Bucks County · Richland Township · #12882
Two warehouses on Tollgate Road
Southwest corner of West End Boulevard (State Route 309) and Tollgate Road, Richland Township, PA · 556,050 sq ft non-residential, warehouse & storage · 62.3 acres
About this project
This proposal combines four parcels into a 62.32-acre site for two warehouses totaling about 556,000 square feet, with roughly 1.2 million square feet of impervious surface. The site is currently single-family residential and vacant land. Public water and private sewer would serve it.
County recommendation: Supports, with comments
Issues raised: Conditional use approval needed for Arterial Corridor overlay; no official action until zoning resolved, Parking setback and stall size waivers, Stormwater waivers for basin fencing, berm width, and depth to limiting zone, Risk of long vacancy or conversion to data center or fulfillment use; zoning should address these, Stormwater basin drainage to Morgan Creek floodplain
- Applicant
- John Edwin, Development Services, LLC
- Plan type
- Preliminary land development
- Land use
- warehouse
- Zoning
- PC Planned Commercial District
Filing history
- 2025-12-08 · #12882 · Preliminary land development · 556,050 sq ft
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
The developer proposes two warehouses totaling about 556,000 square feet on a 62.32-acre site at the southwest corner of Route 309 (West End Boulevard) and Tollgate Road in Richland Township, near Quakertown. The plan combines four parcels. A township newsletter lists one building of about 400,000 square feet and one of about 156,000 square feet. Roughly 1.2 million square feet would be paved or roofed.
The land now holds single-family homes and vacant land. Earlier coverage described part of it as a former car lot. Public water would serve the site, and sewage would be handled privately.
An earlier 2024 version was a single building of about 649,000 square feet. The township supervisors opposed the developer's request to build it taller than zoning allows, and residents raised concerns about truck traffic and views. The two-building plan appears to be a revision. No tenant has been named.
What it could mean nearby
- Truck traffic on Route 309 and Tollgate Road was the main concern residents raised about the earlier, larger version.
- The site borders Morgan Creek and a nearby housing development, so stormwater and buffering are likely points of review.
- About 1.2 million square feet of hard surface would replace homes and vacant land.
- No job counts or tenant details were found.
Where it stands
The project was still listed as under consideration by the township in fall 2025, and the county filing is dated December 2025. No final approval or denial was found. Next steps usually are township planning commission and supervisor review of the land development plan, plus state permits for stormwater and sewage.
- Dec 8, 2025 Latest county planning filing for the two-warehouse proposal
- Sep 2025 Township fall newsletter lists the two-building plan as under consideration
- Sep 19, 2024 Zoning hearing board hearing scheduled on the developer's height variance request for the earlier one-building plan
- Aug 12, 2024 Township supervisors unanimously voted to oppose the height variance
- Feb 2024 Supervisors rejected the developer's request to rezone seven adjacent properties for a much larger warehouse
Want to weigh in? The Richland Township Board of Supervisors and Planning Commission review land development plans at public meetings held at the township building on California Road, where residents can comment.
Who's behind it
Development Services, LLC · A real estate development company named on the filings; no official website or other projects were found.
Around the web
- Richland Township Fall 2025 NewsletterRichland Township · Sep 2025Lists the 62.32-acre Tollgate Road site as under consideration with two warehouse buildings of about 400,000 and 156,000 square feet.
- Richland warehouse proposal headed to zoning board Sept. 19Bucks County Herald · Sep 12, 2024Reports that supervisors opposed a height variance for the earlier single warehouse and that residents raised traffic and view concerns.
- Warehouse planned in Quakertown for 62 acres off Route 309. Here's how big it would beBucks County Courier Times via Yahoo News · Aug 19, 2024Describes the earlier 649,230-square-foot proposal, the four combined parcels, and the site's neighbors and ownership.
Planning terms explained
- Land development plan
- The detailed site plan a township reviews before allowing buildings, parking and utilities to be built.
- Variance
- Special permission to depart from a zoning rule, such as a maximum building height.
- Zoning hearing board
- A local panel that decides variance requests at public hearings.
- Impervious surface
- Paved or roofed ground that does not absorb rainwater, which increases runoff.
- Rezoning
- A change to the zoning category of land, decided by the elected supervisors.
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: $72.3M
- ~5,560 roofing squares (assumes 1 story)
- ~1,390 tons of cooling (rule of thumb 400 sq ft/ton)