Bucks County · Solebury Township · #10014-A
Senior living campus on Lower York Road
South side of Lower York Road (U.S. Route 202), west of where Bridge Street splits from Route 202, Solebury Township, PA · 160 homes, 10,036 sq ft non-residential, senior living · 20.5 acres
About this project
Proposes a long-term residential health care campus on a 20.47-acre vacant site, with five senior apartment buildings (142 units), 18 two-bedroom cottages, and a 10,036-square-foot clubhouse. Aquetong Creek borders the site to the south, and public water and sewer are planned.
County recommendation: No position
Issues raised: Zoning issues must be resolved before township action, Stormwater ordinance waivers, Replacement trees required but none proposed, Driveway placement near West Bridge Street, Pedestrian link to adjacent shopping center and Act 537 sewage planning
- Applicant
- Fountainhead Living, LLC
- Plan type
- Preliminary plan of land development
- Land use
- senior-living
- Zoning
- TNC Traditional Neighborhood Commercial
Filing history
- 2026-02-25 · #10014-A · Preliminary plan of land development · 160 lots/units · 10,036 sq ft
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
The county filing describes a senior living campus on about 20 acres of vacant land on the south side of Lower York Road (Route 202), west of where Bridge Street splits off. It would have five apartment buildings with 142 units, 18 two-bedroom cottages, and a clubhouse of about 10,000 square feet. That makes 160 homes in total, planned as a long-term residential health care campus.
The land is the former Fountainhead banquet hall site, where a building burned down years ago. Aquetong Creek runs along the south edge. Public water and sewer are planned.
News coverage from March 2024 said a senior-living developer, Heritage Senior Living, was preparing early plans for an age-restricted community of rental apartments and cottages on this land. An older sketch described 130 apartments and 20 cottages. The filing lists Fountainhead Living, LLC, and no source found links the two companies directly. No approvals or opposition were found.
What it could mean nearby
- Traffic: the site fronts Route 202 near the Bridge Street (Route 179) intersection, so access and turning movements will likely be reviewed.
- Housing: 160 senior rental-style homes would be added, with a clubhouse that may offer on-site services.
- Open space and water: the site borders Aquetong Creek, so stormwater and creek protection are likely review topics.
- Utilities: public water and sewer are planned, according to county records.
Where it stands
The project was in the county planning record as of a 2026-02-25 filing, which suggests it is under early township or county review. No approval was found. Next steps usually include township planning commission and supervisor review of the land development plan.
- Feb 2026 Latest county filing for the 160-home senior campus
- Mar 2024 News report of early plans for an age-restricted community on the former Fountainhead site
Want to weigh in? The Solebury Township Planning Commission and Board of Supervisors would review the plan at public meetings, where residents can comment. Check the township website for agendas.
Who's behind it
Fountainhead Living, LLC · The firm is named on the county filing. No official website was found. A related news report names Heritage Senior Living as the senior-housing developer on this land.
Around the web
- New assisted living complex to be built in Solebury; future age-restrict housing plannedAOL (from Bucks County Courier Times) · Mar 1, 2024Reports that Heritage Senior Living planned a 55-plus apartment and cottage community on the vacant Fountainhead land.
Planning terms explained
- Land development plan
- A detailed site plan a township reviews for new buildings, roads, utilities and stormwater.
- Age-restricted
- Housing limited to residents above a set age, commonly 55 or older.
- Sketch plan
- An early, informal plan shown to a township for feedback before formal filing.
- Stormwater
- Rain runoff from roofs and pavement that must be managed so it does not flood or pollute nearby land and creeks.
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: $38.0M
- ~800 roofing squares
- ~160 HVAC systems
- ~160 kitchens / 320+ bathrooms
- ~144,000 sq ft of finished living space
- ~100 roofing squares (assumes 1 story)
- ~25 tons of cooling (rule of thumb 400 sq ft/ton)