Nonprofit proposes phased redevelopment at longtime Doylestown Road site, seeks guidance on potential ordinance updates
Montgomery Township officials got a first look Monday night at a conceptual expansion plan for Mitzvah Circle, as the nonprofit and its consultants outlined a proposal that could require changes to local zoning rules.
The presentation centered on the organization’s property at 435 Doylestown Road, a site that has long operated as a nonconforming use in a residential zoning district.
Township Manager Carolyn McCreary said staff met with Mitzvah Circle leadership in February to review the proposal and discuss potential zoning implications.
Amee Farrell, an attorney representing the project, said the property — formerly occupied by Country Furniture and later Keystone Homebrew — has hosted warehouse-type operations for decades despite its R5 residential zoning.
“Anytime that any activity or modifications were required as to that property, it was always handled through a special exception,” she said, noting the site’s longstanding nonconforming status.
Since purchasing the property, Mitzvah Circle has completed significant site improvements, including stormwater upgrades, paving and landscaping.
But after a fire damaged one of the outbuildings, the nonprofit accelerated plans for a larger redevelopment effort.
“It would be more appropriate to accelerate what was originally a longer term capital improvement project,” Farrell said.
The proposed plan includes demolishing the damaged annex and replacing it with a more functional addition featuring expanded office space, volunteer areas and warehouse capacity.
Project architect Matt Heckendorn, of Heckendorn Shiles Architects, said the design is intended to maintain the organization’s welcoming environment.
“There’s light-filled spaces. They’re very enjoyable to be in. They’re not, you know, in this dark warehouse and we want to maintain that,” he said.
Plans also call for improved traffic flow and site circulation, including better separation between volunteer activity and delivery operations. The proposal includes acquiring two adjacent parcels and creating a more efficient, clockwise traffic pattern, though a new access point to Doylestown Road would require PennDOT approval.
Board members raised questions about stormwater impacts, parking and pedestrian access, while also highlighting safety benefits.
“This would seem to be much more desirable in terms of the access to the facility,” one official said, referencing improved emergency access and updated building conditions.
The discussion also turned to zoning challenges, as township officials noted there is no existing use category that neatly fits Mitzvah Circle’s operations. Farrell suggested the township consider creating a new classification.
“There’s really not a present use in the ordinance that kind of fits this operation,” she said, proposing a “community service facility” designation with specific conditions to limit unintended uses.
Township representatives indicated a text amendment to the zoning ordinance may be the most practical path forward, rather than a map change, allowing officials to tailor requirements such as parking, buffering and operational standards.
While no formal application has been submitted, the board expressed support for continuing discussions.
Mitzvah Circle representatives said they hope to move quickly, citing growing demand for services. Township staff will now work with the nonprofit’s team to further evaluate zoning options before the project returns for formal consideration.
