Bucks County · Bristol Township · #13200
Two manufacturing buildings on former school site
Western side of Route 413 (Veterans Highway), opposite Winder Drive, Bristol Township, PA · 395,250 sq ft non-residential, industrial · 31.7 acres
About this project
Crystal Bristol PA, LLC proposes two manufacturing buildings totaling about 395,250 square feet on the 31.74-acre former middle school site, where the school building would be removed. The site is zoned R-1, and the county notes that manufacturing and warehouse uses are not permitted there, so the plan depends on a rezoning or text amendment that has not been filed. Homes surround the site on three sides.
County recommendation: Raises serious concerns
Issues raised: Manufacturing use not permitted under current zoning, Rezoning or text amendment not yet filed, Impacts on adjacent homes from height, lighting, trucks and trailer storage, Warehouse versus manufacturing use and vacancy risk, Turning movements at access points not fully shown
- Applicant
- Crystal Bristol PA, LLC
- Plan type
- Preliminary land development
- Land use
- industrial
- Zoning
- R-1 Residence District
Filing history
- 2026-06-09 · #13200 · Preliminary land development · 395,250 sq ft
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
A developer, Crystal Bristol PA, LLC, proposes two manufacturing buildings totaling about 395,250 square feet on the 31.74-acre former Franklin D. Roosevelt Middle School site along Route 413 (Veterans Highway) in Bristol Township. The school building would be torn down.
Local news reports say the school district agreed to sell the property for $18.3 million to a New York-based window and door maker, Crystal Windows and Door Systems. The reports say the plant would focus on window fabrication and could bring about 300 jobs. The news articles do not name the LLC, but the buyer's name and the site match. The county filing is the only source for the LLC's role. The buyer had also floated housing, but dropped it after neighbors objected.
The site is zoned for single-family homes (R-1), which does not allow manufacturing. The county says no rezoning request has been filed yet. Homes border the site on three sides.
What it could mean nearby
- Truck and employee traffic on Veterans Highway could rise. Records reviewed do not include a traffic study.
- Reports say about 300 jobs could be created.
- The site is a closed school with homes on three sides. A large factory next to them could raise noise, lighting and buffering concerns.
- The school district would receive the $18.3 million sale price if the deal closes.
Where it stands
The plan is at an early stage. It needs a rezoning or text amendment that had not been filed as of the county record, and the school district's sale has not closed. The closing deadline is now March 31, 2027. Next would normally come a zoning request to the township, public hearings, then land development plan review.
- Jun 9, 2026 Latest county planning filing for the two-building plan
- Apr 2026 School board voted 8-1 to extend the sale closing deadline to March 31, 2027
- Feb 2026 School board gave the buyer three more days of due diligence
- Oct 2024 County court approved the sale of the school property
- Apr 2024 School district agreed to sell the site for $18.3 million (spring 2024)
- Mar 2023 Middle school closed
Want to weigh in? A rezoning would be decided by the Bristol Township governing body after public hearings. Residents can comment at those meetings, and the township can give current dates.
Who's behind it
Crystal Bristol PA, LLC · The LLC is named on the county filing. News reports tie the site to Crystal Windows and Door Systems, a New York-based window and door maker with a distribution hub in Columbia County, PA.
Around the web
- Manufacturer gets extension for $18.3 million purchase of former schoolLevittown Now · Apr 22, 2026The school board voted 8-1 to move the closing deadline to March 31, 2027. The article describes a window-fabrication plant with about 300 jobs.
- Bristol Twp school board extends due diligence period for manufacturing facility planLevittown Now · Feb 18, 2026The buyer got a short due diligence extension. The housing component was dropped after resident opposition.
Planning terms explained
- R-1 zoning
- A residential district meant mainly for single-family homes, where factories and warehouses are not allowed.
- Rezoning
- A formal change to the zoning map so a property can be used in ways its current district does not allow.
- Text amendment
- A change to the wording of the zoning ordinance, which could allow a new use in a district.
- Due diligence period
- A window in a sale agreement when the buyer can investigate the property before committing to buy.
- Land development plan
- Detailed site plans for buildings, parking, drainage and access that the township reviews before construction.
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: $51.4M
- ~3,952 roofing squares (assumes 1 story)
- ~988 tons of cooling (rule of thumb 400 sq ft/ton)
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