are on Wayne Street, Brandywine Street or Bradford Avenue, the answer is yes, but if you guess wrong at any of the other streets, you risk being broadsided.

That was one of the items discussed at last Tuesday's Borough Council Public Safety Committee meeting -- by what criteria should the Borough approve or disapprove the placement of a stop sign. The same agenda had requests for stop signs at Barnard & Poplar (in front of Davis Oil Company) and at Virginia and Church (a block south of the Country Club) showing that the issue affects all parts of the Borough.

In response to a request from Borough Council, West Chester Police Chief Scott Bohn presented a draft document listing criteria for decisions concerning stop signs. He proposed approximately one dozen including the width of the intersecting streets, their alignment (right angle or something else), volume of both pedestrian and vehicular traffic, and the proximity of schools and other institutions that pose extra risks, such as hospitals, churches and bus stops.

Bohn also cautioned that some stop signs may actually cause more problems than they solve. For instance, a street with stop signs at every intersection may encourage people to drive faster between the corners to make up lost time. As anyone who drives on W. Miner Street knows, the irregular placement of four-way stops confuses some drivers and adds an element to chance at every intersection. Although it was not mentioned at this meeting, neighbors have testified at Council meetings in the past that stop signs increased pollution from cars as they stop and start, while drivers complain that they increase fuel consumption.

Regarding the requests for new stop signs, the Council Committee voted 3-0 to recommend against installing a stop sign at Barnard and Poplar based on the low traffic volume on Poplar Street. Chief Bohn reported that his department knew of only one accident at the intersection in the past seven years and supported Council's decision.

Bohn made no recommendation concerning the intersection at Church Street and Virginia Ave. He noted that while the intersection, which already has stop signs on Virginia Avenue, is wide and is located in a neighborhood with nearly no on-street parking (that might obscure visibility), it has seen an increase in traffic in recent years as drivers have used it to bypass N. High Street. His department reported four accidents in the past five years, and he added that for a driver traveling north on Church Street, this intersection is the only one between Chestnut Street and Ashbridge Street without a stop sign.

Finally, Bohn added some comments about W. Miner Street after one council member asked about placed a four-way stop sign at the corner of Miner and Church (by Halladay's Florist). W. Miner Street presents an additional difficulty because it is also a state highway (PA842), so PennDOT has to grant permission for any new stop signs. They require five accidents at an intersection within a twelve month period, and despite two accidents on January 20, 2006, there have been only four in the past year.

WCJIM observes: Neighbors frequently request stop signs in the hope of slowing down traffic through their neighborhoods, although as suggested by Chief Bohn's comments, they may have the opposite effect. Borough residents can help by obeying speed limits as they drive in town, slowing traffic behind them and fostering a good example for others. Finally, when driving along streets controlled by stop signs rather than traffic lights, it is especially important to stay focused on your surroundings. Stash the cell phone, put down that burger and wait for a red traffic light before adjusting the music player.

Highlights of the Feb. 14 Council Work Session
[Posted February 15, 2006]

Things went smoothly at last night's work session as Borough Council dispatched thirty items on their agenda in just over two and a half hours. The most interesting items were the progress report on the Business Improvement District and the discussion about the West Chester Cycling Classic.

Lance Nelson, past president of the Business Improvement District board of directors, current president Fred Gusz and treasurer Roy Smith presented the BID's accomplishments in the past five years and plans for the next five. [NOTE: The BID charter lasts for five years. It was renewed last December for five more years.] Among the accomplishments are the increase in the price per square foot of downtown commercial space from $41 to $135 (compared to an average of $89 per square foot for similar space in the surrounding area); over $14.7 million invested in BID properties resulting in $10.5 million in increased property value assessments and $150,000 in new tax revenue; a reduction in the vacancy rate for commercial and office space in the Borough to below four percent; and the release of a book for prospective entrepreneurs called "Doing Business in West Chester."

