FINAL - Pennland Farm

TRANSITION STUDY

FOR

PENNLAND FARM

BEDMINSTER TOWNSHIP, BUCKS COUNTY, PENNSYLVANIA

PREPARED FOR:

PENNLAND FARM WEST COMMUNITY ASSOCIATION 975 EASTON ROAD, SUITE 102

WARRINGTON, PA 18976 ATTN: LORI CONNELL, COMMUNITY MANAGER

PREPARED BY:

BUSTAMANTE ENGINEERS, INC. 875 N. EASTON ROAD, SUITE 3B

DOYLESTOWN, PA 18902

DATE:

AUGUST 29, 2018

FINAL

Pennland Farm West Community Association

Transition Study

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY ............................................................................................. 1

1.1 Transition Study - Scope .................................................................................................................. 1

1.2 Limitations.......................................................................................................................................... 2

1.3 Sources of Information & Documentation ................................................................................... 3

1.4 Terminology and Definitions .......................................................................................................... 3

2.0 DESCRIPTION ............................................................................................................. 4

3.0 SITE COMPONENTS ................................................................................................... 5

3.1 Stormwater Management ................................................................................................................. 5

3.1.1 Site Grading ..................................................................................................................... 5

3.1.2 Stormwater System ............................................................................................................. 6

3.1.3 Detention Basins ............................................................................................................... 7

3.2 Paving .................................................................................................................................................. 9

3.2.1 Streets ............................................................................................................................. 9

3.2.2 Walking Trails ............................................................................................................... 10

3.3 Flatwork ......................................................................................................................................... 111

3.4 Signage ........................................................................................................................................... 122

3.5 Fencing........................................................................................................................................... 122

3.6 Street Lighting ............................................................................................................................... 133

3.7 Landscaping .................................................................................................................................. 144

4.0 COMMUNITY FEATURES ...................................................................................... 144

4.1 Miscellaneous Amenities ............................................................................................................. 144

4.1.1 Tot Lots & Pavilions …………………………………………………………………. 154

4.1.2 Mailbox Shelters ............................................................................................................ 155

4.1.3 Wells ……………………..…………………………………………………………. 156

5.0 MISCELLANEOUS INFORMATION & PLAN REVIEW ..................................... 166

6.0 CONCLUSION .......................................................................................................... 177

APPENDIX A: DEFICIENCY TABLES

APPENDIX B: PROJECT PHOTOGRAPHS

APPENDIX C: PROFESSIONAL QUALIFICATIONS

Pennland Farm West Community Association Page 1

Transition Study

1.0 EXECUTIVE SUMMARY Bustamante Engineers, Inc. was engaged by the Executive Board to conduct a Transition Study of the Pennland Farm West Community in Perkasie, Bucks County, Pennsylvania. The purpose of this study is to inform the newly formed Board of Directors as to whether or not the community’s common area components are in compliance with the construction documents, applicable municipal approvals, and construction industry standards. Based on our visual observations, the following structural deficiencies, plan omission, and code compliance issues should be addressed:

1. Many site grading issues exist at the Village Green areas including ponded water

around the structures (Refer to Section 3.1). 2. Final asphalt wearing course has yet to be paved on all roadways. Many curbs and

sidewalk repairs and replacement are needed (Refer to Section 3.2). 3. There are issues with the asphalt paved walking trails (Refer to Section 3.2.2). 4. The stormwater facilities / basin are not yet converted into permanent facilities. All

the stormwater infrastructure must be in good operating order before the HOA assumes its role in maintenance and ownership (Refer to Section 3.1.2).

5. Minor repairs needed to traffic control signage, fencing and streetlight (Refer to Section 3.4).

6. Fencing issues including fencing not installed. The exact limits of the fencing are not clear in the plans and shall be resolved (Refer to Section 3.5).

7. Mailbox and issues related to the concrete pavers and grading of the village greens (Refer to Section 4.1.1)

8. Miscellaneous comments and open items (Refer to Section 5.0) STUDY CONSIDERATIONS

1.1 Transition Study - Scope

This study has been performed according to the scope as generally defined by Pennland Farm West Community Association and Bustamante Engineers, Inc., via proposal dated February 25, 2018. The purpose of this study is to provide the newly formed Board of Directors information as to whether or not the community’s common area components are in compliance with the construction documents, applicable municipal approvals, and construction industry standards. The findings and recommendations are based on interviews with the community’s management personnel; a review of available documents; and an investigation of the site.


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1.2 Limitations The observations as described in this report are strictly limited to the date of the investigation. No available construction drawings were provided and the conditions noted here in are based on a visual inspection only. It is not within the scope of services nor is it implied that we would include removing surface materials, perform destructive or invasive testing, moving furniture, personal belongings or equipment, or perform excavation or probing of soils. Bustamante Engineers, Inc. shall not be held accountable or responsible for items that could not be seen or are outside the scope of our services. Although we might indicate in this report some building code deficiencies, this report should not be considered a comprehensive building code evaluation. A detailed evaluation can only be done during the construction of the building(s). It is beyond this scope of services for Bustamante Engineers, Inc. to provide design services of items to be cured or requiring replacement. It is, however, within Bustamante Engineers, Inc. capabilities. This study shall not be considered a warranty of condition and no warranty is applied. Furthermore, the study shall not be considered an exhaustive inspection or evaluation, or to be utilized as condition summary of future expectations of building or site components. To formulate this report, Bustamante Engineers, Inc. relied on historical data from the Association. This study is strictly for the use of the Association and should not be shared with other individuals without express written consent from Bustamante Engineers, Inc. We cannot be held responsible of other individual parties who rely on the study and the individual parties shall indemnify and hold Bustamante Engineers, Inc. harmless for any damages, losses or expenses that might occur. The financial information such as reserve balances and contributions are strictly from resources submitted to our company and we shall not be held responsible of its validation. The Association and their agents should always confirm the financial information in the reserve fund analysis. As for the common area components that are depicted in this study, these components are the result of information submitted to us from the Association or its agents and we assume no validation and cannot be responsible for items that might be omitted. Safety Issues - If this report cites safety issues, they should be given the highest priority. The Association must recognize from a liability standpoint, they have been


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made aware of the existence of the unsafe conditions and those conditions should immediately be addressed.

