Montgomery County · Upper Providence · MCPC #25-0078-001
425 Mennonite Rd -CU And TDR
425 S Mennonite Road, Upper Providence, PA · 16 homes, single family · 12.2 acres
About this project
Moscariello Development, LLC proposes 17 single-family homes on about 12.2 acres at 425 S. Mennonite Road in Upper Providence Township. The plan uses transferred development rights from six lots in Royersford and divides the two existing parcels into 16 lots served by public water and sewer. The county planning commission said it cannot yet recommend the plan because key information is still missing.
County planning commission: No position
Issues raised: Conditional use approval required for the TDR option; not applied for, Not enough information on the sending property to show it meets TDR criteria, Application proposes 17 units but plan shows 16, Not enough information submitted for a county recommendation
- Applicant
- Moscariello Development, LLC
- Engineer / rep.
- Howell Engineering
- Zoning
- R-1
- Approvals needed
- conditional use, transfer of development rights
- Utilities
- public water, public sewer
Filing history
- 2025-04-03 · MCPC #25-0078-001 · Land Dev Plan, SubDiv Plan, Sketch Plan, Conditional Use · 16 homes
County review letters
2025-04-03 · UPROV 25-0078-001r.pdf
The full picture AI research · Nov 1, 2026
Moscariello Development, LLC has proposed a neighborhood of single-family homes at 425 S. Mennonite Road in Upper Providence Township. The county summary describes about 17 homes, and the county's project data counts 16 new lots. The site is about 12.2 acres. It is made up of two existing parcels that would be divided into 16 lots.
The plan uses a tool called transferred development rights. Under it, the developer gets the right to build more homes here by using rights tied to six lots in Royersford. Those lots are the source of the rights. The homes would connect to public water and sewer.
The county planning commission said it could not yet recommend the plan because key information was missing. No news coverage, developer project page or township hearing record specific to this project was found online.
What it could mean nearby
- Added households would bring more cars to Mennonite Road and nearby streets. The records reviewed do not include a traffic study.
- The homes would use public water and sewer, so they would not need wells or septic systems.
- The records do not say how much open space would be kept, or how many students the homes might add to local schools.
Where it stands
As of the latest county filing in April 2025, the plan is under review. The county planning commission has not recommended it because information is missing. Next, the township would usually review the plan and hold a conditional use hearing, and the plan would then need subdivision approval.
- Apr 3, 2025 Latest county planning filing; the county commission said it could not yet recommend the plan
Want to weigh in? The Upper Providence Township Board of Supervisors would likely decide on the conditional use. Residents can usually comment at its public hearings and meetings, which are listed on the township website.
Who's behind it
Moscariello Development, LLC · The county records name it as the developer of this project. An official company website was not found, and its other projects could not be confirmed.
Planning terms explained
- Transferred development rights (TDR)
- A system that lets a developer build more homes on one site by buying development rights from land elsewhere, which then stays protected from building.
- Conditional use
- A use the zoning code allows only after a public hearing, where the township can attach conditions.
- Subdivision
- The legal process of dividing land into separate building lots.
- Public water and sewer
- Service from a municipal or authority-run system, rather than private wells and septic tanks.
We searched the web for this project but found nothing beyond the county record, so this explanation is based on the filing alone. 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: $9.0M
- ~512 roofing squares
- ~16 HVAC systems
- ~16 kitchens / 32+ bathrooms
- ~44,800 sq ft of finished living space
- ~12.2 acres of site work (grading, stormwater, landscaping)
- Transfer of development rights from off-site sending lots
- Two-parcel property subdivided into separate lots
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