Bucks County · Hilltown Township · #10141-D
62,720 sq ft manufacturing building, Bethlehem Pike
West side of Bethlehem Pike (S.R. 408), about 575 ft south of Keystone Drive, Hilltown Township, PA · 62,720 sq ft non-residential, industrial · 7.7 acres
About this project
Fiddletree, LLC proposes a 62,720-square-foot manufacturing building on a 7.69-acre lot, replacing the existing structures on the site. Public water and sewer serve the site. Revisions reduce loading docks and add an access easement through the neighboring parcel.
County recommendation: No position
Issues raised: Earlier plan conditions must be met before approval, Waivers from road widening, curbs and sidewalks on Bethlehem Pike, Waivers from storm sewer pipe material, size and slope rules, Who maintains the access easement is unclear, Easement terms should be written into deeds
- Applicant
- Fiddletree, LLC
- Engineer / designer
- Hanover Engineering
- Plan type
- Revised final plan of land development
- Land use
- industrial
- Zoning
- HI Heavy Industrial
Filing history
- 2026-01-05 · #10141-D · Revised final plan of land development · 62,720 sq ft
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
Fiddletree, LLC proposes a manufacturing building of about 62,720 square feet on a 7.69-acre lot on the west side of Bethlehem Pike (Route 408) in Hilltown Township. The existing structures on the site would be removed. Public water and sewer already serve the property.
Township planning commission minutes show the plan has changed over time. An April 2023 sketch plan showed a smaller building of about 53,760 square feet, with a trailer parking lot as an alternative. Commission members preferred the building. By December 2024 the number of truck loading docks had been cut from 13 to 5. Commissioners raised concerns about traffic, parking, outdoor storage, and wanted a wider landscaped buffer along Bethlehem Pike.
The latest county filing adds an access easement through the neighboring parcel. No news coverage, developer website or named end user was found.
What it could mean nearby
- Fewer loading docks (13 down to 5) suggest less truck activity, but commissioners still raised concerns about traffic on Bethlehem Pike.
- A shared access route through the neighboring parcel could change how vehicles enter and leave the site.
- A wider landscaped buffer along the road was requested to soften the view of the building.
- Public water and sewer are already available, so no new utility extensions are indicated in the records.
Where it stands
The plan is still under township review. Review has been going on since a 2023 sketch plan, and the latest county filing is dated January 2026. A township zoning hearing notice for June 2026 appears to name the applicant, but its contents could not be read, so the outcome is unknown. Next usually come planning commission and supervisor review of the land development plan, followed by any final approval.
- Jun 2026 Township zoning hearing board notice appears to list a Fiddletree appeal for the site (contents not verified)
- Jan 5, 2026 Latest county planning filing, with fewer loading docks and an added access easement
- Dec 2, 2024 Planning commission reviewed revised plans and asked for a larger buffer along Bethlehem Pike
- Apr 2023 Sketch plan presented to the township planning commission for a smaller building
Want to weigh in? Residents can comment at Hilltown Township public meetings of the planning commission, zoning hearing board and board of supervisors, whose agendas are posted at hilltown.org.
Who's behind it
Fiddletree, LLC
Around the web
- December 2, 2024 Planning Commission meeting minutesHilltown Township · Dec 2, 2024Records revised plans with loading docks cut from 13 to 5 and commissioner concerns about traffic, parking and buffering.
- April 17, 2023 Planning Commission minutesHilltown Township · Apr 17, 2023Records the early sketch plan for a smaller building at 4610 Bethlehem Pike, which the commission preferred over a trailer parking lot.
- Zoning Hearing Board notice for June 3, 2026Hilltown Township · May 5, 2026A township hearing notice that appears to list a Fiddletree appeal for the site, though its details could not be verified.
Planning terms explained
- Sketch plan
- An early, informal drawing shown to the township for feedback before a formal application.
- Land development plan
- The formal site plan for a new building, covering parking, drainage, access and landscaping.
- Zoning hearing board
- A local board that decides requests for exceptions or variances from zoning rules.
- Access easement
- A legal right to cross a neighbor's land, such as for a driveway.
- Buffer
- A strip of trees or plantings that separates a development from the road or neighbors.
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: $8.2M
- ~627 roofing squares (assumes 1 story)
- ~156 tons of cooling (rule of thumb 400 sq ft/ton)