1.3 Sources of Information & Documentation

The dates of our inspections were as follows: Dates: Weather Conditions: May 1, 2018 64o, sunny June 27, 2018 70o, cloudy, drizzly July 2, 2018 85o, hazy and humid

Along with information obtained during our on-site investigation, persons with knowledge of the community were interviewed to obtain background information and documents for our use or review. The following people were interviewed:

• Lori Connell, Community Manager The following documents were made available for review:

• Planset titled Amended Land Development Plans (Phase 3) of Pennland Farm, as prepared by ESE Consultants, Inc., consisting of 10 plansheets and dated 05/26/16, last revised 08/25/2016

• Planset titled Land Development Plans of Pennland Farm, as prepared by Carroll Engineering Corporation, consisting of 53 plansheets and dated 3-31-04, last revised 2/7/07

1.4 Terminology and Definitions

Adequate: A component or system is of a capacity that is defined as enough for what is required, sufficient, suitable, and/or conforms to standard construction practices. Satisfactory: Component or system has been installed in an acceptable manner and should perform in accordance with expected performance.

Unsatisfactory: One or more of the following: component or system has not been installed in an acceptable manner; workmanship is not in compliance with commonly accepted standards; component or system has failed, is broken, or has been damaged. Repair and/or additional work are required to upgrade installation in order to get expected performance. For directional purposes, we utilize the terms “left, right, front, rear” from the perspective of a person facing the front of the home.


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2.0 DESCRIPTION

The subject property consists of 217 lots designated for single-family home construction. Construction of the community started in 2007 by C&M Builders. While C & M Builders was still the developer, several homes were built by Richland American. Construction on the site is ongoing, with the last homes in Phase III being built by Toll Brothers. Toll Brothers is the third builder on-site and second developer. They started construction around 2012. The entire community sits on approximately 123 acres. The site was formerly a farm and portions of the original property (Parcel E on the Layout Plan) are to remain a farm. Parcel E is located in the middle of the community. The community is separated into three sections by a small waterway, wetland areas, and a riparian zone. As such, the community is in three separate sections and was built in three phases. At the front of Phase I is an area that is to remain as Open Space (Parcel D). Phase I is the largest section of the community with 138 homes, three Village Green areas, and nine individual roadways. Access to Phase I is off Scott Road. There are two roads into the community, Pennland Farm Drive and Townsend Drive. Phase I is connected to Phase II via a bike path and bike lane along Scott Road. Phase II contains 47 single-family homes, one Village Green area and two roadways. Access to Phase II is also off Scott Road. There is only one entrance into this phase via Landis Rush Drive, which is a cul-de-sac. Phase II is connected to Phase III via a bike path and access road. Phase III contains 32 single-family homes, one Village Green area and two roadways. Access to Phase III is off Applebutter Road. The one entrance into the phase is Bertha’s Way. This is the only phase to have houses still under construction. There are three stormwater basins and three water quality BMPs within the community. After dedication from the Builder, all basins, BMPs, and associated concrete structures, such as headwalls and concrete storm pipes into the basins, will be the responsibility of the Association. The property is serviced by municipal water and sanitary sewer facilities. Wastewater and Water Treatment facilities are located between Phases II & III (Parcel B). The facilities are accessible via access roads within Phase II and Phase III. Additionally, there are three pumping stations within the community, one at the corner of Owlsbury and Pennland Farm Drive (Parcel A), second at Village Green #2 and third along Scott Road, on the western side of Phase III. According to the plans, the authority in charge of both the water and the sanitary sewer will be the Bedminster Municipal Authority. Additional common areas components include:

1. Open space lots 2. Fencing on perimeter and around basins 3. Sidewalks in front of common space 4. Mailcluster boxes and shelters


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5. Tot lots, pavilions, and associated accessories 6. Streetlights

3.0 SITE COMPONENTS 3.1 Stormwater Management

3.1.1 Site Grading

Description: The open space areas, also referred to as Village Greens, are all designed as draining toward the roadways or toward an inlet in the grass area. The grading is proposed as gradual with the areas being very flat and grassy. There are five Village Greens scattered amongst the three phases. There are as follows: Village Green #1 – Located in Phase I between Pennland Farm Drive & Detweiler Drive and Townsend Drive & Chapman Drive. Village Green #2 – Located in Phase I between Myrtle’s Way & Trauger Drive and Townsend Drive & Pennland Farm Drive. Village Green #3 – Located in Phase I along Myrtle’s Way, which wraps around the outside edge of the common space area. Village Green #4 – Located in Phase II between Angony Mills Drive and Landis Rush Drive. Village Green #5 – Located in Phase III between Hockley Drive and Bertha’s Way. The wetlands, which will be common space for the community, are to have no grading performed on them. The wetlands are located between Phase I and Phases II & III. Observations & Comments: There are multiple areas within the Village Greens that do not drain properly, leading to ponding water. Additionally, it appears the soil was never final graded as there is a lot of unevenness, holes and ruts. There is a lack of topsoil, excess stones and pebbles in the soil and patchy grass in many of the green areas. Village Green #1 has multiple areas with ruts, divots and unevenness. There is ponding water and piles of dirt in the common area in front of #403 Townsend Drive. Additionally, the grass throughout is very patchy and has not germinated in many areas. Many rocks and small stones are visible


