Bucks County · Solebury Township · #13063
22,400 sq ft pickleball building at 6538 Lower York Rd
6538 Lower York Road (US 202), southern side at Gazebo Place, Solebury Township, PA · 22,400 sq ft non-residential, recreation · 5.0 acres
About this project
Construct a 22,400 square foot pickleball court building on a 5-acre site that is now rural residential. An existing farmhouse would become a clubhouse, an existing barn would be used for storage, and an existing framed dwelling would be removed. The site would have 76 parking spaces and public water and sewer.
County recommendation: Supports, with comments
Issues raised: Waiver requests lack stated hardship reasons, Stormwater waivers must be resolved before approval, Multi-use trail along Route 202 frontage, Tree protection fencing not shown for retained trees, TNC design guideline compliance required
- Applicant
- Shire York Holdings, LLC
- Engineer / designer
- Van Cleef Engineering Associates, LLC
- Plan type
- Preliminary land development
- Land use
- recreation
- Zoning
- TNC Traditional Neighborhood Commercial
Filing history
- 2025-08-05 · #13063 · Preliminary land development · 22,400 sq ft
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
A company called Shire York Holdings proposes a 22,400-square-foot indoor pickleball building on a 5-acre site on the south side of Lower York Road (US 202) at Gazebo Place in Solebury Township. The site is now rural residential. The plans keep the existing farmhouse as a clubhouse and the barn for storage. A smaller frame house would be removed.
The plans show 76 parking spaces and connections to public water and sewer.
Township parks and recreation minutes from September 2025 appear to cover this project. They describe a private, membership-based club. The applicant asked to be excused from the usual requirement to donate land or pay a fee for public recreation. It pointed to a possible trail extension along Shire Drive and some public uses, such as school use and charity events. Board members questioned whether that was enough. No news coverage, opposition or final approvals were found.
What it could mean nearby
- Parking for 76 cars and a US 202 frontage suggest regular visitor traffic. No traffic study was found.
- The site would change from rural residential to a commercial recreation use, with one house removed and older farm buildings reused.
- A possible trail extension along Shire Drive could add some public walking access, but it was only discussed.
- The county records say the site would use public water and sewer.
Where it stands
The project is in township review. The latest county filing was 2025-08-05, and the township parks and recreation board discussed it in September 2025. Next steps usually include planning commission and supervisors review, then any needed zoning relief and land development approval. No final decision was found.
- Sep 2025 Township parks and recreation board discussed the applicant's request to waive the recreation land or fee requirement
- Aug 5, 2025 Latest county planning filing for the project
Want to weigh in? The Solebury Township planning commission and board of supervisors decide next, and residents can comment at their public meetings, which are listed on the township website.
Who's behind it
Shire York Holdings, LLC · The county filing lists this company as the applicant, with Van Cleef Engineering Associates, LLC as the engineering firm. No official company website was found.
Around the web
- Parks and Recreation meeting minutes, September 2025Solebury Township · Sep 25, 2025Records the applicant's request to waive the recreation land or fee requirement for a private membership pickleball club, and board members' questions about it.
Planning terms explained
- Land development
- The township's formal review of a site plan for new buildings, parking and utilities.
- Fee in lieu
- A payment a developer can make instead of donating land for public parks and recreation.
- Parks and recreation board
- A township advisory board that reviews recreation impacts and advises the supervisors.
- Public water and sewer
- Connection to municipal utility systems instead of a private well and septic system.
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: $4.5M
- ~224 roofing squares (assumes 1 story)
- ~56 tons of cooling (rule of thumb 400 sq ft/ton)
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