2021 Election Info



On Thursday, July 22, 2021, voting for nine board seats and 2 bylaw amendments ended. Verifying and counting the votes was completed on Tuesday at 1:19pm. Thank you to all the candidates who ran for the board, we are extremely grateful for their willingness to give of their time, energy, and knowledge to the Chestnut Hill community.


Number of ballots received:             513

Number of invalid ballots:               51

Number of valid ballots:                  462


The following is the list of candidates and the number of votes each received. The top nine candidates will fill six 3-year seats, two 2-year seats and one 1-year seat.


Elizabeth Wright                  305                  2-year term*

Tony Banks                           303                  3-year term

Keith Kunz                            295                  3-year term

Jeffrey Duncan                      291                  3-year term

Camille Peluso                       276                  3-year term

Ross Pilling**                        271                  1-year term*

Greg Lattanzi                        265                  3-year term

George Deming                     249                  3-year term

Tim Breslin                            246                  3-year term

Jody Greenblatt                    213

Jim Seif                                  186

Matthew Rutt                        185

Hillary O’Carroll                  170

David Caulk                          144

Graham Brent                       133

Jason Pierce                           120


*Requested by candidate





1.  Page 3, Article 1 - The Association, Section E, #2: Chestnut Hill Community Fund

– change to last sentence to reflect written report vs. in person.

Proposed change to language: The reports shall be presented in writing by the

President of the Fund, or the Trustees’ designee, at the Annual and October

meeting of the Board.

Approve: 423

Not Approve: 9


2. Page 9: Article IV - Officers, Section A, #4: Election

Proposed change to language: “at least 8 days” to “at least 10 days” for consistency with #3 B - Nominating Function

Approve: 426

Not Approve: 1



 CHCA 2021 New and Re-elected Directors


Tony Banks 

I am a Vice President at Wolf Commercial Real Estate and lead WCRE’s retail practice in Pennsylvania. I focus on multiple area of commercial real estate in the Philadelphia and South Eastern Pa markets. Throughout my career, I have worked with local and national retail tenants, landlords, community, and neighborhood development groups, investors, and startup companies. Before embarking upon a real estate career, I spent more than a decade on the trading floor of the Philadelphia Stock Exchange, where I worked with some of the more prominent firms on the NYSE, including Goldman Sachs and Susquehanna International Group. As a part of the Chestnut Hill community, I believe in the CHCA and have admired the work they do.

I believe that I can be a positive influence, while representing the voice of the Chestnut Hill community through aiding in providing clarity and understanding in complex situations. There are so many important issues that are at the forefront in Chestnut Hill and while coming out of a pandemic. I think we embrace this moment as I see this as a unique time to seek opportunities and strategically align ourselves as a more unified community. 

Tim Breslin
A resident of Chestnut Hill since 2015 and lifelong Philadelphian, Tim has spent the entirety of his career in and around technology. Working in both the advertising and publishing industries, he has helped some of the worlds largest brands better understand how to adapt to the rapidly changing world in which we live. Tim has a passion for big old trees, historic architecture & vibrant small businesses. He absolutely despises litter and spends much of his time cleaning up after people who should know better. Tim’s wife is an attorney with local government and his children attend Our Mother Of Consolation Parish School.

Tim Breslin shared his intentions if made a CHCA Board Member, saying "I’d like to support the CHCA’s efforts of conservation of green space and the preservation of historic structures. I feel my background in technology and marketing are underrepresented currently and could provide significant benefit to the CHCA and it’s established mission."


George Deming

As a lifelong, third generation resident of Chestnut Hill, I am running for the CHCA Board of Directors because I have always loved this community.

Chestnut Hill is a unique historic neighborhood that is a wonderful place to live and raise a family. My greatest concern is that we carefully maintain those qualities that have drawn all of us to this place.  As we grow, development is inevitable and necessary for every community to thrive and survive.  However, that development must be very diligently managed with our primary focus on historic preservation and conservation of the natural resources of the Wissahickon Valley.  It is absolutely vital that we not lose the very qualities that have made Chestnut Hill the Chestnut Hill we all know and love.

For 29 years I have built a career in the financial services industry and was a partner at a firm that managed substantial assets.  At this point,  I now have the time and energy to focus my passion for Chestnut Hill into helping this community carefully manage the growth we all know is coming in a fashion that protects and preserves our most important assets: This beautiful natural environment and nationally important historic district.    


Jeffery Duncan

Jeffrey Duncan has lived on Summit Street in Chestnut Hill with his wife, Kristen Regina, since 2016.  They moved to Philadelphia from Washington, DC, when Kristen accepted a position as head of the library and archives at the Philadelphia Museum of Art. 

Currently, Jeffrey volunteers as Site Manager and Curator for the Naomi Wood Trust at Woodford Mansion.  He also volunteers as Ward Leader of the 9th Ward Democratic Committee.   Prior to joining Woodford, Jeffrey was President of Duncan Government Strategies, LLC, a government relations and consulting firm.   Before founding his consulting business, he spent more than 30 years working as a Congressional staffer in the U.S. House of Representatives and the U.S. Senate, most of them working for Representative and then Senator Edward J. Markey (D-MA) and by the end of his tenure, Duncan served as Chief of Staff to the Senator.  Duncan graduated from the University of Delaware in 1980, with majors in History and Political Science. 

