November 3, 2023

Chadds Ford ‘a dying community’

Henderson Group President and CEO Brian Coyle Coyle discussed the loop road and a way to get it built during as meeting with the Chadds Ford Business Association.

Chadds Ford Business Association members and guests heard a lot and said a lot about the loop road that still isn’t completed despite it being approved six years ago. Maybe it would be more accurate to say that the members said more about the latest obstruction to completing the last leg of the loop. Ultimately, the CFBA is looking for ways to help get the road built.

“We’re a dying community,” said Mary Marines, a Chadds Ford resident and a member of the CFBA Board.

Wayne Megill, also a Chadds Ford Township resident and a developer, was equally strong. “They’re willing to let Chadds Ford rot,” he said. “Chadds Ford will fall.”

The comments came after a presentation about the loop road and a possible solution to getting the road built, a solution that never even made it to the supervisors.

That final leg of the loop around the intersection of Routes 1 and 202 is known as the Hillman Drive Extension. It would connect the two state roads via Hillman Drive through the Chadds Ford Business Campus owned by the Henderson Group. Henderson still wants to complete that loop, but the COVID pandemic stalled the project, and the company is millions of dollars short of what it needs to do the job, according to Henderson’s president and CEO Brian Coyle.

Coyle told the group that his company has $2 million in grants from the state but still needs an additional $5 million to finish the loop. To raise that capital, Henderson proposed constructing and renting a 240-unit, age-restricted apartment building for the 21-plus acre lot the company owns at Route 1 and Brandywine Drive across from Hannum’s Harley Davidson.

“The idea for the 55-plus community was an offshoot of trying to make [the Hillman Drive Extension] a reality,” Coyle said.

But that idea was shot down when the township Planning Commission declined to recommend approval to the Board of Supervisors. The property is in the PBC Zoning District, but residential use is not permitted in a Planned Business Complex District.

“We proposed amending the PBC District text to allow age-restricted living as a conditional use,” Coyle said. “We went to the Planning Commission. We got some feedback from them. At some point, there was a vote taken and they unanimously decided not to recommend the plan to the supervisors.”

Chadds Ford’s zoning ordinance allows for an office building or retail on the site, and a supermarket was approved years ago, though that was never built. But either one could go in without any zoning change.

Coyle said the apartment complex would generate less traffic than shops or an office building, maintain more green space, and have less impervious coverage. Henderson would also build a trail and sidewalks so residents could walk to the Painters Crossing shopping center.

Megill interjected that he’s been dealing with the township as a developer for many years and referred to both the Planning Commission and the Board of Supervisors as being “so focused on not being Concord Township that they’re willing to let Chadds Ford rot.”

He went on to say that people want more convenience, want things such as shops within walking distance.

“If you want more convenience, things have to get denser. This mindset of nothing ever changing is so ingrained in the governance of Chadds Ford Township that we can see it in the village, that the nicest business in the Village of Chadds Ford is a Sunoco Station.”

Megill added that his personal opinion is that “Chadds Ford’s going to really fall hard, in the next seven years, and then maybe we can build it back if there’s anything left.”

And he called Henderson’s apartment plan “…smart development. Build the loop road, put the density in, and let’s create progress. Let’s move forward.”

Both Mary Marines and Joe Lafferty, president of the Chadds Ford Business Association, asked what the CFBA could do to help.

“Where do we go from here,” Marines asked. “How do we reintroduce this? It’s exactly what this community needs. It needs more people. It truly does. How do we start over again?”

“I don’t know,” Coyle said, “but this [discussion] is a start and I’m interested in keeping this going for you who might be supportive of the project.”

He added that it was important for people who are supportive to show up at meetings, talk with other people in the community, including supervisors, and find out what they think about a given proposal, and why they think it might be good or bad. But the idea behind the apartment plan is not dead.

“Not everything gets done on the first go-around,” Coyle said.

About Rich Schwartzman

Rich Schwartzman has been reporting on events in the greater Chadds Ford area since September 2001 when he became the founding editor of The Chadds Ford Post. In April 2009 he became managing editor of ChaddsFordLive. He is also an award-winning photographer.

