Montgomery County · Upper Providence · MCPC #22-0149-003
Parkhouse Development
Black Rock Road, Upper Providence, PA · 549 homes, mixed use · 186.0 acres
About this project
Royersford Holdings proposes building 549 homes (single-family, townhomes, and active-adult carriage homes) on 185 acres in Upper Providence with public water and sewer service. About 80 acres of the property will be preserved and donated to the township as open space.
County planning commission: Supports, with comments
Issues raised: Project not consistent with Montgomery County Comprehensive Plan (Conservation Area designation), County recommends exploring affordable housing density bonus
- Applicant
- Royersford Holdings, LLC
- Zoning
- OSR-2
- Approvals needed
- land development, highway occupancy permit
- Utilities
- public water, public sewer
Filing history
- 2026-03-19 · MCPC #22-0149-003 · Land Dev Plan, SubDiv Plan, Prelim Plan, Conditional Use · 549 homes
- 2024-08-01 · MCPC #22-0149-002 · Land Dev Plan, SubDiv Plan, Sketch Plan · 585 homes
- 2022-05-26 · MCPC #22-0149-001 · Land Dev Plan, Sketch Plan, Conditional Use · 1203 homes · 8,932 sq ft
County review letters
2024-08-01 · UPROV 22-0149-002r.pdf
The full picture AI research · Nov 1, 2026
Royersford Holdings, LLC proposes a mixed-use community of 549 homes on roughly 185 acres off Black Rock Road in Upper Providence. The county record lists single-family homes, townhomes and active-adult (age-restricted) carriage homes, served by public water and sewer. About 80 acres would be preserved and donated to the township as open space.
The land is the former Parkhouse county nursing and care complex. A nursing and rehabilitation center still operates on part of it. Local news in 2024 called it one of the largest undeveloped tracts in the county. Earlier plans were much larger. They allowed about 1,200 senior-housing units, and a later zoning change capped the site at about 600 units. Residents who opposed the earlier plan raised concerns about scale, traffic, stormwater and loss of rural character.
What it could mean nearby
- Traffic: neighbors raised concerns about added traffic on local roads in earlier coverage. No traffic study was found.
- Open space: about 80 acres would be preserved and donated to the township, according to the county record.
- Housing: 549 homes would add a mix of single-family, townhome and age-restricted housing.
- Utilities: the homes would connect to public water and sewer, per the county record. Earlier coverage also raised stormwater concerns.
Where it stands
The county's latest filing is dated March 2026, and no 2026 township decision was found. The 2024 zoning change allowed a smaller, mixed-use plan. A detailed subdivision and land development plan normally goes through township planning commission review, then supervisor action.
- Mar 19, 2026 Latest county planning filing for 549 homes
- Oct 16, 2024 Township planning commission agenda listed the Parkhouse cluster community plan application
- Jul 11, 2024 Developer published notice starting a 30-day window to challenge the zoning change on procedural grounds
- May 29, 2024 Township supervisors approved a zoning amendment allowing a mixed-use plan of about 600 units
- Mar 12, 2024 Contested conditional use hearing scheduled on the earlier, roughly 1,200-unit senior housing plan
- Jan 2024 Supervisors unanimously rejected an earlier zoning amendment proposal
Want to weigh in? The Upper Providence Township planning commission and board of supervisors decide next; residents can comment at their public meetings, and agendas are posted on the township website.
Who's behind it
Royersford Holdings, LLC · A private company that bought the former county-owned Parkhouse site and proposes the housing there; no other projects or official website were found.
Around the web
- Less than 30 days remain to challenge Parkhouse project in Upper ProvidencePerkiomen Valley Now / Central Bucks News · Jul 17, 2024Reports the May 2024 zoning amendment, the scaled-down plan with 80 acres of open space, and the mix of housing types.
- Upper Providence residents are pushing back against a massive, 1,200-unit development on Parkhouse propertyWHYY · Mar 6, 2024Describes the site's history, the earlier roughly 1,200-unit plan and resident opposition.
- PC Meeting Information 2024-10-16, Parkhouse Residential Cluster CommunityUpper Providence Township · Oct 16, 2024Shows the planning commission was reviewing a tentative plan application for the Parkhouse cluster community.
Planning terms explained
- Conditional use
- A use that a zoning code allows only after the governing body holds a hearing and finds it meets set conditions.
- Zoning amendment
- A change to the written zoning rules that alters what can be built in an area.
- Age-restricted (active-adult)
- Housing limited to older residents, usually 55 and over.
- Cluster development
- A layout that groups homes closer together to leave more land as open space.
- Land development plan
- The detailed site plan a township reviews for roads, lots, utilities and stormwater before construction.
Researched by AI from public sources on Nov 1, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $307.4M
- ~17,568 roofing squares
- ~549 HVAC systems
- ~549 kitchens / 1,098+ bathrooms
- ~1,537,200 sq ft of finished living space
- ~99.1 acres of site work (grading, stormwater, landscaping)
- Public water and sewer infrastructure
- State roadway improvements (Black Rock Road and 2nd Avenue)
- Traffic signal and intersection improvements
- Open space preservation and amenities
Contractor or supplier? Get projects like this in the counties you work, by email. Join contractor early access →