Iv. Upper Dublin as Industrial Center

The Origins of the Fort Washington Industrial Park

Per the Pennsylvania Board of Health, (Annual Report of the Commissioner of Health of the Commonwealth of Pennsylvania-1912 (1914), in the 1910s Upper Dublin had two industrial companies: Hoopes and Townsend Company of Philadelphia and Organic Chemical Mfg. Co., Fort Washington. It noted that Hoopes and Townsend made 75 tons of iron bars per day that were then sent onto Hoopes and Townsend’s plant in Philadelphia, produced by 120 employees, while Organic Chemicals had only six employees.

Although Hoopes and Townsend received financing in 1934 from a bond issue to expand its plant, it failed shortly thereafter. (Note that in 1991 the Upper Dublin Tricentennial Commission asserted that Hoopes and Townsend stopped operating in Upper Dublin much earlier, in 1925.).

There was also, in 1925, Barnett Mill. CHECK

According to the Philadelphia Inquirer, Nathan Bauman and Henry Lee Willet developed the idea of creating an industrial center in Upper Dublin. Lou Perfidi, An Upper Dublin mover and shaker is moving out, Phila. Inquirer, Aug. 25, 1988, at 6-H. (Willet’s obituary describes him as “play[ing] a key role in establishing the Fort Washington Industrial Park, …”, Stained-glass artist Henry L. Willet, Phila. Inquirer, Oct. 1, 1983, at 6-A.

However, in more comprehensive reporting, the development of the idea came from the developer of the Fort Washington Industrial Park, Phillip Seltzer. Oscar B. Teller, New Campus Type: Plants Welcomed in North Suburbs, Phila. Inquirer, pp. 107 and 108 (May 31, 1964); Lisa E. Anderson, Reinventing the Fort Washington Industrial Park: The vacancy rate is 25 to 30 percent. Local and county officials are aiming for a revitalization, Phila. Inquirer, Oct. 17, 1993, p. 252. Anderson stated that, although Seltzer had purchased the initial land in 1946 (originally only the former Meehan nursery property) intending it for a residential development, Seltzer determined that the land was not suitable for that purpose. Seltzer explained that the nine-year gap between land purchase in 1946 and groundbreaking in 1955 was “because it took the company that long to convince the township that the idea would fly.”

In that 1993 article, Seltzer described his most prominent challenge was to convince township residents that this industrial focus would not resemble Kensington (a Philadelphia neighborhood crowded with aging industrial buildings) as it would have ample parking for those employed in the park and at the same time provide large lots so that the occupants could as needed expand their facilities onsite. Seltzer also stated that he had expended $500 million in the development of the industrial park (whether this sum included payments made by companies locating in the park to Delaware Valley Industrial properties, the entity by which the Seltzers acquired the additional land for the park and Fort Washington Industrial Park Construction Co. that constructed the new Rorer facility—and others? In the parks to be explored) See also Industrial Park Celebration, Phila. Inquirer, April 27, 1958, p. 147.⁶⁶

There were other events that precipitated the transformation of the central part of Upper Dublin into a focus on siting light industry. In early 1952, Upper Moreland adopted zoning for light industry. See Joe Thomas, "A 50-Year Chronology of the Development of the Government of Upper Moreland (1976)." In addition, the long-delayed extension of the Pennsylvania Turnpike to New Jersey with exits in Fort Washington and Willow Grove was imminent. Further, Horsham, which had been dominated by the Willow Grove Naval Air Station until the mid-1990s and its related businesses (such as Tinnius Olsen), was also eyeing industry related to the needs of that facility during the intensifying Cold War. CITE NEEDED Whether these local events directly spurred Upper Dublin’s interest is unknown.

