Executive Summary
Upper Dublin is aggressively advancing infrastructure and utility projects, including the Dreshertown Road corridor expansion and specialized water treatment facilities . Entitlement risk has shifted toward environmental policy, as a controversial proposal to remove steep-slope protections in the Fort Washington Overlay faces intense community opposition . While heavy industrial activity is currently stable, the School District’s active search for a 3-acre transportation and maintenance facility represents a primary near-term demand for logistics-capable land .
Development Pipeline
Industrial & Logistics Projects
| Project | Applicant | Key Stakeholders | Size | Current Stage | Key Issues |
|---|---|---|---|---|---|
| Transportation Facility | Upper Dublin School District | Andy Lechman (CFO); Avis Young (Broker) | 3+ Acres | Site Search | Seeking non-district owned site; 10k SF building; EV infrastructure readiness |
| 709 Pennsylvania Ave (WEC) | WEC International | Tom Fountain (Engineer) | 22 Acres | Waiver Review | Utility shed for granular activated carbon filters (PFOFS/PFAS treatment) |
| Dreshertown Road Improvements | Municipal Authority | Keystone Acquisition Services | N/A | ROW Acquisition | Complex lien releases for 13 claimants; funded by Municipal Authority |
| 1125 Virginia Drive (Jay at Dresher) | Jay at Dresher | Tom Fountain (Engineer) | N/A | Escrow Release | Final landscaping and Gabion walls delayed by weather |
| Summit Ave Townhomes | Lombardi Residential | George Broseman (Atty); Matt Markovich | 10 Units | Text Amendment | Removal of steep-slope calculations; high neighborhood resistance |
| ... (Full table in report) |
> Additional projects are included in the Appendix below.
Entitlement Risk
Approval Patterns
- Standardized Infrastructure Support: The Board maintains a unanimous approval record for routine municipal authority assessments and right-of-way expenditures related to the Dreshertown Road project .
- Phased Escrow Releases: Officials demonstrate flexibility with developers on landscaping delays caused by weather, provided significant funds (e.g., $130,000) are retained for spring completion .
Denial Patterns
- Environmental Integrity Concerns: Projects seeking to bypass existing resource protections face significant friction. The Board is being cautioned against "cherry-picking" overlay districts to remove restrictive powers that protect downstream properties .
Zoning Risk
- Steep Slope Text Amendments: A pending ordinance change to remove steep-slope calculations in the Fort Washington Overlay District could fundamentally increase developable acreage for future logistics or mixed-use projects .
- Outdated Deed Restrictions: Developers are actively identifying 1980s-era deed restrictions that conflict with the current 2007 Village Overlay, requesting the township "clean up" titles to allow modern use .
Political Risk
- Developer Favoritism Allegations: Community members and legal counsel have publicly labeled certain zoning text amendments as a "slow drip" intended to benefit developers at the expense of environmental standards .
Community Risk
- Environmental Advocacy: Organized residents and environmental attorneys are challenging development based on the Environmental Rights Amendment and MS4 program compliance, specifically regarding stormwater runoff into local streams .
- Neighborhood Buffer Sensitivity: Even small residential developments (10 units) are facing scrutiny regarding architectural fit and landscape buffering for adjacent homeowners .
Procedural Risk
- Lien and Mortgage Complexity: The acquisition of right-of-way for major road projects is frequently delayed by the difficulty of obtaining lien releases from mortgage companies, occasionally necessitating "friendly" condemnations .
- PennDOT Modifications: Routine modifications to signalized intersections (e.g., Northstone Road/Butler Pike) require PennDOT TE 160 form authorizations, which remain a standard sequencing step for traffic mitigation .
Key Stakeholders
Council Voting Patterns
- Qualified Support: While the Board voted 5-0 to advertise controversial text amendments, individual commissioners expressed significant discomfort regarding the lack of data on how such changes affect the entire overlay district .
- Liability-Sensitive: The Board approved an LA Fitness lifeguard waiver only after adding specific age restrictions (under 15) and requiring proof of insurance/indemnification .
Key Officials & Positions
- Riley McGraff (Zoning/Planning): Directs the agenda for the Zoning Hearing Board and Planning Commission; key gatekeeper for variance and special exception reviews .
- Tom Fountain (Township Engineer): Evaluates man-made vs. natural slope classifications and dictates stormwater management requirements .
- Andy Lechman (School District CFO): Leading the financial and site-selection strategy for large-scale facilities and capital improvements .
Active Developers & Consultants
- Lombardi Residential: Currently testing the Board’s appetite for zoning relief regarding steep slopes in the Fort Washington district .
- Keystone Acquisition Services: Managing the sensitive right-of-way and appraisal process for current Dreshertown Road improvements .
- Westroom Development Company: Navigating multi-agency (PennDOT and Township) coordination for rental residential projects .
Analysis & Strategic Insights
Forward-Looking Assessment
- Industrial Pipeline Momentum: While private industrial applications are quiet, the School District’s 15-site search for a 3-acre transportation depot indicates a critical need for industrial-zoned land that can support heavy vehicle parking and EV charging .
- Probability of Approval: High for projects that contribute to the "Sunny Willow Swim Club" trail or provide utility solutions for PFOF/PFAS water treatment . Conversely, the Summit Ave text amendment has become a lightning rod for environmental litigation risks .
- Regulatory Tightening: Expect increased scrutiny on "man-made" slope classifications as the township develops a new holistic zoning ordinance to replace "cherry-picked" text amendments .
- Strategic Recommendation: Developers should perform detailed geotechnical and "urban land soil" studies early to prove slopes are man-made and not natural resource areas to counter environmental opposition .
- Near-term Watch Items: The March 2026 Planning Commission review of the Jarretttown project and the finalized site search for the district transportation facility .