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Boost Your Business: Hiring your first employee

You’ve put in the hard work building your business from the ground up. And it’s finally starting to pay off. The only problem: now you have more work than you can handle.  Growth is always a good problem to have. But it does come with its own share of challenges. If you’ve made it to this point, you have two options. The first is to let new business opportunities pass you by, ensuring you don’t take on more than you can handle. The second option is to lighten your load by hiring someone to help.

Should I hire an employee or independent contractor?

If you need help building your business, there are two ways to hire an extra set of hands – adding an employee or signing an independent contractor. While there are pros and cons to both, it’s important to understand the difference.

Employee: An employee is hired to work for your company on a full- or part-time basis. This means you, as the employer, have control over how, when and where they do their job. However, this control comes with added responsibility. When you hire an employee, you’ll need to withhold payroll taxes and report their income, in addition to abiding by other federal, state, and local employment laws. Then, there are additional benefit considerations – like offering vacation, sick time, and health insurance. These are just some of the basic responsibilities that are tied to having employees.

Independent contractor: A contractor is a self-employed worker who is hired for specific services. According to the IRS, that means the payer only has the right to direct the result of the work – not how, when, or where it’s accomplished. Contractors can also perform work for multiple clients at the same time. When hiring a contractor, you still need to report their income using the appropriate tax form. But they are responsible for their own taxes and benefits.

Contractors can be a great option if you need additional work that doesn’t have to be done at your location in the time you require.  They can bring their specific skillset to the table, without the long-term commitment of hiring an employee.

When is the right time to hire an employee?

Every business is unique. So, there’s no right answer to when the best time is to hire an employee. Instead, you’ll need to find the right balance for your situation.

Too early: The biggest challenge to hiring your first employee is typically a financial one. Hire someone too soon and you’ll run the risk of encountering cash-flow problems. Or if you don’t have enough work to support a team member, you could be paying someone who doesn’t have enough to keep them busy.

Too late: However, if you start hiring too late, you may miss out on opportunities to grow your business. Or you could get in over your head and risk disappointing your current customer base.

Either scenario is less than ideal. That’s why it’s important to plan ahead.

Decide in advance when it’s a good time to bring on an employee – like when you hit a certain sales goal, or at a time when an employee can perform work that will significantly increase your revenue. Remember, it never hurts to interview employee options and also speak with a contractor before deciding which one works best.  You can also speak with a contractor and use that option in the short term before hiring someone.

What changes do I need to make to my business before hiring an employee?

One big obstacle to hiring your first employee can be the logistics. The truth is, that hiring an employee means you’ll have a lot more rules to follow. If you have specific questions about your business, talk to an experienced lawyer for legal advice.  I always suggest using your CPA not only to answer all the financial questions but as a sounding board as they usually have worked in these situations with other clients.

Generally speaking, before you make your first job offer, you need to:

  • File for a federal employer identification number (EIN). If you don’t already have one, this number will be used for tax documents that are submitted to the IRS.
  • Register with the state. Depending on where you live, you may need a separate tax ID number for your state. You may also need to pay your state’s unemployment compensation tax, which is used to support workers if they lose their job. Also, check with your locality to see if they require local taxes be withheld as well.
  • Set up your payroll. You’ll need to set up regular pay periods and decide if this employee is salaried or hourly. It is usually best to pay the person hourly.  You do not want to have someone on salary and find out later that they should have legally been receiving overtime.  Again, speak with your CPA if you do not know the difference.  Always have your employee complete a W-4 form, as employers withhold the state and federal taxes based on the information completed in the employee’s W-4 form.
  • Display required notices. You may be a small business. But as an employer, you’re now subject to many federal, state, and local labor laws. And depending on your industry, that may require displaying certain notices or posters for your employees to see. The Department of Labor’s FirstStep Poster Advisor tool can help you decide what rules apply to your business.
  • Create an employee handbook. This step may seem like overkill for your first employee. But if you don’t have anything in writing, you may be left defenseless against future bad behavior. It is always best to get your policies set before you have any disputes. Contact us directly at Maria@Maria-L-Novak.com if you would like more information on a handbook.
  • Prepare your onboarding process. Before making your first hire, it’s wise to think through how you’ll train your employees. Developing an onboarding process in advance can help your new hire get up to speed faster and eliminate any frustrations caused by a lack of direction.