Whatever the motivating factors, Upper Dublin’s Board of Commissioners acted promptly when these developments were coalescing. On April 9,1952 a meeting was held at Board President Willet’s home to discuss bringing industry to Upper Dublin. (Minutes, Upper Dublin Board of Commissioners, May 13, 1952.) The attendees included unidentified representatives of the Planning Commission and the School Board. At that meeting Willet appointed Commissioner Shuman, as chairman, and two others, W.R. Gerstlauer⁶⁷ and Alfred Degerberg (an investment adviser and later a member of the Township’s Planning Commission), to represent the Commissioners at a “Committee on Industry” (later referred to as “Joint Committee on Industry”). A public meeting was held. WHEN?

Shortly thereafter, an ordinance for industrial uses was introduced and the Seltzers appeared at a commissioners meeting to seek its approval, and the draft ordinance was promptly adopted. See Upper Dublin Twp. Seeks Industries, Phila. Inquirer, Dec. 10, 1952, at p. 33 (“At the present time, there are no industries in the township. Henry Lee Willet, commission president, said at the monthly meeting of the Board of Commissioners last night…”).

The prospective site for the industrial uses had been occupied by both Townsend and Thomas B. Meehan Nursery. (The Meehan Nursery started in 1912 but, as the Lane & Meehan nursery, it sold off a portion of its property at 2004 Limekiln to its present owners, the Schmidt family, in 1935, and the Meehan Nursery stopped operating at about that time) NEEDS CITE.

B. UPPER DUBLIN’S HISTORY OF ENGAGING WITH PHILCO CORP. AS EXEMPLIFIED THE CHALLENGE OF ATTRACTING AND KEEPING INDUSTRY IN A SUBURBAN SETTING

Ironically, the longest lasting “new” industry along this new Turnpike corridor was the Philco Computer Plant, located at 3900 Welsh Road, in Upper Moreland (often referred to as Willow Grove in this context). The story of that site parallels many of the issues that the Fort Washington Industrial Park has faced.

That Philco plant was devoted to constructing advanced computer parts, thereby warranting the Upper Moreland road next to it being named Computer Road. Philco, at the time, was an innovative and very prominent consumer and business electronics firm.⁶⁸

At a January 11,1960 meeting of the Upper Dublin Board of Commissioners with Upper Moreland and Hatboro officials they anticipated construction of a Philco plant at what is now 3900 Welsh Road. Philco had already located its Communication Services Division in the Fort Washington Industrial Park. Philco was understood to be interested in building another industrial plant in the area. Philco was also in the process of opening a large research facility in Blue Bell in 1961. PHILCO News, Summer 1961, p. 12.

Years later, in late 1967, it appears that an additional Philco plant was intended to be located in Upper Dublin. UD Bd of Comm’rs Minutes Dec. 12, 1967. At that meeting, an Upper Dublin resident and Philco Ford executive Morton Long (vice president, Technical Representatives Division) urged consideration of a proposed plant site (not identified at the meeting) in the Fort Washington Industrial Park. However, the Board members advised that they had already determined that the site would not be available for industry under the proposed zoning for the Fort Washington Industrial Park and that Philco-Ford should have consulted with the Township before decided on its proposed location. As shown on the list of Industrial Park firms, Philco did not locate a plant in the Industrial Park following that 1967 dialogue.⁶⁹

A subsequent example of this evolution from grand design to the reality of making such an undertaking fully functional was the “Rorer Group Airport” (identified as such in a list of Upper Dublin locations posted by Mapcarta). Apparently, Rorer and General Electric, both with offices at the Office Park, maintained a helicopter pad for use by their employees (and possibly others). The Delaware Valley Commission (apparently the predecessor to the Delaware Valley Regional Planning Commission) had recommended that location in its advocacy of heliports. However, there was in fact limited demand, with the Park’s executives finding insufficient need for that service, resulting in its discontinuance. Helicopter Project Has Trouble Getting Off Ground, Phila. Inquirer, July 11, 1968, p. 53.

