Montgomery County · Upper Moreland · MCPC #24-0141-001
2005 Pioneer Rd
2005 Pioneer Rd, Upper Moreland, PA · 4 homes, single family · 2.0 acres
About this project
A 2-acre lot on Pioneer Road in Upper Moreland Township, next to the Pennsylvania Turnpike, would be split into four lots with one new single-family home on each. The existing house and driveway would be torn down, and the new homes would connect to public water and sewer.
County planning commission: Supports, with comments
Issues raised: applicant proposes tree credits instead of planting the two required trees per lot, no trees shown between the proposed lots as the softening buffer requires, shrub buffer along existing neighborhood is clustered by plant type, street trees requested along the shared access driveway, rear (flag) lot access via shared driveway
- Applicant
- 2005 Pioneer, LLC
- Engineer / rep.
- Eastern/Chadrow Associates, Inc.
- Zoning
- R-3
- Approvals needed
- subdivision and land development approval
- Utilities
- public water, public sewer
- Demolition
- existing structure and driveway on the site
Filing history
- 2024-06-11 · MCPC #24-0141-001 · Land Dev Plan, SubDiv Plan, Prelim Plan · 4 homes
County review letters
2024-06-11 · UMORE 24-0141-001r.pdf
The full picture AI research · Nov 1, 2026
A roughly 2-acre lot at 2005 Pioneer Road in Upper Moreland Township, beside the Pennsylvania Turnpike, would be divided into four lots. Each lot would get one new single-family home, for four homes in total. The existing house and driveway would be torn down. The new homes would connect to public water and sewer.
The site has a contested past. In 2012, the township commissioners unanimously rejected a request to rezone it from residential to light industrial. A prospective buyer had wanted to use it for offices, warehouse space and vehicle storage. Neighbors opposed that request, citing traffic, noise and property values. The site stayed residential, which fits the current plan for homes.
No news coverage or township agendas about the current four-home plan were found.
What it could mean nearby
- Four homes would replace one house, adding a small amount of traffic on Pioneer Road and a few new driveways.
- Hookups to public water and sewer mean the homes would not need wells or septic systems.
- Residential use matches the zoning that neighbors defended in 2012, rather than the industrial use proposed then.
- The site's old house would be demolished, which would end the condition of the existing property.
Where it stands
A county planning filing dated June 2024 shows the subdivision proposal under review. No approval or denial was found online. Subdivisions like this usually go to the township planning commission and then the commissioners for a vote on the plan. Building permits follow only after approval.
- Jun 2024 Latest county planning filing for the four-lot subdivision
- Mar 5, 2012 Township commissioners unanimously rejected rezoning the property from residential to light industrial
Want to weigh in? The Upper Moreland Township planning commission and board of commissioners would decide on a subdivision plan. Residents can comment at their public meetings, which are listed on the township website.
Who's behind it
2005 Pioneer, LLC (with Eastern/Chadrow Associates, Inc. on the filing) · Both firms are named on the county filing. No official website or details about their other projects were found.
Around the web
- Township Votes to Keep Pioneer Road Property Zoned ResidentialPatch · Mar 6, 2012Reports that the township rejected a 2012 request to rezone 2005 Pioneer Road to industrial use after neighbors objected.
Planning terms explained
- Subdivision
- Dividing one parcel of land into two or more separate lots that can be built on or sold separately.
- Rezoning
- A formal change to the land uses a property's zoning allows, such as residential to industrial.
- Public water and sewer
- Connection to the municipal water and sewage systems rather than a private well or septic tank.
- Planning commission
- A local advisory board that reviews development plans and recommends action to elected officials.
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: $2.2M
- ~128 roofing squares
- ~4 HVAC systems
- ~4 kitchens / 8+ bathrooms
- ~11,200 sq ft of finished living space
- ~2.0 acres of site work (grading, stormwater, landscaping)
- Shared access driveway to rear lot
- Connections to public water and sewer
- Stormwater management BMPs and dewatering
- Erosion and sediment control measures with rip rap
- Street tree and landscape buffer planting
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