Montgomery County · Lower Moreland · MCPC #24-0148-004
3993 Huntingdon Pike
3993 Huntingdon Pike, Lower Moreland, PA · 45 homes, 15,856 sq ft non-residential, mixed use · 2.15 acres
About this project
A 54,602-square-foot mixed-use building with 45 one-bedroom apartments and 15,856 square feet of ground-floor commercial space will replace an existing 1980 office building on the 2.15-acre site. The property is being rezoned from B-O1 to MU-VC district to enable this higher-density development.
County planning commission: Supports, with comments
Issues raised: State Highway frontage requirement for density/height bonuses appears tailored to this specific parcel, Very few other MU-VC tracts in township would qualify under proposed criteria, County recommends using roadway classification system instead of State Highway designation
- Applicant
- Hightop Real Estate & Development, LLC
- Zoning
- MU-VC
- Approvals needed
- rezoning, zoning ordinance text amendment
- Demolition
- existing 30,921-square-foot office building constructed in 1980
Filing history
- 2026-06-01 · MCPC #24-0148-004 · Land Dev Plan, Sketch Plan · 45 homes · 15,856 sq ft
- 2025-12-05 · MCPC #24-0148-003 · Land Dev Plan, Sketch Plan, Resubmission · 56 homes · 16,650 sq ft
- 2024-11-07 · MCPC #24-0148-002 · Land Dev Plan, Sketch Plan, Resubmission · 40 homes
- 2024-07-02 · MCPC #24-0148-001 · Land Dev Plan, Sketch Plan · 12,800 sq ft
County review letters
2024-07-02 · LMORE 24-0148-001r.pdf
2024-11-07 · LMORE 24-0148-002r.pdf
2025-12-05 · LMORE 24-0148-003r.pdf
2026-06-01 · LMORE 24-0148-0045r.pdf
The full picture AI research
The developer proposes to replace an existing office building from 1980 with a new mixed-use building on a 2.15-acre site along Huntingdon Pike in Lower Moreland Township. The building would total about 54,602 square feet.
It would hold 45 one-bedroom apartments. About 15,856 square feet of ground-floor space would be set aside for shops or offices. Apartments would sit above, and commercial uses would be at street level.
To make this possible, the property is being rezoned from B-O1, a business-office district, to MU-VC, a mixed-use village center district. That change allows denser development than the current zoning.
No news coverage, township agendas, developer project page or hearing notices specific to this site turned up in online searches. Who might occupy the commercial space is not known. The description here rests on the county records alone.
What it could mean nearby
- Forty-five new one-bedroom apartments would add rental housing, which tends to suit single people, couples and older residents.
- Ground-floor commercial space of about 15,856 square feet could bring shops, services or offices, and some jobs, to the Huntingdon Pike corridor.
- Replacing an office building with apartments and retail would change how many vehicles use the site and when. A traffic study would normally be part of the review, but none was found online.
Where it stands
The county's latest filing is dated June 2026. It shows a rezoning request and a development plan under review. The usual next steps are a township planning commission review, then public hearings and a vote by the township's elected board on the rezoning, followed by land development plan approval.
- Jun 1, 2026 Latest county planning filing for the project
Want to weigh in? The township's elected governing board would normally decide on a rezoning after a public hearing, and the planning commission reviews it first. Residents can comment at those meetings, and the township website lists agendas and legal notices.
Who's behind it
Hightop Real Estate & Development, LLC
Planning terms explained
- Rezoning
- A formal change to the rules for what can be built on a property, such as moving it from one zoning district to another.
- B-O1
- The business-office zoning district the site is in now, which mainly allows offices and similar businesses.
- MU-VC
- A mixed-use village center district that allows homes and shops in the same building at higher density.
- Mixed use
- A building or site that combines homes with commercial space such as shops or offices.
- Land development plan
- The detailed site plan a municipality reviews for layout, parking, drainage and access before construction is allowed.
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: $29.3M
- ~1,440 roofing squares
- ~45 HVAC systems
- ~45 kitchens / 90+ bathrooms
- ~126,000 sq ft of finished living space
- ~52 roofing squares (assumes 3 stories)
- ~39 tons of cooling (rule of thumb 400 sq ft/ton)
- ~2.1 acres of site work (grading, stormwater, landscaping)
- Demolition of existing office building and site remediation
- Mixed-use building with residential apartments and ground-floor retail
- Density bonuses conditioned on occupancy restrictions (max 2 occupants per unit)
- Building height to 40 feet with increased setbacks above 35 feet