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within the grass areas. It appears that the area was not raked to remove large stones and that topsoil was never placed as called for in the plans. The Landscape & Lighting Plans call for 6” of topsoil to be placed in areas of permanent seeding. Within Village Green #1, there is a children’s playground where water ponds. The grading around the playground borders should be fixed to prevent water from sitting near where the children play. Water has been noted as sitting for more than 72 hours in this area. We are concerned with mosquito growth in this area. Village Green #2 has evidence of soil erosion around the yard drain on the northeastern side of the common area. Village Green #5, located in Phase III, was still under construction during our site visits but had much construction debris to be removed. We recommend these areas have the construction debris removed, ground rough graded and 6” of topsoil placed. The ruts, divots and unevenness within the Village Greens currently present a tripping hazard to the residents that utilize these areas. For additional site grading deficiencies, refer to Appendix A

3.1.2 Stormwater System

Description: The stormwater system generally runs within the limits of the roadways. However, there are some areas where the system extends into the common areas and others where it extends into individual homeowner’s lots. The stormwater system is designed to capture the run-off from rain into inlets located along the curb line of the roadways and then transport the water via underground pipes. The inlets and pipes ultimately drain into one of the three basins or three BMPs within the community. For more information on the basins see section 3.1.3. All structures and pipes are called out in the plans as being standard PennDOT inlets, pipes and manholes. Inlets are called out as having bicycle safe grates. Observations & Comments: The stormwater structures that are located within the right-of-way of the roads should be dedicated to the Township when they take ownership of the roads. The homeowner’s association will maintain ownership of the stormwater facilities within the Village Green areas. Stormwater infrastructure that is within an easement will be a shared expense between the Township and the homeowner.


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Where visible, it appears the structures used are concrete, PennDOT style. Typically, before dedication of the roadways and stormwater management systems, the drainage pipes and inlets should be thoroughly cleaned out and inspected with a camera. Loose joints around pipes and the penetrations into the inlet boxes are typically causes of excessive settling in the pavement and grass areas above the pipes. Before the Board accepts dedication, all infrastructure should be thoroughly inspected and in good operating order. We suggest the developer have the stormsewer system within the common area inspected with a camera to ensure all pipes are properly connected and sealed.

3.1.3 Detention Basins Description: There are three stormwater management basins and three water quality BMPs (best management practices) depicted on the Land Development Plans. For consistency, the numbering used on the plans is also used to identify the basins in this report. They are as follows: Basin Area #1 – Located on the northeastern edge of Phase I, the basin has three intake headwalls and one outlet control structure. The basin is accessible from Pennland Farm Drive, via a basin access path and is partially enclosed by a wooden split-rail fence. The emergency spillway is located on the southeastern edge of the basin. Underdrains are to be installed at the basin bottom. Basin Area #2 – Located in the Village Green at Phase II, the basin has two intake headwalls and one outlet control structure. The emergency spillway is located on the northern wall of the basin. The basin is accessible from Angony Mill Drive. Underdrains are to be installed at the basin bottom. Basin Area #3 – Located on the southeastern perimeter of Phase I, the basin has one intake headwall and one outlet control structure. The emergency spillway is located on the northeastern portion of the basin. The basin is accessible from Glick Drive. Underdrains are to be installed at the basin bottom. The three water quality BMP areas are as follows: BMP #1 – Located in the Village Green at Phase III, the BMP has four intake headwalls and one outlet control structure. The emergency spillway is located on the northwestern wall. The BMP is accessible from Hockley Drive.


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BMP #2 – Located on the southern perimeter of Phase III, the BMP has one intake headwall and a spillway on the western wall. The BMP is accessible from Hockley Drive. BMP #3 – Located behind Lots #30 & #31 in Phase I, the BMP has one intake headwall. The BMP is accessible from Glick Drive. Observations & Comments Basin #1, 2, & 3 are to be detention type basins and not infiltration type and all three are not yet converted to permanent basins as noted below. In general, a Notice of Termination (NOT) must be filed with the Bucks County Soil Conservation District. This will release any bond money and responsibility from the developer. Further, for the NOT to be granted, all lands must be stabilized, all buildings completed, and all work completed as specified in the Land Development Plans The plans do not indicate future maintenance requirements of the stormwater management facilities. Once the Homeowners Association has taken over ownership of the basins and BMPs, there are annual requirements that must be followed, including proper financial budgeting for maintenance and repair. We recommend the Declarant provide to the HOA “Post Construction Stormwater Management (PCSWM) plans and guides for future maintenance of the basin and Best Management Practices (BMP’s).” The referenced land development plans do not indicate post construction stormwater management requirements. Federal and state regulations require certain municipalities to implement a program of stormwater controls. These municipalities are required to obtain a permit for stormwater discharges from their separate storm sewer systems under the National Pollutant Discharge Elimination System (NPDES). Enforcement of the permit and PCSWM is strict and the HOA should have a plan in place so they can comply with the Stormwater Management ordinance 2010-8. This plan must be prepared by a design professional, so we recommend the Declarant provide one. As of the writing of this report, the basins and BMPs were not finalized. The basins have yet to be converted from sediment ponds to permanent basins. A sediment basin is used during construction to control and eliminate the flow of soil off-site and to prevent erosion of disturbed soil. There is still plywood over the outlet structures on basins #1 & #2. To convert the basins, sediment that has accumulated for 10 years must be removed and then the storage capacity reviewed.


