Will Overlay Zoning Lead to Over Development in #NewtownPA?

After more than 18 months of discussion and planning, Lower Makefield Township officials have approved a 47-home development on the former Wright Farm.

Local homebuilder DeLuca Homes bought the 49-acre parcel in 2024. Construction is expected to take between two and three years.

Approximately 12.67 acres of preserved open space around the homes was originally intended to remain active farmland*, but after discussion with township officials, more than 1,000 trees are to be planted instead.

This is my personal summary of the May 28, 2025, meeting of the #NewtownPA Township Board of Supervisors (BOS). This is not a complete nor an official summary. See 2025 BOS Chronicle for details.

Reports of Board Members

• John Mack – Mack Participation in Police Memorial
• Mack Participation in Memorial Day Parade

Conditional Use Hearing

• Cava, 2938 S. Eagle Road

Consent Agenda

• Consider payment of the May 28, 2025 bills list in the amount of $616,739.51 and transfers in the amount of $680,287.44. Refer ro the 2025 BOS Chronicle for details. BOS approved the Consent Agenda 5-0.

Manager’s Report

• Approval of Fire Building Study Proposal

Public Comment

• Valerie Mihalek

Other Business

• NBCJMA Board Appointment

The #NewtownPA Board of Supervisors (BOS) must appoint a new member of the Sewer Authority Board after Linda Bobrin resigned in April 2025.

At the 28 May 2025 BOS meeting, Board Chair Elen Snyder claimed to have “many letters from people” who want to apply to be appointed to the Sewer Authority Board. However, as Mack and other Board members noted, Board members received only ONE letter (from Mr. Marc Bjorkman).* Ms. Snyder has not revealed from whom she received letters and was chastised for acting independently without sharing information with the Board.

The appointment of a Township representative to the Authority Board is important because at the time of this discussion the Borough members outnumber the Township members by 3-2. Thus, it is possible that the Authority Board can reverse their decision to halt the sewer treatment plant project.

Unfortunately, the earliest the BOS can appoint a new member is at its 11 June 2025 meeting, which is one day after the next Sewer Authority meeting. As Mr. Mack said, "The Cat's Out of the Bag!"

[UPDATE 6/3/25: From article in today's Patch:

At the 21 May 2025 Newtown Borough Council meeting, Borough Council President Emily Heinz: “I’d like to make a motion to authorize the solicitor to notify Newtown Township of the Borough's election to terminate the Borough's participation in the current fire services agreement.

The following day, Newtown Township received a letter via email from the Newtown Borough Solicitor notifying the Township that the Borough decided to terminate the Agreement with the Township for fire coverage effective December 31, 2025.

Obviously, the Borough does not like the terms of the current agreement. As the history of this agreement reveals, the Borough never did wish to pay what the Township thought was fair.

Negotiations will again likely be “difficult.” Keep in mind that the township hired four new full-time firefighters. In 2023, the township was awarded a FEMA “Staffing for Adequate Fire and Emergency Response” (SAFER) Grant of $1,556,953 to cover most of the expense of hiring and paying the salaries and benefits these firefighters bu ONLY FOR 3 YEARS! Given the current FEMA situation, it is unlikely that the township will see further funding from the agency to pay for these additional firefighters.

Read more...

Adding to the layers of speculation surrounding the future of this ambitious project, a rumor has begun to circulate that Allan Smith has sold the Steeple View property to Jim Worthington of the Newtown Athletic Club (NAC).

Such a transfer of ownership, if true, could significantly alter the project's trajectory, either accelerating its completion under new leadership or leading to an entirely different vision for the site, which in turn could further impact the fate of the proposed creek walk and public areas.

[If it is true that the land was sold to Mr. Worthington, it could also mean that Mr. Worthington is no longer interested in developing a housing project on Lower Silver Lake Rd, which was claimed by the Newtown Sewer Authority via Eminent Domain for a sewer treatment plant. That plan was put on hold (read “Sewer Authority at a "Juncture." Which Road Will It Take in the Future?”) and there are rumors that the Authority has offered to sell the land back to Mr. Worthington for the same price it paid, which is allowable under Eminent Domain rules. If Mr. Worthington refuses to buy the property back the Authority may again pursue the sewer treatment plant idea. Or, it could donate the land to Newtown Township to prevent any future development. - my opinion]

The Steeple View project aims to redevelop a nine-acre parcel stretching from Centre Avenue to the former Stockburger property, incorporating residential, retail, and restaurant spaces across seven new buildings. Smith, a seasoned developer in Newtown with projects like the Stocking Works to his name, has seen his plans evolve considerably since their initial conception.

Proposed Pedestrian Creek Bridge

One of the most persistent difficulties has revolved around parking and traffic circulation. Another key point of contention has been the proposed pedestrian bridge connecting Newtown Borough to Newtown Township's Carl Sedia Park. While integral to Smith's vision of a connected community, the bridge project requires separate approval from the Newtown Township Board of Supervisors.

