Montgomery County · Whitpain · MCPC #24-0097-001
Blue Bell Senior Residence
953 Penllyn Blue Bell Pike Blue Bell, PA, Whitpain, PA · 56 homes, senior living · 3.32 acres
About this project
Blue Bell Senior Residence, LLC is proposing a 56-unit community of income-restricted apartments for age-qualified independent seniors on a 3.32-acre site at 953 Penllyn Blue Bell Pike, just south of Skippack Pike in Whitpain Township. The buildings are two stories. The county planning commission generally supports the plan but asked the applicant to address several comments before final approval.
County planning commission: Supports, with comments
Issues raised: Highway Occupancy Permit needed for driveway change on Skippack Pike (PA-73), Recommended pedestrian connection from the rear emergency access easement to the Wissahickon Valley Public Library, Parking variance: 38 spaces provided vs. 140 required, Density variance: 19 units per acre vs. 8 allowed, Multiple engineering waivers for grading, storm pipe size, and plan content
- Applicant
- Blue Bell Senior Residence, LLC
- Zoning
- Commercial
- Approvals needed
- variance from density limit (19 units per developable acre allowed where 8 is the maximum), variance to allow 38 off-street parking spaces where 140 are required, variance to allow reinforced-turf emergency access in place of a permanent screen and buffer, waiver from grading setback requirement within 5 feet of the property line, waiver from minimum grade slope away from buildings, waiver from minimum 18-inch storm pipe diameter, waiver from required site plan details on adjacent streets, owners, and features within 400 feet, waiver from requirement for separate preliminary and final plans, Highway Occupancy Permit from PennDOT for the driveway change on PA-73
Filing history
- 2024-04-23 · MCPC #24-0097-001 · Land Dev Plan, Prelim Plan · 56 homes
County review letters
2024-04-23 · WHITP 24-0097-001r.pdf
The full picture AI research · Nov 1, 2026
Blue Bell Senior Residence is a 56-unit apartment community for independent seniors, with income-restricted rents. It is planned for about 3.3 acres at 953 Penllyn Blue Bell Pike, just south of Skippack Pike in Whitpain Township. The county records describe two-story buildings. A contractor's page describes a two-story building of about 52,600 square feet, with more than 16,000 square feet of shared space such as lounges and offices.
The nonprofit Federation Housing is behind the project, which has been reported under the name Shoshanna Way. A groundbreaking was held on July 10, 2026, and the contractor's page mentions demolishing an existing building on the site first. Coverage says the township supervisors backed the plan. No opposition was reported. The coverage describes a services package for residents, including van rides, meals and housekeeping. It did not give income limits or an opening date.
What it could mean nearby
- Adds 56 homes aimed at lower-income seniors, who are the intended residents.
- Redevelops a site that already has a building, rather than open land.
- Coverage says the project offers free van transportation, which could reduce car use by residents.
- The county planning commission asked for several comments to be addressed. The sources did not say what they covered, such as traffic or access.
Where it stands
Construction appears to have started, because a groundbreaking was held in July 2026. Next come demolition and site work, then building, then resident sign-up closer to opening. No opening date has been announced.
- Jul 10, 2026 Groundbreaking held for the senior community
- Apr 23, 2024 Latest county planning filing; the county planning commission generally supported the plan with comments
Want to weigh in? Approvals appear to be largely complete, so comments are now most useful to the Whitpain Township Board of Supervisors, which backed the project.
Who's behind it
Federation Housing · A nonprofit that provides affordable housing and services for low- and moderate-income seniors.
Around the web
- New affordable housing project for seniors coming to WhitpainPatch · Jul 10, 2026Reports a 56-unit affordable senior community, Shoshanna Way, at 953 Penllyn Blue Bell Pike, with township supervisor support.
- Harkins celebrates the groundbreaking of Blue Bell Senior ResidencesHarkins Builders · Jul 10, 2026The builder describes the July 2026 groundbreaking, the 56-residence two-story building and its shared spaces.
- Federation Housing breaks ground on senior living community in Blue BellGround News (Around Ambler) · Jul 10, 2026Confirms the groundbreaking at the Penllyn Blue Bell Pike address and the public partners present.
Planning terms explained
- Income-restricted
- Apartments rented only to households whose income falls below set limits, at reduced rents.
- Age-qualified
- Housing limited to residents at or above a minimum age, such as 55 or 62.
- Independent living
- Housing for seniors who live on their own and don't need daily nursing or medical care.
- County planning commission review
- A county body that reviews local development plans and offers advice, but doesn't give final approval.
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: $12.6M
- ~280 roofing squares
- ~56 HVAC systems
- ~56 kitchens / 112+ bathrooms
- ~50,400 sq ft of finished living space
- ~3.3 acres of site work (grading, stormwater, landscaping)
- Driveway alteration onto Skippack Pike (PA-73) requiring PennDOT highway occupancy permit
- Reinforced-turf emergency access lane along the west property boundary
- Rear emergency access easement that may get a pedestrian connection
- Storm drainage with pipe sizing below standard minimum (waiver requested)
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