Jeffrey’s interest in the Chestnut Hill Community Association grew out of his work with the neighbors concerned about the proposed redevelopment of the former Sunoco station at 10 Bethlehem Pike, and he has worked with the CHCA to support its appeal of the recent decision by the City’s Licensing and Inspection Office to approve the developer’s plan to erect a 33-unit apartment building on this site.  He would like to join the CHCA Board to support the CHCA’s ongoing work to ensure that plans for this and other new developments in Chestnut Hill are compatible with the communities’ historic architectural fabric.


Keith E. Kunz

My name is Keith Kunz I am a fifth generation resident of Chestnut Hill and Mt. Airy. I am an electrical engineer with channel 29 and have been there for 21 years. Along with my wife Krystin we have two Children Brady and Aly who both go to NFA. My parents taught me the great benefits of volunteering and helping others.

Four years ago I became the President of the Water Tower Advisory Council. Helping to lead the WTAC to make improvements to the Water Tower campus and improve it for the next generation. I have fought to make infrastructure improvements like a new heater system. We have come up with a master plan for Water Tower through a grant with the Community Design Collaborative. Established volunteer clean up days with both neighbors and corporate help (Comcast Cares Days). This has taught me that building a base of volunteers and committed individuals is the best way to grow and execute the plans we put in place.

Becoming a board member on the Community Association was and is to be a good steward of the area that we call home. Helping to bridge the future but keep the feel and vision of this village we all call Chestnut Hill. I have learned from my first term on the CHCA that Chestnut Hill will not preserve itself. Chestnut Hill needs good stewards to protect it and to help craft future developments, businesses and social events that will contribute to the vision of Chestnut Hill.

Gregory Lattanzi
Gregory D. Lattanzi, Ph.D. has been a Chestnut Hill Resident for 18 years ago. He and his wife fell in love with the community, people and culture of this historic slice of Philadelphia, and are raising their two children here. Gregory is an archaeologist with training cultural resource management, historic preservation and museum studies. Currently he serves as Curator of the Bureau of Archaeology at the New Jersey State Museum and is the New Jersey State Archaeologist. Greg has been most visible as the husband of Haviva Goldman, founding President of the Friends of JS Jenks. He is also a member of the East Mermaid Lane neighbors group.
Gregory's knowledge and experience in the field of historic preservation would be a great asset to the CHCA Board at a time when the community faces new challenges in conservation and development.

Camille Peluso

I have been a resident of Chestnut Hill for 26 years and a practicing architect for 40 years. I am dedicated to creating buildings and places which embrace the past as well as look to the future. I greatly respect the unique quality and history of our village and would work tirelessly to maintain the character of this community which has made it one of the most desirable places to live in the city.

I am the principal of a full service architectural and interior design firm, Camille Peluso Architects, LLC. Established in 2005, the practice focuses on Corporate Institutions, including Government, Financial and Workplace Environments as well as Health Care, Retail, and Residential projects. My firm is certified with the Women Business Enterprise National Council.

I am also a member of the Pennsylvania Academy of Fine Arts Women’s Committee and a member of the managing committee of the Carpenter’s Company of Philadelphia.

Having chosen Chestnut hill as my home to raise a family, I am dedicated to the stewardship of this historic village. Please join me in working to keep the quality of our community and guiding it into the future.


Ross Pilling

Ross has deep, multi-generational roots in Chestnut Hill. He has been operating his conservation based real estate practice here for 28 years, facilitating major land acquisition transactions for a fortune five company, national conservation organizations, a private client base as well as for Federal, state, county and local entities. He has served as Chairman of the Board of the Pennypack Ecological Restoration Trust and Board Secretary to the Montgomery County Lands Trust. As a Board member of the Montgomery County Planning Commission, he had the opportunity to review every major proposed infrastructure and land development project in the County over a four-year tenure. Ross has worked for commercial/ industrial developers in the Philadelphia area as well as serving as Vice President and Director of Land Development for a local trust company. His masters in planning from the University of Pennsylvania has not limited him from learning many different aspects of the real estate market over a span of almost 40 years. He is beginning to enjoy the concept of semi-retirement albeit he can’t seem to let go of interesting projects like serving as a neighborhood representative striving to achieve a better outcome for the proposed development at 30 West Highland Ave.

Elizabeth Wright

Elizabeth “Beth” Wright, has been a Chestnut Hill resident for the past 17 years with her husband, Fabrizio Franco.  A former professional fundraiser, her Philadelphia career spanned roles with the University of Pennsylvania’s School of Arts and Sciences and the Curtis Institute of Music where she served as Vice President of Development.  She has been most visible in the Chestnut Hill community as a gardener and a member of the 30 W. Highland Neighbors Group Steering Committee.
In addition to tending her own garden — theirs is the “lilies house” on W. Highland Avenue! — she co-founded the Highland Station Gardens Initiative.  Working with neighbors, Septa, and the Chestnut Hill Community Association, she is working to create an oasis there for the community with new gardens and trees.  As a 30 W. Steering Committee member, she led the communications outreach that kept neighbors informed; she provided sworn testimony on behalf of the Neighbors at the ZBA; and she participated in the subsequent negotiations that yielded a better-designed building for the neighborhood.  She would bring the same energy and determination, commitment to transparency, and communications skills to the CHCA Board.