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Before the basins are converted, approvals from both PaDEP and the Bucks County Conservation District are needed. Once converted and the basins are built as approved, the appropriate plantings will then be installed. In general, basins should drain within 72-hours of the last rain. Confirmation that the storm sewer system was installed properly should be part of the as-built plans and copy of the as-built plans shall be provided to the Association. Lastly, BMP #1 sits at the northern end of Village Green #5. This area is commonly used by children as a place to run. The grading on the walls of BMP #1 are very steep. We would suggest that a fence be placed around the BMP for safety concerns of falling within the open space. For additional basin deficiencies, see Appendix A.

3.2 Paving 3.2.1 Streets

Description: In accordance with the Land Development Plans, the roads within the community are to have the following sections:

• 1 ½” ID-2 Wearing Course

• 4 ½” B.C.B.C (Bituminous Concrete Base Course)

• 6” Coarse Aggregate Subbase 3A Modified This pavement section applies to the streets within the confines of the community. The road widths are specified as 30’ with curbing and sidewalk. Roadways are to be built with a crown in the middle of the roadway, so each half of the road slopes toward the curbing. Curbing is to be Belgian block style along the community roadways. The curbing shall have an 8” reveal after the pavement is finished. Depressed curbing, used at the end of driveways and entrances to the Village Greens, shall have a 1 ½” reveal. The roadways within Phase I are Pennland Farm Drive, Glick Drive, Texter Lane, Chapman Drive, Townsend Drive, Myrtle’s Way, Traugher Drive, Detweiler Drive, and Owlsbury Drive The roadways within Phase II are Landis Rush Drive and Angony Mill Drive.


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The roadways for Phase III are Hockley Drive and Bertha’s Way. It is our understanding that the roadways will be dedicated to Bedminster Township. Observations & Comments: As of the writing of this report, the roadways have not been final paved, and the wearing or top course has not been placed yet. The road widths were measured and are 30’ as specified in the plans. Ultimately, the roadways will be the responsibility of the Township, so they will have final say on the condition. Generally, in these situations, the Township will come inspect the roadways before the wearing course is placed and mark-out with spray paint any of the areas that are in need of full depth replacement. These areas will have the base course removed, the ground underneath recompacted and possibly the addition of more stone. Once the ground has reached an acceptable compaction rate, the base course will be reinstalled. The wearing course should be placed at the same time in all areas, to avoid patches and unnecessary seams. At all cold seams (areas where pavement from one road joins another), we recommend sealant be placed. We suggest that the Township require the pavement in front of the inlets be removed and the soil recompacted to ensure that no further or future settlement occurs. Overall, the curbing appears to be in good condition. It appears that the curbing from Phase I & II has already been repaired as little to no damage was found. There were some areas of curbing in Phase III that were not visible due to construction debris, soil, and equipment. These areas can be inspected at some point in the future as construction starts to wrap-up. According to the Township, the curbing will be dedicated as part of the roadways to the Township and will not be the responsibility of the Association. For a complete list of curbing deficiencies, see Appendix A.

3.2.2 Walking Trails Description: The walking / bike path is to have a top coat of 2” ID-2 Wearing Coarse over 6” Coarse Aggregate-2A Modified, all over a prepared subgrade.


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The trails have variability in width. The trail is designed to run along the front of the community, parallel to Scott Road and connect Phase I & II. Phase III has a portion of the walking path that leads toward the wetlands. Observations & Comments: The walking paths have been built as conceived on the plans. We did note some issues with the path such as areas where the path has cracks, some due to tree limbs, or areas where the edges are starting to slough off. For a complete list of deficiencies, see Appendix A. It should be noted, that the plans make mention of a waiver that was given to the Owner / Developer, by the Township, in which the Owner/Developer does not need to build the path through the wetlands, thus connecting the three phases of the development. Future construction of the path is now up to the Township.

3.3 Flatwork

Description: The concrete, that the Association is responsible for, is limited to the sidewalks in front of the open space areas. The sidewalk in front of the individual homes is the responsibility of the Homeowner. The details require the sidewalks to be built of 4” plain cement concrete, class A, over a base of 4” subbase 2A modified coarse aggregate. The width of the sidewalks vary. Sidewalk is to be provided on both sides of the road except on Bertha’s Way (west side) and the village green areas. In addition to concrete, the Association is responsible for the brick areas by the pavilions and the mailbox shelters. Observations & Comments: Based on the areas that we measured, the sidewalks have been built 4’ wide, which is standard. The sidewalks are showing minimal signs of wear and tear. The bricks are in poor condition in the Phase I & II Village Green areas. Many of the bricks are chipped, cracked or missing completely. Any broken brick shall be removed and replaced with brick in good condition. For a list of deficiencies see Appendix A.


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3.4 Signage

Description: The community is designated as having several ‘Stop’ and ‘Speed Limit 25’ signs. All traffic control signage shall meet PennDOT standards and be installed on standard breakaway posts. Street signs are called out to be installed at all intersections and should be white lettering on a green background. Size is to be specified by the Township. Observations & Comments: Street and traffic control signs are the style as called for in the plans. Locations are also consistent with the plans. There are some locations where ‘Stop’ signs have been installed that were not in the Land Development Plans, but we see no issue with this. Once the Township accepts dedication of the roadways, they will be responsible for the street and traffic control signage. Therefore, the Township will have final say on the condition of the signs. For signage deficiencies that we noted on site, see Appendix A.

3.5 Fencing

Description: Little to no information is provided in the plans for the proposed fencing. Decorative Property Line Markers, composed of split rail fencing, are to be installed at property corners for homes that border the wastewater treatment facility. Post and rail fence is called for at the perimeter of the lots which border the basin area in Phase I. Again, no details of the fence style were provided. Split rail fencing is called out for installation on the Landscape & Lighting Plans at property perimeters along Scott Road, property corner near the southwest corner of Phase III, along the pathway in Phase III and along the access road to the wastewater facility. Observations & Comments: Split rail fencing was installed around the basin area of Phase I. The wooden split rail fencing has a wire fence attached at the back of it. We agree with this installation. At least one of the rails was broken and should be replaced on this stretch of fencing.