C. INDUSTRY LEAVES THE INDUSTRIAL PARK

By 1990 Honeywell had only offices and a warehouse at 1100 Virginia. Linda Finarelli, Former Honeywell workers still in limbo, The Reporter, March 14, 2000 (manufacturing activity ended in December 1989). It left behind environmental issues that continue to be the focus of the US Environmental Protection Agency even after the subsequent occupant, the Expo Center, came and went, and a multi-use office building, including the national headquarters of Toll Brothers, took its place See Honeywell facility clean-up history (NEEDS CITE).

The newest owner of that building, the Norwood Company, has dubbed the fully renovated building the “Fort Washington Technology Center,” adding yet another name to the word salad of names used in marketing the park. https://norwoodco.com/projects/fort-washington-technology-center

Selas ceased operating in the early 2000s, when it discontinued the line of business it had long conducted at its site on Limekiln Pike adjoining the Trenton Cut-off, now occupied by Dublin Terrace.;

Columbia Steel, that had manufactured steel furniture at 1300 Virginia, was sold to SPS (Standard Press Steel) in 1957, and then to Precision Castparts Corp. in 1970, only to be discontinued shortly thereafter, with the site now labelled the Maplewood Office Park.

Robert Wooler Co., 1755 Susquehanna Rd., Dresher, a commercial heat treatment company founded in 1923, closed in 2020-2021. Robert Wooler Company Closing-The End of an Era, the MONTY.com

Delaware Steel Co., a wholesaler, moved into Fort Washington Industrial Park’s bounds in 1995, after the name had been changed to Fort Washington Office Park (and sometimes as Fort Washington Business Park). Otherwise, nothing at the former industrial park was then industrial.

Consequently, of all of the once “industry” within the Park’s bounds, only Allied Concrete and its related Allied Landscape Supplies continue to operate.

And of those industries that had operated in Upper Dublin only Columbia Steel and Honeywell, mostly a warehouse, were within the bounds of the Industrial Park. Allied, Robert Wooler and Selas operated next to or on the opposite side of the Trenton Cutoff from the Park.

IS THE FOLLOWING A REPEAT?

Like many planning concepts, by the time the Fort Washington Office Park conceived in the early 1960s was fully implemented, it was already becoming outdated with computer networking and new telecommunication technologies, reducing the demand for office space, especially centralized large offices within easy commuting distance of large number of employees and potential customers and clients. ⁷⁰

Planning for, and execution of, physical spaces changes, whether effected through zoning, economic incentives, infrastructure changes or private capital, often takes a long time and substantial investment from whatever sources, while rapid economic and technological changes may overwhelm municipal officials’ best intentions to strive for the success of both existing and future generations of residents.⁷¹

THE ZIP RAMP-A UNIQUE NAME, TO BOOST LONGEVITY OF THE FORT WASHINGTON OFFICE PARK

Major achievements take time, often taking longer, are often more complicated and costly than conceived and can, by the time they are implemented, have lost some of their intended value. One such example if an Upper Dublin project uniquely labeled “Zip Ramp.”

In response to the need to rejuvenate the Office Park, the Township, under the leadership of then Board President Bob Pesavento and Township Manager Paul Leonard developed and secured the Board of Commissioners’ approval for the formation of a new Upper Dublin Municipal Authority (the prior authority, that had provided long-term financing for sewer construction, having been dissolved years before).⁷²

There is no similar authority existing among area municipalities. This authority, limited by its charter to the geographical scope to the Office Park, has taxing authority on properties within the Office Park to finance improvements within those geographical limits. The revenues secured from these assessments may be used only for improvements within its geographical boundaries and to pay the administrative costs of the authority. Its board members, appointed by the Board of Commissioners, need not be residents within the boundaries served by the authority. Since its creation, Pesavento has chaired the Authority.

In 2005 the Township received a recommendation to develop plans to speed traffic from the Pennsylvania Turnpike and Route 309 into the Fort Washington Office Park. Wulff Associates, Strategic Master Planning Report for the Fort Washington Business Campus (2005).

