Montgomery County · Lower Moreland · MCPC #24-0148-004
3993 Huntingdon Pike
3993 Huntingdon Pike, Lower Moreland, PA · 45 homes, 15,856 sq ft non-residential, mixed use · 2.15 acres
About this project
A 54,602-square-foot mixed-use building with 45 one-bedroom apartments and 15,856 square feet of ground-floor commercial space will replace an existing 1980 office building on the 2.15-acre site. The property is being rezoned from B-O1 to MU-VC district to enable this higher-density development.
County planning commission: Supports, with comments
Issues raised: State Highway frontage requirement for density/height bonuses appears tailored to this specific parcel, Very few other MU-VC tracts in township would qualify under proposed criteria, County recommends using roadway classification system instead of State Highway designation
- Applicant
- Hightop Real Estate & Development, LLC
- Zoning
- MU-VC
- Approvals needed
- rezoning, zoning ordinance text amendment
- Demolition
- existing 30,921-square-foot office building constructed in 1980
Filing history
- 2026-06-01 · MCPC #24-0148-004 · Land Dev Plan, Sketch Plan · 45 homes · 15,856 sq ft
- 2025-12-05 · MCPC #24-0148-003 · Land Dev Plan, Sketch Plan, Resubmission · 56 homes · 16,650 sq ft
- 2024-11-07 · MCPC #24-0148-002 · Land Dev Plan, Sketch Plan, Resubmission · 40 homes
- 2024-07-02 · MCPC #24-0148-001 · Land Dev Plan, Sketch Plan · 12,800 sq ft
County review letters
2024-07-02 · LMORE 24-0148-001r.pdf
2024-11-07 · LMORE 24-0148-002r.pdf
2025-12-05 · LMORE 24-0148-003r.pdf
2026-06-01 · LMORE 24-0148-0045r.pdf
Scope estimate for contractors
Estimated construction value: $29.3M
- ~1,440 roofing squares
- ~45 HVAC systems
- ~45 kitchens / 90+ bathrooms
- ~126,000 sq ft of finished living space
- ~52 roofing squares (assumes 3 stories)
- ~39 tons of cooling (rule of thumb 400 sq ft/ton)
- ~2.1 acres of site work (grading, stormwater, landscaping)
- Demolition of existing office building and site remediation
- Mixed-use building with residential apartments and ground-floor retail
- Density bonuses conditioned on occupancy restrictions (max 2 occupants per unit)
- Building height to 40 feet with increased setbacks above 35 feet