Fred Gusz outlined the BID's goals for the future including streamlining the system by which business owners redeem "downtown bucks" (gift certificates accepted by local businesses), working with the Chester County Conference & Visitors Bureau to promote tourism in the Borough, continuing to improve street cleanliness, improving parking and attracting a movie theater and a hotel to the downtown.

The item that provoked the most discussion was the Special Event permit for the West Chester Cycling Classic scheduled for Saturday, June 17, 2006. Last year on June 11, the Borough hosted the Cycling Classic for the first time. The race included events for both amateur and professional cyclists that utilized portions of Gay and Market Streets in the Borough's downtown. Last night's agenda item called on Council to approve street closings following a 3-0 recommendation from the Public Safety Committee.

Council members were surprised (some might say "blind-sided") by four local business owners who appeared to complain about the date of the 2006 race. Although all asserted that they support the idea of the bicycle race, they presented a petition signed by "almost seventy busines owners" entitled "Peition to change the bike race from Saturday to Sunday" and asked Council to refuse to close the streets. Supporters of the race were also present, so the result was a bit of give-and-take on the subject of downtown special events. Here are some comments:

Mike Dempsey, owner of a bar on N. Walnut Street, said the "bike race in no way affected my business" but claimed that the loss of a single Saturday's business threatens the future of some businesses and that if one failed, it would start a chain reaction that would end West Chester's revitalization because "we're at a delicate stage right now." He also complained that no other restaurants were allowed to sponsor the race because it was reserved for Iron Hill Brewery.

Joe Norley, owner of a home furnishings store on W. Gay Street, described the response from downtown business owners to the petition as "overwhelming," accused the race organizers of "arrogance" and said that the race was "rammed down people's throats."

Dave Magrogan, owner of a bar/restaurant on W. Gay Street, identified himself as the president of the Restaurant Owners Association and argued that restaurants depend on their Saturday business, there are only 52 Saturdays each year, they just lost last Saturday due to snow, and they cannot afford to "take a hit" on another Saturday for the bike race.

Tim Phelps, executive director of the non-profit West Chester Cycling Classic which manages the race, defended the process by which the race was planned and the date selected. He admitted that the turnout in the first year was less than expected, said that he started to receive complaints from downtown businesses as soon as the Tuesday after the race, and described changes made for this year's race. He also explained that it is too late to change the day of the 2006 race to Sunday because of agreements with the national bicycle racing association and the need to plan how to market the race.

Katie Walker, the new president of the Chamber of Commerce, said that they were aware of the complaints and "one hundred percent dedicated to working with [the people with complaints]."

Fred Gusz, president of the BID board, said that the street closing time has been moved back since last year, when it was 11AM, to 1PM this year.

Creighton Rabs, a resident, reminded the organizers to take into account the traffic that is produced by the new SEPTA Transportation Center in the 200-block of W. Market Street when they plan the route.

Kevin Finn, owner of Iron Hill Brewery which sponsored the race, identified himself as a Borough resident, a member of the Chamber of Commerce board and the BID marketing board, expressed surprise at the negative comments. He explained that he and his partners worked for several years and spent a great deal of money "to bring a premier event to West Chester" which is why his firm does not allow other restaurants to claim a portion of the sponsorship.

Tom Mitchell, owner of the Blue Jean Cafe, said "I am for the bike race a hundred percent" and "If this year, we have to have it on Saturday to continue the bike race, then let's have it" but added that he wants a committee of downtown business owners to discuss how it will operate next year.

After a few more comments, Council President Paul Fitzpatrick (Dem, Ward 6) closed the discussion with the observation that all Council can do is vote to close the street or not, and urged the busienss owners to meet with the Chamber and race organizers to iron out the other issues. [NOTE: There will be a meeting of business owners and race organizers later today (2PM on Wednesday, February 15) at the Blue Jean Cafe located on N. Matlack Street.]

