A developer is exploring plans to transform three long-vacant properties along Ridge Pike in Upper Providence Township into a mixed-use neighborhood of homes and retail, a proposal that would require changes to the township's existing zoning regulations.
Joe Morrissey, a partner in Foxlane Homes, presented the concept to the township's board of supervisors on Monday, October 19, seeking feedback before moving forward with a formal proposal.
Morrissey said the company, which builds approximately 100 homes annually in the Philadelphia suburbs, has been working with township staff and has met twice with the planning commission to refine its plans.
The proposal encompasses approximately 51 acres across three properties that have remained undeveloped for decades. The parcels are located on the north side of Ridge Pike between The Shoppes at Upper Providence – a shopping center that includes a Lidl, Fine Wine & Good Spirits, and other businesses – and Greenwood Avenue.
Bob Downs, speaking on behalf of the property owners, said his in-laws purchased the first 17.97-acre parcel in 1989. The family subsequently acquired two neighboring properties in 2016 and 2022, hoping that combining the land would attract developers interested in a larger project.
Despite years of marketing, Downs said most interest came from businesses seeking individual pieces of frontage for uses such as tire stores and fast-food restaurants. Aside from a potential medical user that would have required a zoning change, no comprehensive development proposal had materialized.
The family declined the smaller commercial opportunities, believing that developing the properties together would produce a better outcome for the corridor.
The concept was developed with the township's comprehensive plan in mind. According to Morrissey, the document identifies Ridge Pike, also known as Main Street, as a redevelopment corridor and recommends zoning changes to allow a mix of residential, commercial, and office uses.
The proposed layout would place retail establishments along the Ridge Pike frontage, with housing situated farther back toward existing residential neighborhoods. The development would also feature internal roads, sidewalks, and walking trails connecting homes to businesses and neighboring properties.
Housing Density Draws Questions
Foxlane presented two versions of the development, including a revised plan featuring 256 homes and approximately 60,000 square feet of retail space. The revision followed planning commission feedback calling for more commercial space and better connections to the neighboring shopping center.
The proposed housing includes stacked townhomes, twin townhomes, and age-restricted carriage homes, with estimated average sales prices ranging from $460,000 to $825,000. Morrissey said the variety of housing types is intended to appeal to first-time buyers, families, and older residents looking to downsize.
Township Director of Planning and Zoning Geoff Grace said he preferred the revised retail layout but wanted to see fewer homes. Morrissey explained that residential development would help support the commercial component financially.
Supervisor Helene Calci also favored lower density and asked about amenities. Morrissey said the 66-unit age-restricted section would include a pickleball court, with additional recreational space possible if the number of homes were reduced.
Board Chair Kelly Stevens questioned whether attached townhomes truly appeal to first-time buyers and expressed concern about densely packed developments.
“Can't you just make, like, small houses for people?“ Stevens asked Morrissey. “I don't think entry-level homebuyers really want to buy townhouses.”
Morrissey said Foxlane was open to reconsidering the housing mix, although detached homes would generally increase prices.
Supervisor Bill Starling requested a playground among the homes and more information about potential retail tenants.
The developer also considered building 10 single-family homes on a wooded section of the property to the northwest, but now proposes permanently preserving the land as open space through a deed restriction.
Traffic Improvements and School Impact
Traffic emerged as another major concern during the presentation.
The developer's traffic engineer said multiple access points are anticipated along Ridge Pike, including a main entrance across from Kline Road, where a new traffic signal is proposed. The plans also call for connecting the development's internal roads to the neighboring shopping center.
The engineer said preliminary analysis suggests the proposed improvements could accommodate the anticipated peak-hour traffic. A detailed traffic study would still be required and reviewed by the township and PennDOT.
Supervisor Bill Starling described the nearby Greenwood Avenue intersection as dangerous and called for a traffic signal. Grace said officials have already discussed potential improvements to the intersection, which would also be evaluated as part of the developer's traffic study.
The developer's team also presented estimates of the project's potential impact on the Spring-Ford Area School District.
Based on the revised, higher-density plan, a representative for the developer estimated the project would generate approximately 50 school-age children, including 23 elementary school students.
A fiscal analysis commissioned by the developer projected a combined net annual financial benefit of approximately $983,000 for the township and school district, including $117,000 for the township and $866,000 for the district. The developer’s team said the estimates account for anticipated tax revenue and additional public expenses associated with the project.
Next Steps
Grace said the development would require new zoning provisions, although officials have not determined whether that would involve an overlay district or broader changes to zoning along Ridge Pike.
He suggested the project could help encourage improvements to underdeveloped and undermaintained properties along the corridor, while acknowledging that its broader economic impact remains uncertain.
Grace invited supervisors to submit additional comments so township staff could continue working with Foxlane on potential revisions before the proposal returns to the planning commission and board of supervisors.
Morrissey emphasized that the company remains in the early stages of planning and is willing to adjust the project based on the township's feedback.
No zoning changes or development approvals were granted during Monday's presentation.