[My survey says the majority of Newtown Township residents are not fans of this bridge; read “Proposed Steeple View Pedestrian Bridge: Is It a Bridge Too Far?”]

This dual-jurisdiction requirement adds a layer of complexity, with the borough expressing concerns about the project's viability if the township doesn't approve the bridge. This isn't just a matter of waiting; it means engaging a whole new set of stakeholders, facing potentially different concerns, and incurring additional costs for separate applications and presentations. Should the township deny the bridge, the entire project's appeal and functionality could be significantly diminished, potentially rendering years of effort moot for that specific, crucial component.

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This is my personal summary of the May 14, 2025, meeting of the #NewtownPA Township Board of Supervisors (BOS). This is not a complete nor an official summary.

Reports of Committees, Boards and Commissions

• John Mack – My Vacation
• Planning Commission Synopsis

Consent Agenda

• Consider approval of minutes of April 23, 2025 meeting
• Consider payment of the May 14, 2025 bills list in the amount of $ $307,119.92 and transfers in the amount of $554,300.51. See 2025 BOS Chronicle for details.
• BOS approved the Consent Agenda 4-0.

Manager’s Report

• April 2025 Police Report
• Approval of Amended PBA Contract

The Newtown Creek Coalition has reviewed the proposals received in response to the RFP for the engineering contract for the Newtown Creek pedestrian bridge design.

The Coalition recommended awarding a contract for professional services to HOWELL ENGINEERING in the amount of $114,750.00. 

At its 23 April 2025 meeting, the Newtown Board of Supervisors (BOS) approved award ingthe contract to Howell and approved all easements/documents associated with the design of the bridge.

In 2019, when Mike Sellers, a member of the Newtown Creek Coalition, first presented this project to the BOS, he noted that PennDOT has a warehouse full of old disassembled bridges that can be purchased for as little as $1. At the BOS meeting Mr. Sellers said there were no suitable bridges available.

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More Importantly, Is It Really Needed? Some comments on my FB page:

• "This is NOT Needed. Please focus on the needs of OUR township. I can tell you that all of the paths at Veterans Park will need to be repaved very soon. Many are crumbling now. That is going to cost millions. Let's stop wasting effort and money on frills and take care of our actual needs."
• "Even if it's a grant, there's still a lot of energy going into this stupid bridge that's in the middle of nowhere that nobody's gonna walk across."

What do YOU think? TAKE MY SURVEY...

Beginning in 2020, I began preparing detailed notes before attending Board of Supervisors (BOS) meetings. These notes (1) remind me about the issues and questions I might ask during the meeting, and (2) provide links to background information. After the meetings I update the notes to indicate how the BOS voted and to include answers to my questions.

I upload my notes to my website as part of my periodic posting of summaries of BOS meetings. I recognize, however, that not everyone who visits my website can find these summaries or put them in chronological order to see the discussions on the same issue from one meeting to another.

Hence, the "Newtown Township BOS Chronicles," which I hope solves that problem by putting all this information - including the BOS voting record for the year, a glossary of terms, an index, and links to documents and data - all in ONE document.

Also see the 2021 BOS Chronicle, the 2022 BOS Chronicle, the 2023 BOS Chronicle, and the 2024 BOS Chronicle.

At the April 9, 2025, Newtown BOS meeting, Newtown Walk resident Charles Feuer reported that he had a conversation with Richard Tomlinson president of the Newtown Cemetery Association regarding the proposed sidewalk project adjacent to the cemetery on Newtown-Yardley Rd.

Recall that this was proposed to replace the asphalt Newtown Trail that leads into the Borough (read “The Case for a Sidewalk Along Newtown-Yardley Road in #NewtownPA”).

At a previous BOS meeting, this proposed sidewalk was scuttled because one supervisor claimed that the cemetery did not want a sidewalk or curb and that the cemetery actually owned the land on which the trail was located.

According to Mr. Feuer, Mr. Tomlinson said “I don't know who they talked to but that's no true. I am wholeheartedly in favor of that.” Listen to Mr. Feuer’s comments on Yiutube...

Furthermore, my research indicates that the cemetery does NOT own the land on which the trail is located (see image above).

At its 9 April 2025 meeting, the Newtown BOS approved Foster Digital Media Productions as its new AV vendor 3-2 (Davis and Calabro voting “Nay”).  I voted “YEA” TWICE because the township has had poor quality of service from its current AV vendor Video Gold – or, as I Iike to call them, Video FOOL’s GOLD!

FDM specializes in providing high-quality AV content management and operates across multiple municipal facilities, including:

• Northampton Township, which “highly recommend Foster Digital for anyone looking to enhance their Board Meetings, capture special moments, or create engaging visual content.”
• Lower Makefield Township, which says that FDM “significantly improved our ability to archive and share important discussions with the community”
• Falls Township

More details...

This is my personal summary of the April 9, 2025, meeting of the #NewtownPA Township Board of Supervisors (BOS). This is not a complete nor an official summary.

