Bucks County · Falls Township · #13128
84-unit 55+ apartment building, 654 Lincoln Highway
654 Lincoln Highway, south side, about 1,000 feet west of Tyburn Road, with frontage on Trenton Road, Falls Township, PA · 84 homes, senior living · 3.2 acres
About this project
This plan would replace two vacant commercial buildings with a two-story, 84-unit apartment building limited to residents 55 and older. The 3.16-acre site is served by public water and sewer and is zoned Highway Commercial. The plan relies on zoning variances granted under a 2025 settlement agreement.
County recommendation: No position
Issues raised: Tree replacement shortfall (5 trees vs. 667 required), Unopened Highland Avenue paper street to be vacated, Gap study needed for Lincoln Highway driveway, Sidewalks along road frontages waived, Architectural elevations needed for street-facing walls
- Applicant
- 654 Lincoln Highway, LLC
- Plan type
- Preliminary land development
- Land use
- senior-living
- Zoning
- HC Highway Commercial
Filing history
- 2025-08-22 · #13128 · Preliminary land development · 84 lots/units
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 1, 2026
The developer, 654 Lincoln Highway, LLC, wants to replace two vacant commercial buildings on a 3.16-acre site with a two-story, 84-unit apartment building. Residents would have to be 55 or older. The site is zoned Highway Commercial and has public water and sewer.
The plan depends on zoning exceptions (variances) granted under a 2025 settlement agreement. A January 2025 Zoning Hearing Board agenda listed the settlement of a land-use appeal for this address. The settlement terms were not found online.
Township agendas show the plan moving through review. The Planning Commission reviewed it in September 2025. In February 2026 it appears to have recommended approval of the preliminary and final plan with some waivers, and the applicant agreed to add sidewalks. A July 2026 supervisors' agenda lists a final land development item and an ordinance to vacate Highland Avenue. These details come from search summaries of the agendas, not from the full documents. No news coverage of opposition was confirmed.
What it could mean nearby
- The 84 age-restricted apartments would add housing for older adults. Age-restricted buildings generally add few or no public school students.
- The site fronts Lincoln Highway and Trenton Road, so driveway access and traffic would likely be reviewed. The planning agendas show sidewalk improvements were discussed.
- The plan would put new use on two vacant commercial buildings. The site is served by public water and sewer.
Where it stands
The plan reached the township supervisors in mid-2026, with a final land development item on the July 27, 2026 agenda. The outcome of that vote was not confirmed. If approved, the developer typically has to satisfy conditions, then obtain permits before construction.
- Jul 27, 2026 Board of Supervisors agenda lists final land development for the site and an ordinance to vacate Highland Avenue
- Feb 24, 2026 Planning Commission reviews the preliminary and final land development plan; agenda summaries indicate a recommendation to approve with waivers
- Sep 23, 2025 Planning Commission takes up the 84-unit, age-restricted plan
- Aug 22, 2025 Latest county filing for the project
- Jan 14, 2025 Zoning Hearing Board agenda lists settlement of a land-use appeal for 654 Lincoln Highway
Want to weigh in? The Falls Township Board of Supervisors decides land development matters, and residents can comment at its public meetings or by contacting the township offices.
Who's behind it
654 Lincoln Highway, LLC
Around the web
- BOS agenda July 27, 2026Falls Township · Jul 27, 2026Lists a final land development item for the site and an ordinance to vacate Highland Avenue on petition of the developer.
- 2-24-26 Planning Commission minutesFalls Township · Feb 24, 2026Records Planning Commission review of the land development plan, with waivers and sidewalks.
- 9-23-25 Planning Commission minutesFalls Township · Sep 23, 2025Describes the two-story, 84-unit age-restricted project before the Planning Commission.
- Zoning Hearing Board agenda, January 14, 2025Falls Township · Jan 14, 2025Lists settlement of a land-use appeal concerning 654 Lincoln Highway.
Planning terms explained
- Variance
- Official permission to depart from a zoning rule, such as a setback or use limit.
- Land development plan
- The detailed site plan showing buildings, parking, utilities and access, which the township reviews before building.
- Zoning Hearing Board
- A local board that decides requests for zoning variances and appeals.
- Waiver
- Permission to skip or modify a specific subdivision or land development requirement.
- Vacation of a street
- A formal act by which a municipality gives up its public right to a street or right-of-way.
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: $18.9M
- ~420 roofing squares
- ~84 HVAC systems
- ~84 kitchens / 168+ bathrooms
- ~75,600 sq ft of finished living space