How do I find the right candidate for the job?

Your first hire will likely have a significant impact on the future of your business – good or bad. That’s why it’s critical to find the right person to fill the job.

  • Understand hiring laws. When hiring, keep in mind that there are questions that you can’t (or shouldn’t) ask. To avoid being discriminatory in your hiring decision, steer clear of asking about topics such as a candidate’s age, religion, disability, marital status, or any other protected characteristic. The U.S. Equal Employment Opportunity Commission (EEOC) has a helpful guide on its website to understanding employment laws and avoiding discrimination in hiring decisions. If you have specific questions, it’s best to consult a lawyer for legal advice tailored to your business or situation.
  • Write a compelling job description. When writing a job description, make sure it clearly describes the work that will be performed, as well as any qualifications you expect from applicants. Be practical. Have realistic expectations. And don’t forget to explain why it will be great working for your growing company. Then, post your listing to online job sites like Indeed and LinkedIn.
  • Consider a benefits package. With so many job opportunities available right now, an offer with competitive pay and benefits can help attract top talent.
  • Use your network. For businesses with fewer than 100 employees, it’s estimated that about half of all new hires are generated by referrals. So be sure to use your personal network to your advantage. Let your friends, family, and professional contacts know you’re hiring and ask if they know anyone that would be a good fit. And don’t ignore the power of social media platforms.
  • Prepare for the interview. Once you’ve narrowed down the field of candidates, it’s time to conduct interviews. Be sure to prepare your questions ahead of time and make a list of the attributes you’re looking for. This will make it easier to compare applicants.

What should I do during the hiring process?

After you’ve found the perfect candidate, it’s time to make an offer and set a start date. But of course, it’s not quite that easy. Here are some steps you should take to protect your business and ensure a smooth hiring process.

  • Fact-check their resume. A resume is a great starting point to learn about someone’s background, but it won’t tell you everything. Consider following up with previous employers or alma maters to make sure a candidate’s experience checks out. Be aware that most employers only need to provide dates of employment and/or whether the individual would be considered “eligible for rehire.”
  • Conduct a pre-employment screening. Your first employee may have access to everything from important files to financial records. So, you’ll want to make sure they can be trusted. Consider a background check and drug screen to check for any signs of past criminal conduct or substance abuse.
  • Write an offer letter. Write up the details of your job offer and submit it to your soon-to-be employee. This should include information on the position, salary, and any benefits you’re offering. The offer will serve as the foundation from which any negotiations start.
  • Be prepared to negotiate. Applicants are likely to try and negotiate for higher pay or benefits. Be prepared in advance for any compromises you’re willing to make. And be honest with them if you can’t budge on salary; consider offering other incentives like vacation time or training opportunities.

Complete your paperwork

Congratulations! Your offer has been accepted and your new employee is ready to start. Now it’s time to get working on all the forms required by the U.S. Department of Labor. Be sure to keep copies of everything for your own records.

And start that important employee file, keeping track of any problems and all assets so you are prepared in case of employment issues, or hopefully those great employee reviews.  Then, as you grow, the hiring and onboarding process will get easier and easier!

About Maria Novak Dugan

Maria L. Novak Dugan is president of Marketing Solutions & Business Development, a firm serving Pennsylvania, Delaware, and Maryland, offering creative marketing services and goal implementation for small businesses. She has more than 30 years’ experience in the Marketing & Sales Industry ... 13 of those as the sole sales representative for a Pennsylvania payroll company growing their client base by over 500%. Maria Novak Dugan is also the former Managing Director of the Delaware Chapter of eWomenNetwork. Creating, developing, and conducting this division of a national organization strengthened her knowledge of networking, event planning, fundraising, and small-business development. For more information, contact Maria at 610-405-0633 or Maria@Maria-L-Novak.com or visit www.Maria-L-Novak.com

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