Montgomery County · Franconia · MCPC #26-0093-001
Living Branches - Derstine Community
Cowpath Road, Franconia, PA · 69 homes, 3,000 sq ft non-residential, senior living · 26.79 acres
About this project
The project proposes 69 age-restricted semi-detached homes and a clubhouse on approximately 27 acres at Cowpath Road and Kingsfield Drive in Franconia Township. The property requires rezoning to the Residential Living for Older Adults Overlay District and will include interior roads, community walking paths, and access infrastructure.
County planning commission: Supports, with comments
Issues raised: Rezoning to Residential Living for Older Adults Overlay District required for approval, Pedestrian crossing treatment needed at Cowpath Road and Kingsfield Drive intersection, Interior walking paths lack clear connections and crosswalks between segments, Interior path width should be 6-8 feet minimum, not 5 feet, to accommodate two wheelchairs
- Applicant
- Edward Brubaker
- Zoning
- R-130
- Approvals needed
- rezoning to Residential Living for Older Adults Overlay District
Filing history
- 2026-04-07 · MCPC #26-0093-001 · Land Dev Plan, Prelim Plan · 69 homes · 3,000 sq ft
County review letters
2026-04-07 · FRANC 26-0093-001r.pdf
Scope estimate for contractors
Estimated construction value: $16.1M
- ~345 roofing squares
- ~69 HVAC systems
- ~69 kitchens / 138+ bathrooms
- ~62,100 sq ft of finished living space
- ~30 roofing squares (assumes 1 story)
- ~7 tons of cooling (rule of thumb 400 sq ft/ton)
- ~26.8 acres of site work (grading, stormwater, landscaping)
- Community walking paths with pedestrian safety improvements
- Interior road network and access driveway
- Clubhouse facility