Middletown Township, PA


BET Investments


Real Estate & Development

Services Provided

  • Site Feasibility/Due Diligence Studies
  • Land Use Planning & Concept Design
  • Site Plan Development/Design
  • Zoning & Conditional Use Services
  • Stormwater Management/Water Quality/Green Infrastructure
  • Permitting/Regulatory Agency Coordination
  • Hydrologic and Hydraulic Modeling
  • Grading & Erosion Control
  • Earthwork Analysis (cut/fill)
  • Land Survey
  • Landscape Architecture & Lighting
  • Water/Wastewater Engineering
  • Value Engineering
  • Traffic Engineering & Analysis
  • Highway and Highway Facilities Design
  • Bicycle and Pedestrian Paths
  • Parking Facilities / Electrical Vehicle Charging Stations
  • Staging / Phasing Analysis
  • Construction Administration/Inspection

Project Overview

T&M provided a full array of civil engineering and landscape architecture services for the transformative Granite Run Mall Redevelopment project. BET selected T&M due to the firm’s extensive experience with large-scale redevelopment sites, expertise in rezoning and challenging land development approval processes, and our innovative approaches to solving complex stormwater management challenges. 

BET’s vision was to transform the outdated 1970s mall into a modern lifestyle center with 400 apartments, outdoor walkable mall, restaurants, retail stores, medical office and entertainment uses. To accomplish this, several buildings on the site were demolished and new buildings constructed.

T&M worked closely with the architect and BET to develop the site plan and collaborated with the project land use attorney to develop an overlay zoning ordinance for the innovative center. Additionally, T&M evaluated the township’s stormwater management ordinance and Delaware County’s Act 167 stormwater plan for Chester Creek and recommended changes to the township stormwater management ordinance. In collaboration with the county, conservation district, and Township, changes were made that would encourage redevelopment of a site and remove disincentives to redevelopment while ensuring consistency with the Act 167 plan and the county model stormwater ordinance. 

Following the development of a site master plan and overlay ordinance, T&M provided full Land Development engineering and landscape architecture services for the project. The project presented numerous engineering challenges, including shallow bedrock, poor site infiltration rates, utility conflicts & relocations, easement & lease area negotiations, ADA pedestrian enhancements and sewer capacity issues.

Addressing stormwater management requirements of both the Township and PADEP required innovative solutions to demonstrate compliance. T&M developed a plan that included a creative retrofit of the existing stormwater management basin on site, as well as porous pavement parking lots, which incorporates a filter media for enhanced water quality control. The innovative solutions proposed by T&M preserved valuable developable area and reduced construction costs considerably by avoiding costly underground stormwater management facilities and expense water quality devices. 

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