This item will be discussed further at tonight's Borough Council voting session. The only other item on the discussion agenda is the approval of meeting minutes from January, because two Council members who were not present will have to abstain during the vote to approve the minutes.

Entertainment Complex Proposed for the West End
[Posted February 17, 2006]

Louis D'Antonio, owner of West Chester Investment Properties Inc. has ambitious plans for the former Italian Social Club building on Hannum Avenue. Besides nearly doubling the size of the building, he wants to place a three-level parking garage on the current parking lot.
D'Antonio revealed his plans at a Zoning Hearing on February 13. His firm purchased the property in 2003 for $800,000 from the Italian Social Club, which built the original building on land purchased from Pasquale Laraia in 1944. The Club still rents space from D'Antonio, who wants to expand the facility to accomodate shows, political functions and large retirement dinners. To that end, he has applied for a liquor license (the Italian Social Club has its own) and proposed to add over a 10,000 square feet to the building plus room for a hundred more cars in his parking lot, which already provides 119 spaces.

DID YOU KNOW?
The Italian Social Club was founded by Pietro, Beradino and Emilio Berardi; Guiseppe Bruno; Elia Cipolla; Luigi Di Tullio; Luigi De Annuntis; Giovanni Di Ferdinando; Vicenzo D'Ambrosio; Eugenio D'Agostino; Nicola Mattia; Vincenzo Ricci; Vincenzo and Guiseppe Ruggiero; Francesco Sabatini; Nicola and Pantaleone Spaziani; Alfonso Sardello; Michele Saraceni; Giuseppe Stancato; Domenico Sicoli; and Luigi and Domenico Tavani.

The most visual dramatic change will be the parking garage, which will consist of two levels constructed over the parking lot that fronts on Hannum Avenue. The design takes advantage of the steeply sloped propety to use the driveway at the west end (next to the John L. Smith car lot) to provide access to each level from the outside, instead of constructing ramps inside the structure. As a result, the garage will fit more parking spaces into a smaller space, and leave room along the Chestnut Street side of the property for delivery vehicles to reach the back of the expanded building.

The present building was created in 1948 by adding a banquet room, two kitchens, meeting rooms and a parking lot to an existing clubhouse. The new addition will double the size of the main ballroom and add a new, smaller banquet room plus a "green room" for entertainers who perform at the club. All traffic will enter and exit using Hannum Avenue and the Chestnut Street entrance will remain closed except to receive truck deliveries.

COMMENTARY: Planning the Bike Race
[Posted February 19, 2006]

Disclaimer: The following is an opinion. WCJIM does not own a business in downtown West Chester (or anywhere else, for that matter). But he volunteers for a committee of the BID (Business Improvement District), served on the Urban Revitalization Committee and the Ad Hoc Liquor License Transfer Commission, and patronizes Borough merchants as much as possible.

This week, WCJIM reported on an effort to derail the second annual West Chester Bicycle Classic at Borough Council's work session, and today, the Daily Local News provided additional coverage. Briefly stated, three downtown restaurant/bar owners plus one other business owner got a substantial number of business owners to sign a petition that, if acted upon, would prevent the race from taking place this year.

Here's the rub -- the petition did not say "Stop the race." Instead it said "Change the day from Saturday to Sunday" without mentioning that the date had been set months ago by agreement with U.S.A. Cycling, an organization that coordinates cycle races all over the country. By providing signers with incomplete information, the petition garnered signatures but it did not present a viable alternative. It is as if WCJIM circulated a petition calling for victory in Iraq instead of defeat -- plenty of people would sign it, but who could make it happen?

According to Tim Phelps, the executive director of the local group that is organizing the bicycle race, planning for this year's race started about two days after last year's race, which was held on June 11, 2005. As a regular observer of Borough Council meetings, WCJIM has heard references to the race about every other month on average, so there has been plenty of opportunity to raise concerns. Although WCJIM has no direct knowledge of this, it seems equally likely that the race has been discussed at Chamber of Commerce meetings and at meetings of the BID (Business Improvement District). So the petition drive comes across as an ill-advised attempt to derail something that has already been agreed upon, rather than as an effort at constructive participation.