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It appears some of the other fencing was not installed. The exact limits of the fencing are not clear in the plans. It appears that the fencing at the corner of the properties near the wastewater facility and basin in Phase III are to be decorative property line markers only and not a long run of fence along the perimeter. For a complete list of fencing deficiencies, see Appendix A.

3.6 Street Lighting

Description: It is our understanding that the street lights will be owned and maintained by the Association. The plans indicate that the street lights are to be by Hanover Lighting and should be the model “Lakewood Park”. Lighting poles are to by 12’ tall and made of aluminum. The lantern (or fixture) should be an acorn style. Locations of the streetlights are called out on the Landscape & Lighting Plan and on additional landscape plans by McCloskey & Faber. Bases or ground mounting details are not provided. Observations & Comments: The street lights installed are not an acorn style lantern and not by the manufacturer specified in the plans. This is an aesthetic issue; however, the Association should obtain proof from the Declarant of the style and type of streetlight used and the approval from the town that this change order was accepted. The Hanover Lighting specified on the plans has been discontinued so installation of the exact style stated will not be possible at this time. We see no issue with the change in lighting style at this time. It appears that the poles have been installed into the ground via direct burial since we did not see any concrete bases under the lights. This is an acceptable practice for installing streetlights. We noted a streetlight along Hockley Drive that was very loose and should be secured. Many of the streetlights within the Village Greens were not installed as called out on the Landscape Plans submitted by McCloskey & Faber. These plans are to supercede the Landscape & Lighting Plans by Carroll Engineering.

• Village Green #1 has four streetlights proposed, one at each corner. None of these lights were installed.

• Village Green #2 shows four streetlights, one at each of the corners and three streetlights near the pavilion area. The streetlights at the


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corners were not installed however three streetlights were installed near the mailboxes and pavilion area.

• Village Green #3 show four streetlights, one at each corner of the common space. None of these streetlights were installed within the boundaries of the Village Green and it appears that the streetlights were actually installed across the street, near the sidewalks.

• Village Green #4 shows three streetlights at the corners and one near the pavilion area. None of the streetlights at the corners were installed but three streetlights were installed near the pavilion area.

• Village Green #5 has three streetlights at corners and one streetlight near the pavilion area. The three streetlights at the corners were installed but no streetlight was installed near the pavilion area.

It should be verified that the changes in streetlight location at the Village Greens were approved by the Township. For a complete list of lighting deficiencies, see Appendix A.

3.7 Landscaping

Description: The required plantings for the community were designed by McCloskey & Faber, a landscape architecture firm. The plans call out multiple instances of evergreens, deciduous trees, flowering trees, and wetland vegetation. Observations & Comments: It appears that many of the plantings for Phase III have not been planted. The status of the landscaping should be clarified by the Developer. Only a certified arborist can render an opinion on the health of the trees, plantings, and shrubs. It would be outside our expertise and scope to do so. Should any of the trees be found to be in poor health or die within the 18-month maintenance period, the Developer should replace the tree.

4.0 COMMUNITY FEATURES

4.1 Miscellaneous Amenities

4.1.1 Tot Lots & Pavilions Description: The various phases have green common area that are called Village Greens. There are a total of five Village Green areas throughout the community.


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Phase I has Village Greens #1 - #3. Village Greens #1 & #2 have pavilions, mail shelters and mail boxes, and children’s play areas in each. Village Green #3 has no structures and is only a grass area with plantings. Phase II has Village Green #4, which contains a pavilion, mail shelter and mail boxes, children’s play area and a basin. Phase III has Village Green #5. This area contains a pavilion, mail shelter and boxes, children’s play area and a basin. Observations & Comments: We could not observe the roof trusses under the pavilions, so we could not verify if what was stated was used. The concrete slabs under the pavilions have some hairline and slightly larger cracks present, which appear to be expansion cracks which is normal and to be expected. We suggest the builder provide as-built plans for the pavilions so exact construction can be verified. The foundation of the structure was not provided in the Land Development Plans. With the playground equipment, the type of equipment present necessitates the need for routine maintenance and should be inspected periodically, a minimum of once yearly, such that there are no conditions that would harm the people who utilize this equipment. A playground specialist should be hired for such a study. The provided playground areas appear to match what was provided on the Land Development Plans. It should be noted that the landscape plans by McCloskey & Faber show brick paver areas with benches, plantings and streetlights at each corner of each of the Village Greens. These items at present have not been installed. The plantings have been placed but the brick pavers and benches have not been constructed.

4.1.2 Mailbox Shelters

Description: No plans or specifics were provided for the mailcluster boxes and the shelters.

Observations & Comments: We agree with the choice of mailbox chosen. We noted multiple areas where the shelters had broken or cracked siding. We also noted deficiencies in the concrete slabs under the mailboxes.


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For a complete list of deficiencies, see Appendix A.

4.1.3 Wells The plans call for several water wells within the community including the village greens. Also, there is a well head at the south side of Basin #1. The plans are not specific on why the wells are present, are they monitoring wells? The purpose of the wells, including maintenance responsibilities, shall be determined.

5.0 MISCELLANEOUS INFORMATION & PLAN REVIEW

1. All jurisdictional close-out reports shall be submitted, including but not limited to:

i. Confirmation of PennDOT / County permit closeout reports for the work on Scott Road

ii. Bucks County Soil Conservation District approval iii. NPDES and other PaDEP permits iv. Water and sewer authority approvals v. Other permits that might be required

2. Obtain the as-built plans of the storm and utility sewer systems, including

detention basins once converted.

