D.L. Howell has enjoyed working closely with Stonehaven Homes for several months on some exciting residential developments in both Easttown/Tredyffrin Township Chester County and Middletown Township, Bucks County.
Last week, the Easttown Township Board of Supervisors granted preliminary/final approval for the seven-lot Berwyn Village Subdivision. The cul-de-sac community being developed by Stonehaven Homes will consist of six new single-family homes and seventh home being a restored farmhouse. Berwyn Village is conveniently located within walking distance to the Berwyn Station and the pedestrian bridge to cross into the heart of Berwyn.
In addition to the seven single-family homes as part of this approval, there are plans in the works for a community right next door for an additional 18 single-family homes. With all the conveniences located so close, it is expected that these beautiful homes will sell quick.
If this isn’t the location you were looking for, you can also check another recently approved Stonehaven Homes community, Oakview Estates located in Langhorne, Bucks County. This ten-lot community is located directly across the street from the community full of multi-use trails and playgrounds. These homes are already selling quick and won’t last long.
Approximately two years after Land Development approval through New Garden Township, the Manfredi Cold Storage Expansion is nearing completion. Manfredi Cold Storage is a full service environmentally controlled storage facility providing cold storage for products making their way from eastern sector port facilities to destinations across the country. The expansion is the second of two in the last five years involving food grade refrigerated and frozen warehouses currently storing products from over 22 countries around the world. Also operating out of the expanded facility and supporting the warehousing capability are International Repack, Manfredi Logistics Service, Inland Transportation and National Refrigerated Freight.
The project entailed securing Local, State and Federal government approvals for the following five buildings onsite: 110,292 SF Cold Storage Warehouse, 10,800 SF Multipurpose use including office, breakroom, bath and locker room facilities to support 24 hour trucking operations, 2,400 Drivers Lounge and a second 18,000 SF Multipurpose use including office, repacking facilities and temporary warehousing.
Part of the 110,000 square foot building expansion project involved the incorporation of a full-service rail spur enabling product delivery and transport via East Penn Railroad Company who maintains switch capabilities with two Class 1 carriers, CSX and Norfolk Southern.
The magnitude of proposed impervious coverage associated with proposed roof area and concrete trucking circulation area made providing adequate stormwater management a challenge. Stormwater systems needed to be shallow and expansive to meet NPDES infiltration loading ratio requirements. The sheer size of the underground stormwater facilities made staging of construction activities a major engineering accomplishment. Multiple sequences of construction and staging were worked through in great detail to ensure that existing operations could continue and that proposed building construction and associated heavy equipment would not compromise the location of proposed stormwater management facilities.
DL Howell routinely secures approvals in southern Chester County, many of which involve mega-mushroom producing facilities, commercial office park developments, and residential developments.
Contact us to discuss your development approval needs!
DL Howell has been contracted by the Westover Companies for site design for leasing offices and fitness centers at their apartment complexes in Pennsylvania and Delaware. The Westover Companies is headquartered in King of Prussia and was founded in 1965. Since then they have grown to own approximately 12,000 apartments in counties throughout the Philadelphia region including; South Jersey, Delaware, and Maryland. They provide their residents with comfortable and affordable choices in apartment living including convenience to public transportation. While most of their apartment complexes are existing, they continue to follow the industry to provide their residents with the most current amenities. The latest trend is providing residents with a standalone rental office with an attached fitness center. They plan these buildings close to a pool or central location within the complex. This provides residents the convenience of a fitness center included with the rent which eliminates the need to drive elsewhere. The leasing office also provides a convenient location to conduct apartment business while offering new residents a private place to meet and evaluate the complex. The latest trend is to provide a secure area within the office for delivered packages. A locker with a code is provided to the resident when a package arrives. They can pick it up 24 hours a day without relying on the office manager to be there or having the package left in the open.
DL Howell has designed five of these buildings within the past year and has just been awarded five more. The challenge with designing these buildings is fitting them within existing site constraints so we work closely with Westover Companies and their Architect, C E Hough. We layout the building to maximize visibility, design parking, handicapped accessibility, utility connections and storm water management. We also work with the Township, Government agencies and Utility companies to secure all the necessary permits for approval. Depending on each Municipality and area of disturbance, approvals range from Land Development to just a simple Grading Permit meaning the difference between several months and several weeks. The Westover Companies rely on DL Howell’s expertise for engineering and approving these buildings in a timely manner and we appreciate their trust and look forward to five more successful projects.
We’ve all been there. You’re in the car trying to pull out of someone’s driveway, and it is next to impossible to see vehicles traveling down the street. The sweat starts to bead on your brow and visions of an impending accident race through your mind. Inevitably, most of us just floor it and hope for the best. But nonetheless, this is a very dangerous circumstance that can be avoided in the future by designing safer intersections and driveway access points using some good old sight distance calculations.
There are several types of sight distance calculations used in road design, but we’ll only focus on two, sight line distance and safe sight stopping distance. The first is the sight line (visibility) calculation. Basically, this is the viewpoint of the person pulling out onto a road looking in both directions. This calculation determines how much distance is needed for someone to identify an oncoming vehicle and safely pull out onto a roadway. The Department of Transportation has guidelines on this calculation based on design speed limit, the slope of the road, and reaction time. The general rule of thumb is for every 1 mph, the motorist should be able to have an unobstructed view of 10ft. For example: on a 35 mph road, the motorist should be able to see approximately 350 ft. in both directions.
The second calculation is safe sight stopping distance. This is from the viewpoint of someone driving along the road. Based off of two phases (driver perception/reaction time and braking distance of an average vehicle) this calculation is used to determine how much distance a motorist traveling down a roadway needs to identify an obstruction in the road and be able to stop completely. So if someone pulls out in front of a car driving down the road, the car can safely avoid a collision by coming to a complete stop. While also taking into account the design speed limit and slope of the road, this calculation will allow plenty of space for even the most inexperienced of drivers (Denny Howell).
So if you are proposing to build a new driveway, modify an old one, or even constructing a street, call D.L. Howell & Associates first to check if you will have proper safe sight distance and we’ll see (pun!) what we can do.