One other aspect of this affair is troubling. According to both WCJIM and the Daily Local News, the president of the Restaurant Association claimed that his constituents should not have to "take a hit" (i.e. make less more money than on a normal Saturday) to support an event that benefits the entire town. Yet his constituents benefit from other Borough events -- notably the Swingin' Summer Thursdays which attract people to town in the early evening four times each summer -- but no one has suggested that they kick back a portion of their extra profits from those nights. In other words, events like the Bicycle Race are designed to benefit the town as a whole, and it is normal that the benefits will not be distributed evenly. It is also fairly certain that people who came to the Borough for last year's bike race noticed the fine selection of restaurants that we offer, and highly likely that they came back to spend money at a later time. Unfortunately, that is harder to measure without sophisticated polling techniques, unlike the day's sales, which can be calculated by adding up the amount of money in the cash register.

Here is a final thought. In the past year, WCJIM has spoken to many downtown business owners and asked them about the bike race among other things. He found some owners -- including restaurant owners -- preferred to have the race on Saturday because their business is better on Sundays, and others who understand that the short-term effects are offset by the long-term benefits of promoting the Borough's business district. Maybe they've all changed their minds since then, but one thing is for sure: anyone who wants a say on how the 2007 edition of the bike race is organized should start getting involved sooner rather than later. If they wait until next February to voice their concerns, all they can do is become spoilers.

Students Prepare to Seek Housing
[Posted February 22, 2006 ]

As the people of West Chester go about their daily lives, the tension is mounting on the West Chester University campus. It's February, and that means it's time for most students to decide where they want to live next fall. The University is poised to hold its annual "Room Rampage" in March to allow students to register for on-campus housing. For those who miss out and do not live at their parent's house, that means they need to find housing off-campus.

Fortunately, West Chester's student rental market offers more choices and better quality than at any time in the recent past, thanks in large part to a zoning change made in 2001. That was the year that Borough Council passed the "Student Home Ordinance" after years of intense opposition from the town's major student housing owners. The Student Home Ordinance prohibits the conversion of existing homes into student rentals in neighborhoods that are already saturated, and directs it instead to the center of town and apartment complexes. Although the ordinance triggered a series of lawsuits from a group that claimed to represent the owners of existing student rentals (none of which were successful), it also opened the way for serious investors to construct new, high quality student housing.

After the State System of Higher Education refused to supply money for new student housing, West Chester University worked out an arrangement with private investors who financed the construction of nearly nine hundred "beds" (i.e. space for nine hundred students) at two locations, University Hall on North Campus and the "Village at WCU" on South Campus. Meanwhile, Pearl Properties of Philadelphia (named after president James R. Pearlstein), built a complex for 459 more students just across Rosedale Avenue in West Goshen in "W.C. Commons" and bought two of West Chester's older student rental properties -- College Arms Apartments on S. High Street (see sidebar) and the converted private residences at 231 and 233 S. Walnut Street.

The result was a net gain of over 1,300 beds and WCU students have been the beneficiaries. For the first time in years, students seeking off-campus housing found "For Rent" signs, not only during a two-week window in February, but all year round. With a relative surplus of student housing, some few landlords started to offer "lease signing bonuses" to fill their units. Others found it impossible to rent low-quality apartments and either sold them off or spent money to make them competitive with the new, Internet-ready, parking space-equipped housing on Rosedale Ave. and the University campus.

Until recently, student rental owners
had no incentive to spruce up their offerings

Some non-student residents have found the new pattern less than exhilarating -- complaints from long-term tenants have risen in recent years at Seven Oaks Apartments, which has seen its student population grew from zero to more than fifty units. Residents of the neighborhood that faces W.C. Commons across Rosedale Avenue have reported an increase in noise since the days when an abandoned factory stood on the site.