Montgomery County · Lower Moreland · MCPC #21-0186-004
Philmont Flats
3001,3041,3051 Philmont Ave, Lower Moreland, PA · 219 homes, 2,900 sq ft non-residential, apartments · 8.11 acres
About this project
BT Philmont LP plans a four-story apartment building with 219 units, about 3,000 square feet of non-residential space, and a parking garage on roughly 8 acres at 3001 to 3051 Philmont Avenue in Lower Moreland Township, across Tomlinson Road from the SEPTA rail station. As part of the work, the existing bridge on the site's western property line is being replaced and a tributary stream is being relocated.
County planning commission: Supports, with comments
Issues raised: pedestrian access from site across Tomlinson Road to SEPTA station, relocated stream effects on SEPTA property and flooding risk
- Applicant
- BT Philmont LP
- Engineer / rep.
- T&M Associates
- Zoning
- MU-REV
- Tax parcel
- 41-00-07021-00-3
- Cross street
- 8.11
- Approvals needed
- conditional use, preliminary land development approval, waiver from 120-foot right-of-way width on Philmont Avenue, waiver from 40-foot minimum cartway width on Tomlinson Road, waiver from sidewalk requirement along Tomlinson Road frontage
- Utilities
- public sewer (Lower Moreland Township Authority rules apply)
- Demolition
- Existing bridge structure on the site's western property line is being replaced
Filing history
- 2024-04-24 · MCPC #21-0186-004 · Land Dev Plan, SubDiv Plan, Prelim Plan, Resubmission · 219 homes · 2,900 sq ft
- 2023-02-03 · MCPC #21-0186-003 · Land Dev Plan, Prelim Plan, Conditional Use · 219 homes · 3,000 sq ft
- 2021-09-29 · MCPC #21-0186-002 · Land Dev Plan, Sketch Plan · 225 homes
- 2021-06-25 · MCPC #21-0186-001 · Land Dev Plan, Sketch Plan · 250 homes
County review letters
2024-04-24 · LMORE 21-0186-004r.pdf
The full picture AI research · Nov 1, 2026
BT Philmont LP, which township notices also call BET Investments, proposes a four-story apartment building with 219 one- and two-bedroom units. It would also have about 3,000 square feet of shops or other non-residential space and a parking garage. The site is about 8 acres at 3001 to 3051 Philmont Avenue, across Tomlinson Road from the SEPTA rail station.
The work includes replacing the existing bridge on the site's western edge and relocating a small stream that runs through the property.
The township's records show the plans went through several local reviews: a Planning Commission meeting in January 2023, a Board of Commissioners review of preliminary plans in June 2023, and a final land development application listed for a September 2024 meeting. No news coverage of opposition or of who will occupy the building was found. A 2012 news item described an earlier, larger apartment idea for the same properties by a different developer.
What it could mean nearby
- The site is across from the SEPTA rail station, so residents could walk to trains, but more households will add traffic near the Philmont, Tomlinson and Pine intersection.
- The township has a separate road-improvement design for that intersection, funded through state programs.
- Township minutes show a requested waiver to skip a sidewalk on Tomlinson Road near the rail tracks.
- 219 new rental homes would add residents and a small amount of non-residential space.
Where it stands
The project has been through township preliminary and final land development review, and the latest county filing is dated April 2024. The final land development approval was listed for a September 2024 meeting, and no final result was confirmed online. Next usually come state and county permits for the bridge and stream work, then construction permits.
- Sep 2024 Final land development plan listed for the Board of Commissioners' September meeting
- Apr 24, 2024 Latest county planning filing
- Jul 2023 Board of Commissioners decision on preliminary plans scheduled for the July meeting
- Jun 13, 2023 Board of Commissioners review of preliminary plans
- Jan 26, 2023 Planning Commission meeting on the land development application
Want to weigh in? The Lower Moreland Township Board of Commissioners decides land development plans at its monthly public meetings, and residents can comment there or through the township's Eye on Development page.
Who's behind it
BT Philmont LP (also listed as BET Investments) · The applicant on township and county records; no official company website was found.
Around the web
- BET Preliminary Plan ReviewLower Moreland Township · Jun 13, 2023Announces the Board of Commissioners' review of the 219-unit proposal's preliminary plans.
- Eye on DevelopmentLower Moreland TownshipThe township's page for tracking development applications, including this one.
- New apartment complex coming to Lower MorelandPatch · Jan 26, 2012Describes an earlier, larger apartment idea by a different developer for the same properties.
Planning terms explained
- Land development
- The township's formal review of a site plan for new buildings, parking, roads and utilities.
- Preliminary plan
- The first detailed plan the township reviews, before the final approved plan.
- Final land development plan
- The finished plan, with conditions met, that the township approves before permits are issued.
- Waiver
- Permission to skip or modify a specific township rule, such as a sidewalk requirement.
- Board of Commissioners
- The elected body that governs Lower Moreland Township and votes on development plans.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $53.1M
- ~1,314 roofing squares
- ~219 HVAC systems
- ~219 kitchens / 438+ bathrooms
- ~219,000 sq ft of finished living space
- ~7 roofing squares (assumes 4 stories)
- ~7 tons of cooling (rule of thumb 400 sq ft/ton)
- ~8.1 acres of site work (grading, stormwater, landscaping)
- Relocated stream channel for tributary
- Replacement of existing bridge structure
- Widening of Philmont Avenue and Tomlinson Road site frontages
- Full-access driveway on Tomlinson Road
- Structured parking garage
- Stormwater management and erosion and sediment controls
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