Seven Homes
In the Making.
We are building, in partnership with local architects, builders, and land engineers, seven extraordinary single-family homes that will set a new standard for Hilltown — and open a door long closed to neurodivergent adults and their families.
85%
Reduction in density from the original concept
7
Planned single-family homes, by-right approved
78%
Fewer projected daily vehicle trips than the original plan
Executive Summary
Front Porch Cohousing is planning to build seven single-family homes on a 25-acre parcel in Hilltown Township, Bucks County, Pennsylvania. Five homes will be sold at market rate. Two homes will be owned and operated by Front Porch Cohousing as Coliving Homes in a Neuroinclusive Planned Community — providing the first opportunity for home ownership for adults with intellectual and developmental disabilities in this region.
This is a by-right residential subdivision. It requires no special use permit, no variance, and no conditional use approval. It is fully compliant with Hilltown Township’s existing zoning ordinance, the Fair Housing Act, and the Americans with Disabilities Act. The seven-home plan represents an 85% reduction in density from the original concept and will generate 78% fewer daily vehicle trips.
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Planned Right. Built Around You.
Hilltown Oaks is moving forward from a position of legal clarity — and genuine community responsiveness. After presenting a larger concept at the November 2025 township meeting, we listened. The result is a decisive shift to a 7-lot single-family subdivision that was already approved and already engineered for this parcel before we arrived.
No new zoning. No variance hearings. No discretionary approvals required. We are proceeding exactly within what Hilltown Township's own approval process envisioned for this land. That's not a workaround. That's the system working as designed.
What "By-Right" Means
"By-right development" means the subdivision plan is already on record and fully approved. We are not asking the Township for anything it hasn't already granted. The path forward is clear.
Concern: Density
Reduced by 85% from the original 50-unit concept. Seven planned single-family homes on individual lots.
Concern: Traffic
Projected at 78% fewer daily vehicle trips than the original plan — indistinguishable from any comparable residential street.
Concern: Neighborhood Character
Homes planned in the $1.2M–$1.4M range. Neighborhood character will be preserved and elevated — not compromised.
Why This Matters
Across Pennsylvania, more than 41,000 individuals with intellectual and developmental disabilities live with a caregiver over the age of 60. In Bucks County, thousands of families are quietly asking the same question: What happens to my son or daughter when I'm no longer here?
For most neurodivergent adults, the options are starkly limited — institutional settings, underfunded group placements, or indefinite waitlists. Homeownership has never been part of the menu. Hilltown Oaks is changing that — for the first time in their lives.
The Two Coliving Homes
Two of the seven planned homes will be dedicated Coliving Homes in a Neuroinclusive Planned Community — offering a deeded fractional ownership model that will give neurodivergent adult residents a 25% ownership interest in their home. These will be homeowners, not tenants. They will build equity. They will belong.
The Five Market Homes
The other five homes will be offered to the broader market — creating a financially sustainable, genuinely integrated community where neuroinclusive living is woven in naturally. This is the 5+2 Integrated Equity Model.
A Net Positive for the Entire Neighborhood
Hilltown Oaks will be built to an uncompromising standard — homes planned in the $1.2M–$1.4M range that will establish a new comparable sales benchmark for properties within the surrounding quarter- to half-mile radius. In straightforward real estate terms: this development will lift the neighborhood's value, not dilute it.
New Tax Revenue
The development is projected to generate an estimated $140,000+ annually for Hilltown Township and the Pennridge School District — with minimal corresponding demand on township services. This will be a significant net fiscal gain for the community.
Traffic Impact
Seven single-family homes will produce no more daily vehicle trips than any comparable residential street in Hilltown. The projected impact is, by every measure, indistinguishable from the neighborhood it will join.
Premium construction. Premium price points.
Premium comparable sales for your property.
Hilltown Oaks is designed to be a neighborhood asset — full stop.
Neighbors, Not a Program
Residents of the two planned Coliving Homes will live independently. They will choose their own routines, manage their daily lives, and arrange any personal support they need — exactly as a neighbor might hire a visiting nurse, a home health aide, or a personal assistant.
There will be no institutional program here. No facility. No agency staff onsite. These homes will look like homes — because they are homes.
Each Coliving Home will be shared by four adults — consistent with Hilltown Township's own definition of a single housekeeping unit, and fully aligned with Pennsylvania's community-based living standards.
The Difference Is Clear
Group Home vs. Front Porch Cohousing
Ownership
Rented from a state agency or nonprofit operator
Each resident will hold a 25% deeded ownership interest — building real equity for the first time
Who decides who lives there
Agency or county placement — residents have no say
Community members and families will choose their neighbors together
Physical form
Converted house or institutional building, often indistinguishable from a facility
Purpose-built single-family homes, designed in the $1.2M–$1.4M range
Neighbors
Only other IDD adults — segregated by design
Genuinely integrated — neurotypical homeowners and IDD adults living side by side
Staffing
24/7 agency staff living in or rotating through the shared space
No on-site staff. Residents will arrange personal support as needed — just as any neighbor might hire a home health aide
Zoning classification
Special use / institutional — often requires variances
Residential by-right — no variance, no special approval required
Property values
Institutional use can suppress nearby comparables
Premium construction will set a new high-water mark for comparable sales in the surrounding area
Equity building
None — residents pay rent indefinitely with no return
Yes — home equity will accrue to the resident and their family over time
Community governance
Agency-controlled — residents have no vote
A resident and family HOA — all homeowners will have equal standing and voice
Design input
None — residents move into existing facilities
Families are co-designing their home from the ground up through our Design Participation Program — right now
Community Association
All seven homes will be part of the Hilltown Oaks Community Association — a resident-governed HOA designed to maintain the aesthetic and physical standards of the development from day one.
Curb Appeal Standards
External maintenance and landscaping will be managed collectively, ensuring consistent curb appeal across every home.
Virtual-First Governance
A modern governance model for meetings and formal business — efficient, transparent, and fully accessible to all residents.
Property Value Protection
Clear community standards will protect property values for residents and neighbors alike.
The Legal Foundation
Opposition to housing for people with disabilities is not a zoning matter. It is a civil rights matter — and the law is unambiguous. Under the Fair Housing Act and the Americans with Disabilities Act, our future residents will hold the same legal protections as any American homeowner.
Municipalities are explicitly prohibited from using zoning, occupancy rules, or land-use decisions as instruments of discrimination against people with disabilities. That prohibition is federal. It is not subject to local interpretation. Hilltown Oaks is not merely being designed to comply with these laws — it is being built around them.
Vested Rights
Our Agreement of Sale (October 2024) establishes legal standing under the existing approved subdivision. No new discretionary approvals are required — or relevant.
State Compliance
Planned occupancy of the Coliving Homes will meet Pennsylvania's community-based living standards and Hilltown Township's own definition of a Family (Single Housekeeping Unit).
Federal Civil Rights
The Fair Housing Act and ADA are explicit: disability status is a protected class. Efforts to block, delay, or condition housing approvals on that basis expose municipalities to significant federal liability.
We welcome good-faith questions from neighbors.
We are equally prepared to defend our future residents' rights — in any forum, at any level — if that becomes necessary.
Questions About the Project?
We Welcome the Conversation
Hilltown Oaks is being developed in good faith, in full compliance with applicable law, and with deep respect for the community it will join. If you have genuine questions, we're here.