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Bucks County · Bensalem Township · #13194

Mixed-use building at 1001 Bristol Pike

1001 Bristol Pike, southern side, about 100 feet east of Buttonwood Avenue, Bensalem Township, PA · 4 homes, mixed use · 0.3 acres

About this project

Two parcels would be combined into a 15,039-square-foot site, and the existing residential and mixed-use buildings would be removed. A 2,475-square-foot mixed-use building with commercial space and four apartments would be built in their place, and the site already has public water and sewer.

County recommendation: Supports, with comments

Issues raised: Parking spaces near the right-of-way may create entry and exit hazards, No required planting strip between parking and the building, Missing landscape plan and street trees, No sign details shown, Act 537 sewage planning module may be required

Applicant
ADE, LLC
Engineer / designer
Fioravanti Inc.
Plan type
Preliminary land development
Land use
mixed-use
Zoning
GC General Commercial

Filing history

  • 2026-05-14 · #13194 · Preliminary land development · 4 lots/units

County review packet (meeting materials) →

Map pin is approximate.

The full picture AI research · Nov 1, 2026

The project would combine two small lots at 1001 Bristol Pike in Bensalem into one site of about 0.35 acres (15,039 square feet). The existing house-type and mixed-use buildings there would be torn down.

In their place, the developer would build one small mixed-use building of about 2,475 square feet. It would have commercial space plus four apartments. The site already has public water and sewer.

Township zoning board agendas from mid-2025 show a hearing for the same two addresses, 987 and 1001 Bristol Pike. The applicant, ADE, LLC, asked for a use variance to allow apartments, plus other zoning exceptions. The agendas do not say how the board ruled. No news coverage, opposition or named tenants were found.

What it could mean nearby

Where it stands

The county filing dated May 2026 shows the plan has reached county planning review. The township zoning board heard a related request in 2025, but its outcome was not found. Next usually come township plan review and approvals, then permits before construction.

Want to weigh in? The Bensalem Township Zoning Hearing Board and the township's planning bodies review the project at public meetings, and agendas are posted on the township website.

Who's behind it

ADE, LLC · ADE, LLC is the applicant named in township zoning records for this site, and no company website was found; Fioravanti Inc. is also named on the county filing.

Around the web

Planning terms explained
Use variance
Permission from the zoning board to use land in a way the zoning rules do not normally allow, such as apartments in a commercial district.
Zoning Hearing Board
A local board that decides requests for exceptions to zoning rules.
Impervious coverage
The share of a lot covered by hard surfaces like roofs and pavement that block rainwater from soaking in.
Mixed use
A building that combines different uses, such as shops or offices with homes.
Lot consolidation
Legally merging two or more parcels into a single lot.

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: $2.2M