Montgomery County · Lower Moreland · MCPC #24-0231-002
2600 Philmont Avenue
2600 Philmont Ave, Lower Moreland, PA · 97,876 sq ft non-residential, mixed use · 6.06 acres
About this project
A new four-story building that combines office space with senior residential living is proposed on about 6 acres at Red Lion Road and Philmont Avenue in Lower Moreland Township, roughly 29,000 square feet of it for senior living and 69,000 for offices. It would sit beside the existing four-story Fairway Plaza office building, and about 2 acres of the site would be disturbed. County planners say senior living is not currently allowed under the zoning and would need a text amendment, and they have serious concerns about added paving, the building's cramped layout, and pedestrian access.
County planning commission: Raises serious concerns
Issues raised: Senior living use not permitted; text amendment required, Impervious coverage increases from 73.3% to 78.13%, Large portion of site within 100-year floodplain, Building wedged into site, leaving little room for amenities and landscaping, Narrow sidewalk along building front; no designated drop-off area, Insufficient pedestrian connections and ADA parking placement
- Applicant
- 2600 Philmont Avenue Acquisition
- Zoning
- BOI
- Approvals needed
- zoning text amendment
Filing history
- 2025-08-25 · MCPC #24-0231-002 · Land Dev Plan, Sketch Plan · 97,876 sq ft
- 2024-10-24 · MCPC #24-0231-001 · Land Dev Plan, Sketch Plan · 80,080 sq ft
County review letters
2024-10-24 · LMORE 24-0231-001r.pdf
2025-08-25 · LMORE 24-0231-002r.pdf
The full picture AI research · Nov 1, 2026
The developer proposes a new four-story building on about 6 acres at Red Lion Road and Philmont Avenue in Lower Moreland Township. It would hold roughly 69,000 square feet of offices and about 29,000 square feet of senior living. It would stand next to the existing four-story Fairway Plaza office building, which would stay. About 2 acres of the site would be disturbed.
Senior living is not allowed in this zoning district now. The developer would need the township to approve a zoning text amendment, which is a change to the written rules. County planners raised serious concerns about added paving, a cramped building layout, and how pedestrians would get around.
The township's development page lists a sketch plan for a senior living facility, with the existing office building remaining. The file name suggests the plan is dated June 2026. No news coverage, hearing results or approvals were found.
What it could mean nearby
- Added paving and a tight layout were flagged by county planners, so drainage and site design are likely to be reviewed closely.
- Planners raised concerns about pedestrian access to the site.
- Mixing offices with senior living could bring more daily trips to Red Lion Road and Philmont Avenue. A traffic study was not found.
Where it stands
The project is at an early, informal stage. A sketch plan appears on the township's development page, and the county has filed comments. It needs a zoning text amendment before a formal land development application. Review by the township planning commission and the Board of Commissioners usually follows.
- Jun 2026 A sketch plan, LD 24-05, is listed on the township's Eye on Development page (date inferred from the plan's file name).
- Aug 25, 2025 Latest county planning filing and review comments.
Want to weigh in? The Lower Moreland Township Board of Commissioners decides on any zoning text amendment and land development plan, after the Planning Commission reviews it. Residents can comment at those public meetings, which are listed on the township website.
Who's behind it
2600 Philmont Avenue Acquisition, LLC · This is the applicant named on the township's development page. No company website or other projects were found.
Around the web
- Eye on DevelopmentLower Moreland TownshipLists the 2600 Philmont Avenue sketch plan (LD 24-05) from 2600 Philmont Avenue Acquisition, LLC, for senior living with the existing office building remaining.
Planning terms explained
- Zoning text amendment
- A change to the township's written zoning rules, here to allow senior living where it is not now permitted.
- Sketch plan
- An early, informal drawing shown to the township for feedback before a formal application.
- Land development
- The formal township review of a site's buildings, parking, drainage and access.
- Disturbed acres
- The part of a site where the ground will be cleared, graded or built on.
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: $25.4M
- ~244 roofing squares (assumes 4 stories)
- ~244 tons of cooling (rule of thumb 400 sq ft/ton)
- ~2.0 acres of site work (grading, stormwater, landscaping)
- New sidewalks from Red Lion Road to the building
- Pedestrian crosswalks across parking aisles
- Designated drop-off area outside the driveway aisle
- Landscape buffers, screens and parking lot landscaping
- Pedestrian walkway connecting to the existing office building
- Outdoor plaza or informal gathering areas
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