Bobbing and weaving to keep up with the constantly changing apartment market in Chester County is not an easy task. Sometimes, in an effort to meet what the market demands, architectural changes are necessary. With that, an Amended Conditional Use Plan approval was just granted for a plan proposing three individual high-end apartment buildings as opposed to the previously approved single structure. The parcel of ground sits just to the West of the Excellon Headquarters in Kennett Square, PA. The site plan still proposes 175 apartments, just in three buildings as opposed to one.
DLHowell assisted the Developer in situating the newly created three building layout so that the anticipated cuts and fills would balance. Due to the sloping nature of the site and Developer’s desire to have a consistently finished floor elevation around the entire perimeter of each building, grading was a challenge. However, a grading solution was achieved and at the end of the day, the separation of one building into three allowed the structures to “step down” the slope and more effectively merge with the lay of the land.
Next step: Amended Final Land Development Plans will be prepared and submitted to the Township for review. Those plans depict revised grades, erosion controls and stormwater facilities to accommodate the new layout. Additionally, lighting and landscape designs will be modified to meet code requirements associated with the revised improvements. DLHowell will assist the Developer in securing a Major Modification approval associated with the current NPDES Approval after which, construction can begin!
IN THIS SEGMENT, WE TAKE YOU ON A PHOTOGRAPHIC “RIDE ALONG” OF A TYPICAL DAY HERE AT DL HOWELL WHERE THE FIELD AND OFFICE BECOME ONE.. 3, 2, 1….go!
4 SITE VISITS
22 PHONE CALLS
2 ZONING EMERGENCIES
2 WAWA STOPS
Happens every time…the week right before a holiday is ALWAYS crazy. Not sure why, but it just is. More importantly, how did I allow my company newsletter obligation to fall on one of those weeks? Can’t answer that but I assure you it won’t happen again! With that said, and paper still flying here in the office, I’ve decided to just photo-document a recent day at DL Howell. Hmmm…how about Thursday – enjoy the photos!
SITE VISIT 1: STORMWATER OVERSIGHT BAILEY STATION
Historic…..oversee one of the last remaining on-lot seepage beds being constructed at the Bailey Station Subdivision.
Aside: The Bailey Station Subdivision started the approvals process in 2003. Located in Thorndale, PA, it consists of over 400 single family homes and townhouses, has taken over a decade and a half to complete and throughout this subdivision’s “Construction life” it has survived one Great Recession and a multitude of PADEP regulation changes mostly associated with the Federal NPDES Program.
SITE VISIT 2: STORMWATER OVERSIGHT DOWLIN FORGE STATION
Oversee construction of underground seepage bed at Dowlin Forge Station Subdivision. Dowlin Forge Station is located in East Brandywine Township and consists of 200+ townhouse and single-family homes. D.L. Howell is responsible for providing the required stormwater management facility oversight as mandated by the Federal NPDES Permit requirements. No oversight, no NPDES Permit termination…
More Check Subgrade… More Check Stone… More Check Pipe… Ahh…you get the picture…
RETURN MORE EMAILS, PHONE CALLS, ETC…
ZONING EMERGENCY 1:
From field and in between site inspections, work with Client and other land use consultants to save a Chester County Micro-Brewery (that will remain nameless) from dying a slow, painful zoning death… In our business, timing is everything. Sometimes, coordination with and responses to Municipal officials need to happen quickly no matter where you are to keep a project alive. Frankly, this pace is the part I love most about this job….
SITE VISIT 3: SIGHT DISTANCE CHECK SINCLAIR SPRINGS
Sinclair Springs is a 26-acre site located just south of the Borough of Kennett Square. The project is currently under construction and proposes 79 townhouse units. With the construction of the two main entrances to the development complete, DL Howell was asked to confirm that site distance and site triangle calculations meet code. Mission accomplished, the site is code compliant with the removal and relocation of two small bushes…
WAWA STOP NUMBER TWO… COFFEE AGAIN
ZONING EMERGENCY 2:
Coordinate with Municipal zoning officials to, hopefully, keep plans for a community pool moving forward. This one involves a local sports facility and their plans to implement a new pool to be used a part of their 2018 summer recreation program. How quickly can a pool be built?? Facing several zoning hurdles, this one needs immediate attention…Step 1, get a meeting with the Municipality to discuss…
SITE VISIT 4: POOR SOIL ISSUES – PEMBERTON
The “Pemberton” development consists of 82 planned townhouse units and is located in northern New Garden Township. DL Howell was asked to advise on the possibility of changing drainage patterns in light of a small area of poorly draining soils on site….
RETURN THE LAST OF EMAILS, PHONE CALLS FOR THE DAY…
D.L. Howell & Associates assisted Henkels & McCoy in securing approvals for the expansion of their operations facility in Cliffwood (Aberdeen Township), NJ. The project entailed a roughly 2000 SF office expansion to their current office building and 12 new parking spaces to support the new office space. The approvals were complicated by decades-old zoning relief and the need to confirm whether conditions associated with that relief were adequately complied with. DLH submitted plans to the Township and Freehold, NJ Soils Conservation District for approval. In late January, DLH attended a Zoning Board of Adjustment meeting where site plan, variance, and waiver approvals were all granted. Final plan revisions will be made to comply with the conditions of approval and the project should be on track for construction this Spring.
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!
Construction begins on the new Bush Collision Center on Matlack Street in West Chester. DLH assisted the applicant through the land development process in West Goshen Township, Chester County. The development plan proposed a retrofit of the former Bell Atlantic facility including the rehabilitation of several existing garage bays, modification to the existing front building façade and expansion of the rear building to make room for an expanded collision center.
The project stormwater design was complicated by an existing undersized stormwater facility, shallow rock and limited area for expansion. DLH worked with the Township Engineer to implement a modification to the existing stormwater system that provided adequate rate control and water quality benefits.
Approval of the project and proposed upgrades will allow for a more aesthetically pleasing site via improvements to an outdated lighting design and added landscaping materials.
To date, the framework for the new front entry has begun, footers have been poured and existing asphalt has been removed. Proposed improvements to the existing stormwater basin have also begun.