Montgomery County · Lower Moreland · MCPC #24-0058-002
The Tomlinson Project
22 Tomlinson Road , Lower Moreland, PA · 55 homes, 12,980 sq ft non-residential, mixed use · 10.4 acres
About this project
The applicants propose a manufactured home park with 55 homes, a community center, and a two-story commercial building with a daycare on the ground floor and offices above, on about 10.4 acres along Tomlinson Road in Lower Moreland Township. The county's sketch-plan review praised the added affordable housing options and asked for changes including paved driveways, a sidewalk along Tomlinson Road, and safer daycare drop-off.
County planning commission: Supports, with comments
Issues raised: Gravel access way and driveways should be paved, Pathway from community center should not end in a resident's side yard, Childcare drop-off and pick-up circulation in parking lot, Sidewalk needed along Tomlinson Road frontage, Common area must still meet zoning if used for stormwater management
- Zoning
- MU-MHPC
Filing history
- 2024-08-14 · MCPC #24-0058-002 · Land Dev Plan, Sketch Plan · 55 homes · 12,980 sq ft
- 2024-03-07 · MCPC #24-0058-001 · Land Dev Plan, Sketch Plan, Zoning Map Amend · 88 homes · 4,800 sq ft
County review letters
2024-03-07 · LMORE 24-0058-001r.pdf
2024-08-14 · LMORE 24-0058-002r.pdf
The full picture AI research · Nov 1, 2026
The applicants propose a manufactured home park of 55 homes on about 10.4 acres along Tomlinson Road in Lower Moreland Township. It would also have a community center and a two-story commercial building, about 13,000 square feet in total for non-residential uses. The building would hold a daycare on the ground floor and offices above.
The site is the former Valley Swim Club property. The swim club was sold at a 2009 bankruptcy auction. A 2012 local news report said the land was zoned for mobile homes. That report also described an earlier, unrelated sketch plan from a religious congregation for a community center and school buildings.
The county's early review of the current plan welcomed the added affordable housing. It asked for paved driveways, a sidewalk along Tomlinson Road, and safer daycare drop-off. No news coverage of opposition or approvals for the current plan was found.
What it could mean nearby
- Traffic: the county asked for safer daycare drop-off, which points to concern about cars entering and leaving the site.
- Walking: a sidewalk along Tomlinson Road was requested, which could improve pedestrian access.
- Housing: 55 manufactured homes would add more affordable housing options, according to the county's review.
- Services: a daycare and offices could bring some local jobs and child care.
Where it stands
The plan was at the sketch-plan stage as of the latest county filing in August 2024. Sketch plans are informal, so formal subdivision and land development applications to the township usually come next. No later approval or denial was found online.
- Aug 14, 2024 Latest county planning filing and sketch-plan review comments
- Mar 2012 Earlier, different sketch plan from a congregation for the same site, reported by local news
- Nov 2009 Valley Swim Club property sold at bankruptcy auction
Want to weigh in? The Lower Moreland Township Planning Commission and Board of Commissioners review land development plans at public meetings, where residents can comment.
Around the web
- Old Valley Swim Club could be redevelopedPatch · Mar 12, 2012Describes the former swim club site at 22 Tomlinson Road, its Mobile Home District zoning, and an earlier congregation sketch plan.
Planning terms explained
- Sketch plan
- An early, informal drawing shared with the township and county to get feedback before a formal application is filed.
- Manufactured home park
- A community of factory-built homes placed on rented or shared land with common roads and facilities.
- Land development
- The formal approval process for building new structures, roads and site improvements on a property.
- Mobile Home District
- A zoning category that allows manufactured home communities.
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: $34.2M
- ~1,760 roofing squares
- ~55 HVAC systems
- ~55 kitchens / 110+ bathrooms
- ~154,000 sq ft of finished living space
- ~64 roofing squares (assumes 2 stories)
- ~32 tons of cooling (rule of thumb 400 sq ft/ton)
- ~8.4 acres of site work (grading, stormwater, landscaping)
- Paved driveways and access way in place of gravel
- Sidewalk along Tomlinson Road frontage
- Community center building
- Two-story commercial building with childcare on first floor and office on second
- Parking lot layout for childcare drop-off and pick-up
- Stormwater management within common area
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