Montgomery County · Upper Moreland · MCPC #23-0073-002
Willow Grove Shopping Center Redevelopment
10 Park Avenue, Upper Moreland, PA · 261 homes, 36,380 sq ft non-residential, mixed use · 13.0 acres
About this project
Federal Realty is redeveloping part of the Willow Grove Shopping Center at 10 Park Avenue in Upper Moreland Township. This phase would tear down the existing shopping center and its parking lot to make room for a six-story mixed-use building with 261 homes, including townhouses on Park Avenue and apartments in the upper floors. It also adds about 34,650 square feet of retail space across three buildings, a parking garage, and new internal roads.
County planning commission: Supports, with comments
Issues raised: Possible buildings along Moreland Road not yet resolved, Green stormwater infrastructure not yet integrated
- Applicant
- Federal Realty OP, LP
- Engineer / rep.
- Bohler Engineering PA, LLC
- Zoning
- TC-1
- Approvals needed
- land development approval, waivers
- Utilities
- public water
- Demolition
- Existing shopping center building and its parking lot
Filing history
- 2024-03-15 · MCPC #23-0073-002 · Land Dev Plan, Prelim Plan · 261 homes · 36,380 sq ft
- 2023-04-17 · MCPC #23-0073-001 · Prelim Plan, Conditional Use · 261 homes · 54,755 sq ft
County review letters
2024-03-15 · UMORE 23-0073-002r.pdf
The full picture AI research · Nov 1, 2026
Federal Realty, which owns the Willow Grove Shopping Center, plans the third phase of its redevelopment of the center. Part of the older shopping center and its parking lot would be torn down. In its place would go a six-story building with 261 homes. Townhouse-style homes would face Park Avenue, and apartments would sit on the upper floors. The plan also includes about 35,000 square feet of new retail in three buildings, a parking garage and new internal roads. The site is about 13 acres.
The developer has described the project as a $105 million investment. Its Feb. 2026 press coverage said construction was expected to start in summer 2026 and finish in 2028. Current tenants Marshalls and Five Below were reported to stay open during construction. Coverage did not mention organized opposition. Some sources give the address as 122 Park Avenue and the unit count as 260.
What it could mean nearby
- Adds 261 homes next to the Willow Grove SEPTA station and the mall area, which could increase foot traffic and transit use.
- New retail and restaurant space could bring jobs and more street-level activity along Park Avenue.
- A parking garage and new internal roads would change how cars move through the site; the sources reviewed gave no traffic study findings.
- Construction would run for roughly two years, with existing shops staying open.
Where it stands
The township's governing body gave unanimous conditional use approval in July 2023, and the county filing is dated March 2024. Construction had been expected to start in summer 2026, and no source confirmed that work has begun. Typical next steps are final plan approval, building permits and then construction.
- Feb 2026 Press coverage said construction was expected to start in summer 2026, with completion in 2028.
- Mar 15, 2024 Latest county planning filing for the project.
- Jul 2023 Upper Moreland Township's governing body unanimously approved the proposal.
Want to weigh in? The Upper Moreland Township Board of Commissioners and its planning review bodies handle remaining approvals, and residents can comment at their public meetings.
Who's behind it
Federal Realty Investment Trust (Federal Realty OP, LP) · A real estate investment company that owns and redevelops shopping centers and mixed-use properties, including earlier phases at Willow Grove.
Around the web
- Willow Grove residential retail developmentThe Philadelphia Inquirer · Feb 20, 2026Reports a $105 million, 261-apartment project with construction expected in summer 2026 and completion in 2028.
- Huge new apartment complex development approved in Willow GrovePatch · Jul 28, 2023Reports a unanimous township approval of the six-story apartment phase.
- Federal Realty Approved to Move Ahead with 260 Units in Willow GroveBohler EngineeringThe project's engineering firm describes the conditional use approval.
- Federal Realty To Launch $105M Shopping Center RedevelopmentBisnowGives cost, retail size and townhouse details for the project.
Planning terms explained
- Conditional use
- A type of approval where the township's governing body allows a use only if the project meets set conditions.
- Mixed-use
- A development that combines homes with shops, restaurants or offices.
- Land development plan
- A detailed site plan that shows buildings, roads, parking and utilities for township review.
- Densification
- Adding more homes or buildings to a site that is already developed.
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: $155.6M
- ~8,352 roofing squares
- ~261 HVAC systems
- ~261 kitchens / 522+ bathrooms
- ~730,800 sq ft of finished living space
- ~60 roofing squares (assumes 6 stories)
- ~90 tons of cooling (rule of thumb 400 sq ft/ton)
- ~5.5 acres of site work (grading, stormwater, landscaping)
- Structured parking garage
- Surface parking lot
- New internal roads
- Courtyard and residential amenity space
- Sewage facilities planning module
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