In the next year, with a ceremonial “shovels in the ground” ceremony, the Township announced that its receipt of a $2.097 million grant from Pennsylvania’s Multimodal Transportation Fund and a $700,00 contribution from the then newly approved construction of the Lifetime Fitness facility in the Office Park, with a $3 million contribution from the Township, would enable construction of the “zip ramp” by 2018. Linda Finarelli, Upper Dublin gets grant for Pa. Turnpike zip ramp, Times Herald (Aug. 6, 2016); Staff Writer, Upper Dublin moves forward with Fort Washington Office Park improvements, Bucks County Courier Times (Aug. 3, 2016).

The progress made thereafter enabled one Upper Dublin Commissioner, in his fall 2019 newsletter, to proclaim: “Ft Washington Office Park gets ZIP Ramp-Spring 2020,” noting the funding has been approved. Commissioner Gary Scarpello Newsletter, Fall 2019.

Not all planners grasped the difficulty of getting the “zip ramp” in place. In the spring of 2021, the Delaware Valley Regional Planning Commission, Montgomery County Pennsylvania Turnpike Interchange Study, p. 07, at point 7 (May 2021) stated that construction occurred in 2018. Yet, in the spring of 2022, the Upper Dublin Municipal Authority was seeking request for qualifications for construction inspection services of Fort Washington Ramp A (Zip Ramp) Phase 2. OpenBid (viewed October 21, 2023).

And more than six years after the 2016 ceremonial groundbreaking, in October 2022, the Delaware Valley Regional Planning Commission’s Regional Technical Committee recommended adoption, for the DVRPC’s Fiscal Year 2023 Work Program Amendments, “Fort Washington Toll Plaza Zip Ramp Analysis: Upper Dublin Township Municipal Authority has requested DVRPC evaluate the feasibility and weaving implications of introducing a new ramp from the Fort Washington Interchange of the Pennsylvania Turnpike to Commerce Drive in Upper Dublin Township.”

In October 2023, with a county grant of $350,000 “for a new ramp into the Greater Fort Washington business park at Commerce Drive, along with traffic signals, signs, and stormwater management,” Justin Heinze, New PA Turnpike Ramp Coming to Montco, PATCH, Upper Dublin, PA (Oct. 19, 2023), the prediction of a forthcoming construction and completion have been renewed.

The Upper Dublin Municipal Authority, the legal sponsor of the project since 2016, described in its website (as seen in October 2023) the present status of the “zip ramp” as follows:

Right of Way has been acquired and final coordination is being completed with the PA Turnpike Commission to construct the new off-ramp from the Fort Washington PA Turnpike interchange directly to Commerce Drive. The ramp will become the fourth approach at the recently constructed traffic signal on Commerce Drive. Project Estimate is $3.0 Million with funding by the Municipal Authority, a Montgomery County grant, a PA DCED grant and a Land Development contribution.

With the last funding required for the “zip ramp” in place it appears that the almost twenty-year long project would have been completed in 2024.

But, as reflected in the February 14,2025 minutes of the Municipal Authority, the final implementation of the zip ramp was imminent:

For the Zip Ramp, Road-Con has begun construction. The week of January 20, weather pending, they will place a temporary concrete barrier which will close one of the toll booth lanes. As an independent project, the PA Turnpike Commission (PTC) plans on closing all toll booths and reconfiguring the interchange areas. Through coordination with the PTC

as part of the Zip Ramp project, the Fort Washington interchange is scheduled to be the first interchange construction zone in this area. The new Zip Ramp will remain closed until the PTC work is complete, approximately 3 months after their project begins construction in Summer, 2025. We have a coordination meeting with PTC to discuss the

electric/Verizon lines that service the interchange area and the possible relocation of an existing utility pole near the Zip Ramp. We are also coordinating with TruMark to discuss the relocation of a Peco utility pole that will require a power outage to the building.

Whether expectations for the “zip ramp” foreseen in 2005 will exist in 2025 and beyond, as the usage is transformed from a commercial centered area to a mixed-residential-commercial site, the decline of the civic infrastructure among the members of the business community and the anticipated advent of autonomous vehicles remains to be seen.