Montgomery County · Lower Gwynedd · MCPC #26-0051-001
BT 309 Development
NORRISTOWN RD, Lower Gwynedd, PA · 278 homes, 46,750 sq ft non-residential, mixed use · 24.0 acres
About this project
The developer will transform a 24-acre office park in Lower Gwynedd by replacing one of two existing buildings with a four-story apartment tower of nearly 280 units and internal parking, while retaining the other office building and adding new retail and office structures. Integrated parking and pedestrian walkways will serve both residential and commercial tenants. The rezoning from special-use to multifamily residential district is needed to enable this mixed-use development.
County planning commission: Supports, with comments
Issues raised: Community impact statement missing from application requirements, Workforce housing administration needs clarification, Impervious surface and stormwater management, Green parking strategies and sustainability measures, Building design standards for massing and façade, Parking ratio flexibility and redundant reporting
- Applicant
- BT 309, LLC
- Zoning
- MF-3
- Approvals needed
- rezoning, text amendment, conditional use
- Demolition
- existing two-story office building
Filing history
- 2026-03-04 · MCPC #26-0051-001 · Prelim Plan, Conditional Use · 278 homes · 46,750 sq ft
The full picture AI research · Nov 1, 2026
The developer proposes to redo the 24-acre Spring House Corporate Center office park on Norristown Road in Lower Gwynedd. One of its two office buildings would be torn down and replaced by a four-story apartment building of about 278 units, with parking inside the building. The other office building, which is occupied, would stay. Three new retail buildings (about 47,000 sq ft) would be added, along with more parking and walkways.
The land is now zoned for special-use offices, which don't allow homes, so the developer asked the township to rezone it to a multifamily district. The township supervisors asked for changes, including cutting the units to 264 and moving the building farther from the property line. The township's project page says the developer's purchase agreement for the site is close to expiring. Township records do not say who the retail tenants would be.
What it could mean nearby
- Traffic: the developer's study estimated about 45 more morning and 56 more afternoon peak-hour trips on Norristown Road west of Route 309.
- Access: the plan includes an emergency-only drive to the neighboring Gwynedd Estates community.
- Housing: roughly 264 to 278 new apartments, with township-listed average rents around $2,500 to $3,000 a month.
- Fiscal: a fiscal impact analysis was posted by the township in 2026, but its findings were not reviewed here.
Where it stands
As of the township's latest page, the supervisors approved the text change creating a mixed-use option in the multifamily district on 2026-06-23, but had not yet voted on rezoning this site. A conditional use hearing is set for 2026-12-08; after that, land development plans and building permits would follow.
- Dec 8, 2026 Conditional use hearing scheduled before the Board of Supervisors
- Jul 28, 2026 Supervisors scheduled to consider the rezoning map amendment; outcome not reported
- Jun 23, 2026 Public hearing held; supervisors approved the mixed-use text amendment
- May 20, 2026 Planning Commission recommended approval of the ordinance and map amendment
- Apr 7, 2026 Developer presented the revised plan to the supervisors
- Mar 2026 Developer resubmitted the plan with a conditional use application
Want to weigh in? The Lower Gwynedd Board of Supervisors decides next, and residents can comment at its public meetings, including the conditional use hearing on 2026-12-08 at 7 PM.
Who's behind it
BET 309, LLC (BET Investments) · A development company that is seeking to redevelop the Spring House Corporate Center; no official company site was found.
Around the web
- Spring House Corporate Center RedevelopmentLower Gwynedd TownshipTownship project page with the plan, unit counts, hearing history and open issues.
- 04072026 meeting minutesLower Gwynedd Township · Apr 7, 2026Minutes of the meeting where the revised plan was presented.
- BOS meeting 07282026Lower Gwynedd Township · Jul 28, 2026Meeting packet listing the proposed rezoning ordinance for consideration.
Planning terms explained
- Rezoning (map amendment)
- A change to the zoning map that allows different uses on a specific property.
- D-1 Special Use District
- The current zoning, which allows office-type uses but not housing.
- MF-3
- A multifamily residential zoning district, requested here with a mixed-use option.
- Conditional use
- A use allowed only after the governing body holds a hearing and sets conditions.
- Setback
- The required distance between a building and the property line.
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: $167.8M
- ~8,896 roofing squares
- ~278 HVAC systems
- ~278 kitchens / 556+ bathrooms
- ~778,400 sq ft of finished living space
- ~116 roofing squares (assumes 4 stories)
- ~116 tons of cooling (rule of thumb 400 sq ft/ton)
- ~19.0 acres of site work (grading, stormwater, landscaping)
- Demolition of existing office building
- Multi-story residential building with internal structured parking (433 spaces)
- Three new commercial buildings
- Pedestrian site design with walkways
- Landscape and green infrastructure features
- Workforce housing component
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