3. Complete set of structural plans for the mail box clusters and the pavilions shall be submitted.

4. The Declaration and other HOA documents should be reviewed for compliance

with the plans by a lawyer

5. Confirmation of the ownership of the water and sewer mains should be made. Additionally, the Bedminster Municipal Authority should be contacted to determine if anything is outstanding from the Developer.

6. All easements are properly secured and filed at the Bucks County Court House.

7. The purpose of the wells including maintenance responsibilities shall be

determined.


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6.0 CONCLUSION

Based on our study, we have found this project to be ��t i� compliance with the construction documents, applicable municipal approvals, and construction industry standards. Based on our observations, there are immediate material deficiencies and code compliance issues.

APPENDIX A

DEFICIENCY TABLES

LOCATION DESCRIPTION

RESOLVED

(Yes/No)

Phase I

1Village Green #1, Corner of Detweiler & Chapman

Water does not drain between the children's play area and the mailbox kiosks. There is significant ponding water,

remaining more than 72 hours after it rains.

2Village Green #1, Near Pavillion There is ponding water next to the concrete slab of the pavillion, specifically between the pavilion slab & tot lot.

3Village Green #1, Near Inlet

Ground needs to be filled in around the concrete inlet top. There are larger holes present at the edges of the concrete

inlet top that present a tripping hazard.

4Village Green #1, General

Grading is uneven, there are divots and ruts throughout. Area should be regraded, raked to remove the stones and

rocks and 6" of topsoil placed.

5Village Green #1, across from #403 Townsend This area has piles of dirt and ponding water.

6Village Green #1, General

Grass is patchy and not well established througout. Many rocks and stones are present as well as pieces of brick and

construction debris. Area shall be regraded, raked to remove debris, topsoil and seed placed.

7Village Green #2, Mailbox Shelter Mulch is graded above the bottom of the siding. Mulch should not be touching the bottom of the siding.

8Village Green #2, Inlet Inlet top near Traugher and Penn Farm Drive to be replaced. Corner is broken off.

9Village Green #2, Inlet Inlet has erosion around the concrete inlet top. Gaps to be filled in with soil to prevent tripping hazard.

10Village Green #3 Corner of Myrtle's Way contains patchy grass and stones. Topsoil to be placed and area reseeded.

11Basin #1 As part of basin conversion, all E & S controls including plywood from outlet control structure

12Basin #1 Invasive vegetation and trees to be removed.

13 Village Greens 1 & 2 Water from the playground equipment is draining towards the mail box structures requiring regrading and storm drains.

Phase II

14Basin #2 Basin still requires conversion -Vegetation on basin bottom to be mowed, rip-rap to be removed, regraded and reset.

15Basin #2

Headwall structure by #922 Angony Mill Drive is overgrown with vegetation and debris. Pipe shall be cleared of leaves

and debris, rip-rap reset and all vegetation removed.

16Basin #2

Outlet control structure by #914 has erosion on left and right side of wing wall, rip-rap in front of structure is overgrown

with vegetation and plywood is covering the orifices in the structure.

17Basin #2 Intake headwall but #906 is overgrown with trees and vegetation, rip-rap is not visible

APPENDIX A.1- GRADING & STORMWATER MANAGEMENT DEFICIENCY TABLE

PENNLAND FARMS

Pennland Farms 1 of 5 8/29/2018

LOCATION DESCRIPTION

RESOLVED

(Yes/No)

APPENDIX A.1- GRADING & STORMWATER MANAGEMENT DEFICIENCY TABLE

PENNLAND FARMS

18Basin #3 Basin still requires conversion - Vegetation on basin bottom to be mowed, rip-rap to be removed, regraded and reset.

Phase III

19Village Green #5

Grass is patchy and not well established througout. Many rocks and stones are present as well as pieces of brick and

construction debris. Area shall be regraded, raked to remove debris, topsoil and seed placed.

20Village Green #5

Common area has construction debris, soil and stone that is to be removed. Grass has not been planted in the

common area.

21BMP #1

Intake headwall by #1222 has unstable soil on the left and right side of the structure, filter fabric is loose and needs to

be reset, rip-rap has small stones mixed in with it. BMP is not in a final state.

22

BMP #1

Intake headwall by #1220 has congested rip-rap in front of it, that needs to be cleared of vegetation, dirt and small

stones. Unstable soil on both sides of structure that needs to be planted with grass. Evidence of erosion on right side

of headwall.

23BMP #1 Basin is missing topsoil, existing soil is full of rocks and debris. Basin shall be seeded with grass seed.

24BMP #1 Outlet control structure orifice is concreted shut.

25BMP #1 Square headwall has soil erosion on all sides. Ground to be stabilized.

26BMP #2 Intake headwall has erosino on both sides of the structure. Rip-rap is covered with debris and dirt.


