John Rock, Inc. received final approval from the Sadsbury Township Board of Supervisors to construct an 88,000 S.F. building. John Rock is one of the five largest pallet manufacturing plants in the United States. They are located just off the Route 30 bypass in West Caln Township and have been there since 2004. D.L Howell & Associates, Inc. assisted them through the Land Development process to obtain all the required approvals to expand their business onto the adjacent property which is located just over the Township line. DL Howell worked closely with John Rock, Inc., D. Howe & Sons Construction Co., Orsatti & Stuart Associates, Inc., and Gawthrop Greenwood, PC to secure the various approvals. These approvals were obtained from Sadsbury Township (for a Lot Line Change, Land Development, and Zoning Variance), West Caln Township for a Grading Permit, Federal Aviation Administration (FAA) due to its proximity to the Chester County Airport and the Chester County Conservation District. Construction is slated to begin very soon and is expected to be completed by November of this year. DL Howell is very appreciative to have had the opportunity to assist “America’s Premier Pallet Manufacturer” in expanding their business.
Stormwater infiltration testing is required for projects that require stormwater management. In most cases, the infiltration rate computed by these tests are fine, but in some cases, testing doesn’t work due to limiting zones. A limiting zone is defined as the upper limit of any zone or soil layer that is expected to limit the soil’s ability to treat the wastewater. More or less, it means that water cannot infiltrate the ground in this area. Some forms of limiting zones are high water tables, shallow bedrock, and redoximorphic features in soils. High water table and shallow bedrock are pretty much straightforward. You dig down and hit solid rock, there’s your limiting zone. You dig down and the hole begins to fill up with water, there’s your limiting zone.
But what are redoximorphic features? These features can form when the soil is saturated to the point that most all pores are filled with water and there is an absence of oxygen, or when changes to the chemical processes in the soil occur. When the hole is dug for the test, an examination of the soil is necessary to determine if these features occur. A way to determine this is if the soil has a reddish color to it. This shows that the section of soils has a potential to contain groundwater at certain times of the year.
If these features are encountered during the time of testing, a new location must be chosen, or the infiltration system bottom must be set at a minimum of two feet above the limiting zone. Contact D.L. Howell & Associates, Inc. for all your infiltration testing needs.
The RV business is booming at Stoltzfus RV and Marine on Route 202 in Birmingham Township, Chester County. D.L. Howell was contracted by Stoltzfus RV to secure approvals for the proposed expansion of the lot adjacent to the existing Stoltzfus RV site. The 13,750 square foot building will be used to service and maintain the customer’s RVs. The project required a range of approvals including conditional use, land development, NPDES, and PennDOT. Additional approvals were needed from Thornbury Township for the discharge of the stormwater management to the existing basin on the current Stoltzfus RV site.
D.L. Howell enjoyed this opportunity to work closely with Earl Stoltzfus and his team throughout the entire process and also with Anthony Diver and the Tamora Building Systems team during construction.
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.
Blah, Blah, Blah,
Write Report… Onsite report preparation!
RETURN EMAILS, PHONE CALLS, CHECK IN WITH OFFICE…
TIME TO GO TO NEXT SITE…
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…
WRITE THIS NEWSLETTER!
D.L. Howell & Associates, Inc. was contracted by Francis Iacobucci Properties, LLC to provide civil engineering services for this residential project in the heart of West Chester Borough. The project is for the construction of 5 single-family attached luxury carriage homes on a site that was formerly the residence of Claude Raines located at 400 South Church Street. D. L. Howell worked closely with Fran Iacobucci and his professional design team including; Frone Crawford, legal counselor, and Tom Bello, architect, to refine the site layout and architectural renderings after review and approval from the Planning Commission and Borough Council. The project started with involvement from the neighborhood association who reviewed the conceptual design.
The neighbors’ concerns promoted the development of a façade easement to protect the existing manor home. The new development focused on preservation of some existing features including; a stone retaining wall, brick sidewalks, and gated entry. These were used to create an entry into a central courtyard between the existing manor home and new carriage homes. The overall project resulted in a total of 5 new units with 2-car garages, and private driveway access to South Church Street. The existing manor home is also included and has a 2-car garage with access onto Dean Street. The entire community is furnished with extensive landscaping and privacy fence along the perimeter. It is also connected to public utilities and has a large underground stormwater infiltration and detention facility.
Construction for the project started in December of 2017 and is expected for completion by December of 2018. D.L. Howell is privileged to be considered as part of the design team with Francis Iacobucci Properties, LLC and looks forward to another successful project.
Renderings provided by Orsatti & Stuart Associates.
Construction continues at the Bentley Homes new Pemberton Community in New Garden Township. After beginning construction early last year, Phase 1 is nearly halfway completed. D.L. Howell has been with this project from the beginning working through the subdivision process and obtaining all necessary approvals. Resting on over 20 acres and surrounded by scenic countryside, Pemberton consists of 86 luxury townhouses currently listed to start in the mid 200’s. The site is conveniently located along Pemberton Road, it’s just minutes from downtown Kennett Square and Longwood Gardens with easy access to Route 1.
Please call 484-200-7721 or visit http://www.bentleyhomes.com/pemberton/ for more information on the community, and also visit http://www.dlhowell.com to find out how we can help you with your next project and more updates on the Pemberton construction.