Montgomery County · Horsham · MCPC #25-0041-001
Deluca Horsham Residential Development
1129 & 1131 W. County Line Road, Horsham, PA · 22 homes, single family · 40.87 acres
About this project
DeLuca Horsham, LP plans to combine two parcels at 1129 and 1131 West County Line Road into a roughly 41-acre site and divide it into 24 lots. The plan calls for 22 single-family homes on a new cul-de-sac off County Line Road, along with an HOA common lot, a large open space lot holding three stormwater basins, sidewalks, and street trees.
County planning commission: Supports, with comments
Issues raised: wetland in center of site appears impacted by proposed Road A, stormwater basin discharge pipes cross riparian corridor zones, may need conditional use or site plan revisions, required 50-foot perimeter buffer landscaping not shown on landscape plan, existing environmental protection areas not shown on all site plan sheets, proposed cul-de-sac estimated over 1,800 feet, exceeding 500-foot limit
- Applicant
- DeLuca Horsham, LP
- Engineer / rep.
- Dynamic Engineering Consultants PC
- Zoning
- R-1 & R-2
- Approvals needed
- possible conditional use for riparian corridor crossings
- Utilities
- public water, public sewer
Filing history
- 2025-02-21 · MCPC #25-0041-001 · Land Dev Plan, SubDiv Plan, Prelim Plan · 22 homes
County review letters
2025-02-21 · HORSH 25-0041-001r.pdf
The full picture AI research · Nov 1, 2026
DeLuca Horsham, LP has filed a plan to combine two properties at 1129 and 1131 West County Line Road in Horsham Township. Together they make a site of about 41 acres. The plan would divide that land into 24 lots.
Of those lots, 22 would hold single-family homes along a new dead-end street (cul-de-sac) off County Line Road. The other two lots would be a common area owned by a homeowners' association and a large open-space lot containing three stormwater basins. Sidewalks and street trees are also part of the plan.
The county records do not say what stands on the site today. No news coverage, meeting agendas or developer project page specific to this plan were found online, so nothing is known about opposition, approvals or the expected buyers.
What it could mean nearby
- Access: the 22 homes would reach County Line Road through one new street, so turning traffic at that entrance is likely to be a review topic.
- Stormwater: three basins on the open-space lot are meant to hold and slow runoff from the new roofs and pavement.
- Walkability: the plan includes sidewalks and street trees within the neighborhood.
- Housing: the project would add 22 single-family homes on roughly 41 acres, which is a low density.
Where it stands
The latest county filing is dated February 2025, which indicates a subdivision and land development plan under municipal review. No approval or hearing result was found online. Such plans usually go to the township planning commission and then the governing body for a vote, often after revisions.
- Feb 21, 2025 Latest county planning filing for the 24-lot subdivision plan
Want to weigh in? The Horsham Township planning commission and board of supervisors usually review subdivision plans at public meetings, and residents can comment there. Check the township's posted agendas for dates.
Who's behind it
DeLuca Horsham, LP · The county filing lists the company as the applicant, and no company page for it was found.
Planning terms explained
- Subdivision
- Dividing one or more pieces of land into separate lots that can be built on or sold.
- Cul-de-sac
- A dead-end street that ends in a circular turnaround.
- Stormwater basin
- A shallow constructed pond or depression that collects rain runoff and releases it slowly.
- Common lot
- A parcel owned and maintained jointly by a homeowners' association rather than by one household.
- Open space lot
- Land set aside from building, often used for conservation, recreation or stormwater facilities.
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: $12.3M
- ~704 roofing squares
- ~22 HVAC systems
- ~22 kitchens / 44+ bathrooms
- ~61,600 sq ft of finished living space
- ~28.6 acres of site work (grading, stormwater, landscaping)
- New cul-de-sac residential street
- Three stormwater basins
- Sidewalks along the new street
- Street trees and landscaping
- HOA common element lot
- Public water and sewer connections through Horsham Water & Sewer Authority
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