LOCATION DESCRIPTION ISSUE

RESOLVED

(Yes/No)

General Notes

Hockley Drive

Near BMP #2 Sidewalk ends and does not connect to sidewalk on Bertha's Way side M

Village Green #5, Pavilion Concrete slab under pavilion is cracked CR

Village Green #5, Mailbox Shelter Sidewalk in front of mailbox area is cracked CR

Pennland Farm Drive

Village Green #1 Paver bricks by mailboxes are chipped, cracked and missing in places CH, M, CR

Village Green #1, Pavilion Concrete slab under pavilion has hairline cracks CR

Myrtle's Way

Village Green #2 Concrete near mailboxes is badly spalled SP

Village Green #2, Under Pavilion

Concrete slab under pavilion is cracked in multiple places, one crack is from

one side to the other CR

Angony Mill Drive

Village Green #4, Mailbox Shelter Concrete slab under mailbox shelter is cracked CR

Village Green #4

Brick pavers in front of mailbox shelter are cracked and chipped in multiple

areas CR, CH

Village Green #4, Pavilion Concrete slab under pavilion is cracked

TOTAL

DEFINITIONS: Spalled (SP) - Surface scarification, loose aggregate and/or cement Missing (M)

Settled (S)- Sides have vertical displacement 3/4" or greater

Chipped (CH)

Cracked (CR)

PENNLAND FARMS

APPENDIX A.2 - FLATWORK & CONCRETE DEFICIENCY TABLE


LOCATION TYPE DESCRIPTION

RESOLVED

(Yes/No)

General CommentsPhase I and II BELGIAN BLOCK CURBING Evidence of fixed Belgian block and mortar present

Phase III BELGIAN BLOCK CURBING Portions of curb were blocked due to construction

All Phases ROADWAYS Roadways are not final paved

All Village Greens STREETLIGHTS Locations of streetlights do not agree with plans. Verification that this was approved by Township should be

provided.

248 Pennland Farm Drive ASPHALT WALKING PATH Retaining wall leaning in drainage ditch, patch in walking path has settled overtop HDPe stormwater pipe,

section of cracking due to tree roots, lower spots, lateral crack, sloughing section, and gap between sidewalk

and walkway

241 Pennland Farm Drive ASPHALT WALKING PATH Gap between sidewalk and asphalt, lower spots, sloughing, cracking

Behind 326 Chapman Drive ASPHALT WALKING PATH Chipped spots, tree root crack lines, lateral crack

Behind 328 Chapman Drive ASPHALT WALKING PATH Lateral crack, tree root crack lines

422 Townsend Drive ASPHALT WALKING PATH Lateral crack line, gap between sidewalk & asphalt

419 Townsend Drive ASPHALT WALKING PATH Spalled asphalt portion by sidewalk, multiple tree roots causing cracking

Wooded Area ASPHALT WALKING PATH Evidence of water ponding sections

Connection of Myrtle's Way Pathway ASPHALT WALKING PATH Two gap lines

Walk path to Scott Road ASPHALT WALKING PATH Cracking over HDPE pipes

Behind Angony Mills ASPHALT WALKING PATH Crack line, multiple lateral cracks

Next to 115 Scott Road ASPHALT WALKING PATH Lateral crack, small spot of crumbling, crack line near driveway

1034 Landis Rush ASPHALT WALKING PATH Sloughing parts, large section of sloughing

Corner of Townsend Drive & Detweiler Drive SIGNS Stop sign is leaning

Bertha's Way

Intersection of Bertha's Way & Hockley Drive, at end

of Village Green #5

STREETLIGHT Streetlight is leaning and very loose in the ground

Corner of Hockley Drive and Bertha's Way SIGNS Stop sign is leaning

1115 Bertha's Way BELGIAN BLOCK CURBING Across road few chipped and broken

1113 Bertha's Way BELGIAN BLOCK CURBING Fallen over

1107 Bertha's Way BELGIAN BLOCK CURBING Fallen out & popped out

1105 Bertha's Way BELGIAN BLOCK CURBING Across road, cut/chipped

1103 Bertha's Way BELGIAN BLOCK CURBING Broken

1102 Bertha's Way BELGIAN BLOCK CURBING Cut, poor mortar, and missing

1101 Bertha's Way BELGIAN BLOCK CURBING Missing, and broken

Bertha's way & Applebutter intersection BELGIAN BLOCK CURBING Poor mortar

Inlet on Bertha's way BELGIAN BLOCK CURBING Several missing mortar

Townsend Drive and Scott Road BELGIAN BLOCK CURBING Entrance contains cracked & chipped concrete curbing on both sides

APPENDIX A.3 - SITE SYSTEMS DEFICIENCY TABLE

PENNLAND FARMS


LOCATION TYPE DESCRIPTION

RESOLVED

(Yes/No)

APPENDIX A.3 - SITE SYSTEMS DEFICIENCY TABLE

PENNLAND FARMS

Hockley Drive

Entrance to wastewater facility CURBING Curbing is not depressed. Will this be an access point for vehicles? If so, there should be depressed curbing

End of cul-de-sac STREETLIGHT Streetlight is leaning

1225 Hockley Drive BELGIAN BLOCK CURBING Popped out & cracked

1227 Hockley Drive BELGIAN BLOCK CURBING Popped out & poor mortar

1229 Hockley Drive BELGIAN BLOCK CURBING Few missing and some cracked

1231 Hockley Drive BELGIAN BLOCK CURBING No evidence of mortar

1230 Hockley Drive BELGIAN BLOCK CURBING Popped out & cut

1226 Hockley Drive BELGIAN BLOCK CURBING Popped out

1224 Hockley Drive BELGIAN BLOCK CURBING Broken

1222 Hockley Drive BELGIAN BLOCK CURBING Few missing and few missing mortar

1220 Hockley Drive BELGIAN BLOCK CURBING Chipped

1214 Hockley Drive BELGIAN BLOCK CURBING Poor mortar

1212 Hockley Drive BELGIAN BLOCK CURBING Few cut in half & missing

1206 Hockley Drive BELGIAN BLOCK CURBING Across road, broken in half

1204 Hockley Drive BELGIAN BLOCK CURBING Across road, popped out

Mailbox entrance BELGIAN BLOCK CURBING Broken and by depressed curb have poor mortar

Hockley and Bertha intersection (south) BELGIAN BLOCK CURBING Popped out

Hockley and Bertha intersection (north) BELGIAN BLOCK CURBING Chipped and half missing

Village Green #5, near BMP #1 FENCING Fencing should be installed around BMP #1

Mailbox shelter at Village Green #5 MAILBOX SHELTER Cracked siding on corner of building

Mailbox shelter at Village Green #5 MAILBOX SHELTER Motion light at mailbox area is not working correctly

Mailbox shelter at Village Green #5 MAILBOX SHELTER Water is flowing through the mailbox structure will cause structural problems and icing conditions

Pennland Farm Drive

Mailbox shelter at Village Green #1 MAILBOX SHELTER Siding on corner of building is broken. Siding at bottom of the left, right and rear sides of the shelter is broken

off and contains multiple holes.

