Montgomery County · Horsham · MCPC #24-0192-001
Flex Use Facility Development
250 Gibraltar Road, Horsham, PA · 237,512 sq ft non-residential, industrial · 17.5 acres
About this project
Big Rock Realty Associates plans to tear down the existing buildings at 250 Gibraltar Road in Horsham Township, including a three-story office building, and replace them with two one-story flex-use buildings totaling about 237,512 square feet on roughly 17.5 acres. The site would get 538 surface parking spaces, three driveways onto Gibraltar Road, and new sidewalks. The Montgomery County Planning Commission generally supports the plan but flagged zoning and parking-dimension issues to resolve.
County planning commission: Supports, with comments
Issues raised: Impervious coverage shown as 69.0% vs. 68.5% approved by zoning relief, Parking stalls shown 9 ft wide, below the 10 ft minimum, Some parking rows 18 ft deep, below the 20 ft minimum, Development standards for the Business Park District to be addressed
- Applicant
- Big Rock Realty Associates, LLC
- Zoning
- BPD
- Approvals needed
- variance: loading space size (13 ft x 55 ft), variance: impervious coverage (68.5%), variance: flat roof on a one-story building, relief: change to existing nonconforming parking along New Road and Gibraltar Road, variance: building permit validity period
- Utilities
- public water, public sewer
- Demolition
- All existing structures on the site, including a three-story office building, will be demolished.
Filing history
- 2024-09-03 · MCPC #24-0192-001 · Land Dev Plan, Prelim Plan · 237,512 sq ft
County review letters
2024-09-03 · HORSH 24-0192-001r.pdf
The full picture AI research · Nov 1, 2026
Big Rock Realty Associates, LLC has filed a plan to clear the property at 250 Gibraltar Road in Horsham Township, Montgomery County. The site is about 17.5 acres. It now holds existing buildings, including a three-story office building. All of them would be torn down.
Two one-story "flex-use" buildings would replace them. Flex buildings are adaptable spaces that can serve light industrial, warehouse, office or similar users. Together they would total about 237,500 square feet. The plan also includes 538 surface parking spaces, three driveways onto Gibraltar Road and new sidewalks.
The county planning commission generally supports the plan. It flagged zoning and parking-dimension issues for the developer to resolve. No news coverage, township agenda or minutes, or developer project page specific to this site was found. Nothing is known online about future tenants or about opposition.
What it could mean nearby
- Traffic and access: three driveways onto Gibraltar Road would change how vehicles enter and leave the site. The records do not include a traffic study.
- Jobs: the new flex space would likely hold businesses and employees. The records do not say how many or which tenants.
- Site character: a three-story office building and its surroundings would give way to two one-story buildings and a large parking area. Walking access would improve through new sidewalks.
Where it stands
The plan was last filed with the county on 2024-09-03, and the county planning commission has reviewed it. Next, the developer usually revises the plans to resolve the flagged issues. The township then reviews them at public meetings before any approval. No later township action was found online.
- Sep 3, 2024 Latest county filing for the project
Want to weigh in? Horsham Township's governing body and planning commission normally review land development plans at public meetings. Residents can check the township website for agendas and comment there.
Who's behind it
Big Rock Realty Associates, LLC
Planning terms explained
- Flex use
- A building type that can be set up for a mix of uses such as light industrial, warehouse, research or office space.
- Land development plan
- A detailed site plan that a municipality reviews and approves before construction on a property can begin.
- Montgomery County Planning Commission
- A county advisory body that reviews local plans and offers comments. The township makes the final decision.
- Surface parking
- Parking spaces on open ground, not in a garage.
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: $30.9M
- ~2,375 roofing squares (assumes 1 story)
- ~593 tons of cooling (rule of thumb 400 sq ft/ton)
- ~17.5 acres of site work (grading, stormwater, landscaping)
- New surface parking lot with 538 spaces
- Stormwater management including two rain gardens
- Three driveways on Gibraltar Road, one limited to right-in/right-out
- New 5-foot sidewalks along New Road and Gibraltar Road
- Landscaping and site lighting
- Water and sewer service through Horsham Water & Sewer Authority
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