Montgomery County · Horsham · MCPC #24-0147-001
Select Soccer Center
219 & 223 Keith Valley Road, Horsham, PA · 82,175 sq ft non-residential, recreation · 8.3 acres
About this project
JR Real Estate Group plans to merge the two lots at 219 and 223 Keith Valley Road in Horsham and tear down the existing industrial building there. In its place would go an 82,175-square-foot indoor sports building with about 241 parking spaces, connected to the indoor sports facility already on the site. The project needs zoning variances because indoor sports are not a permitted use in the I-2 Industrial district, and the county generally supports it while flagging several issues to fix.
County planning commission: Supports, with comments
Issues raised: Proposed impervious coverage of 71.19% exceeds the 67.7% variance granted, Zoning relief list contains a typo (68.7% vs. 67.7%), Handicapped parking count must meet 2.5% of total spaces under township ordinance
- Applicant
- JR Real Estate Group, LLC
- Zoning
- I-2
- Approvals needed
- variance, subdivision and land development plan approval, lot consolidation
- Utilities
- public water, public sewer
- Demolition
- Existing industrial building and all improvements at 219 Keith Valley Road
Filing history
- 2024-06-27 · MCPC #24-0147-001 · Land Dev Plan, Prelim Plan · 82,175 sq ft
County review letters
2024-06-27 · HORSH 24-0147-001r.pdf
The full picture AI research · Nov 1, 2026
The developer plans to combine two lots at 219 and 223 Keith Valley Road in Horsham, on about 8.3 acres. It would tear down the existing industrial building there. In its place it would build an indoor sports building of about 82,175 square feet. The new building would connect to the indoor sports facility already on the site, and the plan includes about 241 parking spaces.
The land is zoned I-2 Industrial, which does not allow indoor sports as a permitted use. The project therefore needs zoning variances, which are special exceptions to the rules. County planners generally support the project but listed several issues to fix.
No news coverage, township agenda, hearing decision or developer project page was found that clearly concerns this project. Details such as who will operate it, any opposition and any approvals are not publicly confirmed.
What it could mean nearby
- Traffic and parking: about 241 spaces are proposed, and the county flagged issues to fix, so access and circulation may be reviewed further.
- The site is in an industrial district. Indoor sports would bring a recreation use in place of an industrial building.
- No public records found on effects on schools, housing or utilities.
Where it stands
The county filing from June 2024 shows the project under review, with county support and some comments to address. It still needs zoning variances from the township's zoning hearing board. Land development approval from the township usually follows. No later decisions were found.
- Jun 27, 2024 Latest county planning filing
Want to weigh in? The Horsham Township Zoning Hearing Board normally decides variance requests at public hearings, and residents can usually comment there. Hearing dates are posted on the township website.
Who's behind it
JR Real Estate Group, LLC
Planning terms explained
- Variance
- Official permission to depart from a zoning rule when strict compliance would cause hardship.
- I-2 Industrial district
- A zoning category meant for heavier industrial uses such as manufacturing and warehousing.
- Zoning Hearing Board
- A local panel that holds public hearings and rules on variance requests.
- Lot merger
- Combining two or more adjoining parcels into a single lot.
- Land development
- The township review of a site's layout, including buildings, parking, drainage and access.
We searched the web for this project but found nothing beyond the county record, so this explanation is based on the filing alone. 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: $18.1M
- ~821 roofing squares (assumes 1 story)
- ~205 tons of cooling (rule of thumb 400 sq ft/ton)
- ~5.0 acres of site work (grading, stormwater, landscaping)
- New entrance lobby connecting to the existing indoor sports building
- 241-space surface parking lot
- Two rain gardens for stormwater management
- 5-foot asphalt sidewalk along Keith Valley Road frontage
- New driveway access onto Graeme Park Road
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