#184 Pennland Farm Drive FENCING Split rail fencing around basin has a broken rail

Corner of Pennland Farm Drive & Detweiler Drive SIGNS Street signs is missing


APPENDIX B

PROJECT PHOTOGRAPHS

B-1

Bustamante Engineers, Inc.

APPENDIX B Photographs for Pennland Farms

May 1, 2018

PhotoOne—Pondingwaterneartot

lotatVillageGreen#1

PhotoTwo–Pondingwaternear

pavilionslabatVillageGreen#1

PhotoThree—PatchygrassinVillage

Green#1

PhotoFour—Chippedbrickpaversat

VillageGreen#1(typical)

B-2


Photographs for Pennland Farms May 1, 2018

PhotoFive—Crackedsidingonmailbox

shelteratVillageGreen#1

PhotoSix—Holeinsidingatrearof

mailboxshelteratVillageGreen#1

PhotoSeven—BrokenPhotoEight—Spalledconcreteat

mailboxareainVillageGreen#2

B-3


Photographs for Pennland Farms June 27, 2018

PhotoNine—Brokenfencerailnear

Basinarea#1

PhotoTen–ViewofStormwaterBasin

Area#1

PhotoEleven–Viewofovergrown

intakeheadwall

PhotoTwelve–Viewofplywoodover

outletstructureori-icesatBasin#2

B-4



PhotoThirteen—Erosiononleftsideof

intakeheadwallatBMP#1

PhotoFourteen—Erosiononrightside

ofintakeheadwallatBMP#1

PhotoFifteen—Outletcontrol

structurewithori-iceconcretedshut

PhotoSixteen—Leaningstreetlightat

PhaseIII

B-5



PhotoSeventeen—MissingBelgian

blockcurbing(typical)

PhotoEighteen—Crackinwalking

path

APPENDIX C

PROFESSIONAL QUALIFICATIONS

GREGORY S. BUSTAMANTE, P.E., B.I.E., R.S.

SUMMARY: A registered Professional Engineer with 34 years of experience in civil and structural engineering in the Commonwealth of Pennsylvania, and the states of Delaware and New Jersey. This experience includes evaluating the structural integrity of residential and commercial buildings in the real estate, insurance and community association sectors. Design of repair and capital improvement projects utilizing civil & structural engineering skills. Earlier in his career experience included municipal engineering, full-scale land development & subdivision projects, state department of transportation roads & bridges, and project planning and implementation. PROFESSIONAL EXPERIENCE: 1993-Present President, Bustamante Engineers Inc., Doylestown, PA

• Evaluate residential & commercial properties; home inspections, structural evaluations, Property Condition Assessments (PCA), forensics and litigation support.

• Provide consulting engineering services to community associations, including reserve fund analysis, transition studies, design of capital construction projects, specifications and bid procurement services & construction monitoring services.

• General consulting for community associations, review of HOA and condominium documents, plan reviews and investigations.

• Presentations for the Real Estate and Community Association sectors on various building related topics.

• Preparation of site development and subdivision plans including storm water management design.

• Senior engineer and management for residential/commercial inspections/investigations, litigation support, and structural/civil engineering projects.

1988-1993 Municipal Engineer, Carroll Engineering, Warrington, PA

• Review and design of subdivision & land development projects.

• Participated in public meetings, as subject expert.

• Assessed capital improvement project compliance with building codes and ordinances.

• Evaluated structural, utility, and storm water “Best Management Practices” design.

1983- 1988 Engineer in Training, Greenman-Pedersen, Inc., Babylon, NY

• Project design for highways, roads and bridges.

• Computer modeling.

• Devised site grading and storm water management plans.

• Assisted in traffic feasibility studies.

• Bridge ratings, inspection and evaluation.

875 N. Easton Road #3B, Doylestown, PA 18902 (215)-340-6990 [email protected]

EDUCATION: Fairleigh-Dickinson University - 1983 Bachelor of Science/Civil Engineering Technology LICENSED ENGINEER:

• Pennsylvania PE#039772E

• New Jersey PE#37317

• Delaware PE#16258 PROFESSIONAL CERTIFICATIONS:

• Building Inspection Engineer (BIE)

• CAI – Reserve Specialist Designation #268

• Certified Safety Assessor – Emergency Service - Recovery Team of Natural Disasters – from the State of Calif. Safety Assessment Program

PROFESSIONAL SOCIETIES:

• National Society of Professional Engineers & Pennsylvania Society of Professional Engineers – VP Bucks Cty. Chapter

• National Academy of Building Inspection Engineers

• Community Association Institute Member and Committee Member

• Greater Philadelphia Condominium Management Association

COMMUNITY SERVICE

• Chalfont Borough P/C & Civil Service for Police Force

• Member: James A. Michener Museum & Heritage Conservancy

• Emergency Service - Recovery Team of Natural Disaster

CLIENTS:

• Community Associations

• Home/Building Owners and Sellers

• Insurance & Warranty Companies CORE COMPETENCY: Engineering - Design, Evaluation, Problem Solving of Residential, Multi-family & Commercial Structures and Properties, plus Litigation Support.

Documents

FINAL - Pennland Farm