Planning commission recommends approval of 760 Moore Road warehouse subject to FEMA map amendment

The Upper Merion Township Planning Commission on March 11 recommended approval of a preliminary and final land development plan for a 99,300-square-foot last-mile warehouse at 760 Moore Road, including a package of waivers, provided the applicant secures and incorporates a FEMA floodplain map amendment before the plan is recorded.

Township Planner Jarrett Lash said the resubmitted plan aligns with ongoing PennDOT roadway work and coordination with the King of Prussia Business Improvement District (KOP BID) on a planned Moore Road trail connection. Applicant counsel Denise Yarnoff told the commission the applicant removed a small accessory building from the site and added electric vehicle charging stations for both delivery vans and associate parking.

"EV chargers for van parking are located along a four-foot concrete strip at the perimeter of the van parking field; EV chargers for associate vehicles are located within the associate parking area," Yarnoff said.

The applicant requested eight waivers, including exceptions to the Township's specified dewatering timeframe for stormwater control, a partial waiver allowing storm pipe diameters under 15 inches, permission to submit an aerial photograph in lieu of a full 200-foot survey of nearby features, a waiver from the cartway-width standard along West Valley Forge Road and Moore Road, and permission to submit preliminary and final land development simultaneously. The applicant also requested flexibility in tree-replacement mix and relief for landscaping islands in truck-storage areas near EV chargers.

Engineer Kelly Breylinger described site grading that will lower the building finished floor by roughly two feet and raise the parking area so it sits above the floodplain elevation. She said a floodplain amendment (a LOMA or LOMR) has been submitted to the Montgomery County Conservation District and that a revised flood study is expected to be filed with HRG and FEMA by March 18, 2026.

Commissioners questioned flood impacts and design details. Commissioner Mark McKee pressed whether electrical equipment associated with EV chargers would be located above the base flood elevation; Breylinger said adjustments could be made to meet ordinance requirements. McKee also noted the applicant's modeling indicated water surface elevations change by less than two inches across the cross-sections analyzed.

Commissioner Kenneth Brown raised concerns about the transition between the raised parking field and the lower-grade area near Trout Creek and asked whether erosion-control matting and roof drain leaf guards could be added; the applicant agreed to include erosion-control measures and to explore leaf guards.

Transportation coordination was a key part of the discussion. Applicant representative Matt Hammond said three nearby projectsthe Amazon development, PennDOT's Route 23/West Valley Forge Road realignment and Trout Creek Bridge replacement, and the KOP BID trail connectionare being coordinated, with CAD files exchanged to align right-of-way and improvements. The applicant is dedicating ultimate right-of-way along the frontage but sought a cartway-width waiver on the basis that PennDOT's project will accomplish the necessary widening.

Board Liaison William Jenaway advised the applicant to be prepared to explain each waiver to the Board of Supervisors and warned that FEMA's staffing and review timeline could affect when the floodplain amendment is finalized.

Commissioner Mark McKee moved to recommend approval of the preliminary and final land development plan, including all requested waivers, with the condition that the FEMA floodplain map amendment be received and incorporated into the final plan prior to plan recording. Commissioner Kenneth Brown seconded, and the motion carried by a voice vote of all members present.

The applicant will need to address remaining review comments from township consultants and incorporate the floodplain amendment before final plan recording; the Board of Supervisors will hear the application at an upcoming meeting.