AGENDA included:  Consider payment of the April 9, 2025 bills list in the amount of $379,682.15 and transfers in the amount of $579,351.90 (see 9 April 2025 Bills List); Land Development: Durham Investment, LP, 413 Durham Road – Preliminary/Final Land Development (read “Planned Day Care & Medical Buildings on Durham Road in #NewtownPA Raises Traffic Concerns”); Solicitor Report: Consider authorizing Solicitor to sign Real Estate Tax Assessment Appeal Settlement Stipulations for Pembroke Brandywine, LLC, MCD 3, LLC, and 5 settlements for Newtown Vlg Plz Assoc. LP (BRIXMOR SHOPPING CENTER; refer to the 28 March 2025 Settlement MEMO); March 2025 Police Report (highlights presented by Chief Hearn); Appointment of Foster Digital for AV production services (read “#NewtownPA Posts Request For Qualifications (RFQ) for Video Production Services”).

More details...

Peter Jordan - the leader of the Stop the Plant Technical Advisory Committee - commented at the 8 April 2025 Newtown Bucks County Joint Municipality Authority (NBCJMA, aka Sewer Authority) Board meeting.

Mr Jordan asked the Sewer Authority Board to formally respond to the following three related questions.

1. How could a plant with a design capacity of 2.5 MGD be built when the flow rates were above the proposed design capacity approximately 23% of the time between 2016 and 2024, and the average monthly flow rates ni January, March, and April 2024 were 3 MGD?

2. How can you claim that Newtown's rainwater and groundwater inflow/infiltration (I/I) has been taken care of when the flow data indicates that there was no reduction in rainwater and groundwater inflow/infiltration (I/I) between 2018 and 2024?

3. Can you provide any concrete examples that Newtown has been denied EDU permits by BCWSA due to lack of capacity in the Neshaminy Interceptor since the moratorium was lifted?

Mr. Jordan said he looks forward to seeing your responses in the April 2025 Board Meeting Minutes.

UPDATE (4/22/25): I noticed a speed sign on a trailer located on Davis Lane in the Country Bend neighborhood. I also heard that it was also on Yorshire Dr in the Woods of Saxony neighborhood. I assume it's the same sign moving from location to location. Thanks Chief!

At the 9 April 2025 Newtown Board of Supervisors meeting, supervisor Mack asked Police Chief Hearn about installing speed indicator signs in the Woods of Saxony (WOS) and Country Bend (CB) Neighborhoods.

Yorkshire Dr and Davis Ln, respectively, in these neighborhoods, are used as shortcuts from Lower Dolington Rd to Washington Crossing Rd and Linton Hill Rd, respectively. And to be effective as shortcuts, cars must speed through these neighborhoods. Pole-mounted speed indicator signs - such as the ones used in the Borough - would help especially since decoy police cars and the trailer-mounted speed sign cannot be deployed for long periods on these roads.

Newtown Bucks County Joint Municipal Authority (NBCJMA) is a public utility entity established by Newtown Township and Newtown Borough, Pennsylvania, under the Municipal Authorities Act. NBCJMA is responsible for the construction, maintenance, and operation of critical water and sewer infrastructure, including water supply, wastewater treatment, and disposal facilities.

The Newtown Township Board of Supervisors is currently accepting letters of interest/resumes for an opening on the Joint Municipal Sewer Authority Board of Directors.

The Board consists of three members appointed by Newtown Township and three by Newtown Borough.  Board members serve staggered five-year terms, ensuring stable leadership and balanced representation of community interests. 

The Municipal Authority meetings are the 2nd Tuesday of each month at 3:00 P.M. at the Authority office, located onS. Congress St.Interested applicants can send a letter of interest and resume to Olivia Kivenko at:Oliviak@newtownpa.gov

A grassroots protest in Newtown drew large numbers Saturday, April 4, 2025, despite the rain and pressure to cancel the event.

Protesters gathered outside Fitzpatrick's office beside the Newtown Bypass. People of all ages joined the event, including many seniors.

Top concerns included recent cuts at the U.S. Social Security Administration and fears of a constitutional crisis.

The organizers of the "Hands Off!" protests, a series of demonstrations held April 5 against the policies of U.S. President Donald Trump, created an online platform where anyone could sign up to host a protest as part of the nationwide event. The effort was endorsed by more than 150 groups and co-led by Indivisible Project, a progressive organizing group.

• When will this be repaired?
• How will it be repaired?

Highlights from the March 2025 Newtown Township Police Department Report:

• 2,435 Total Incidents (versus 2024 monthly average of 2,475)
• 0 Auto vs Pedestrian incidents (1 YTD versus 4 total in 2024)
• 8 AUTO V. DEER incidents (44 YTD versus 162 in 2024)
• 150 Traffic Citations, 2 DUI arrests, 15 reportable traffic crashes
• 0 Sexual Offense (1 YTD vs 10 in 2024)
• 12 Fraud incidents (41 YTD versus 183 total in 2024 and 162 in 2023)
• 2 Retail Theft (13 YTD versus 53 in 2024)
• 4 Narcotics Possession (10 YTD versus 49 in 2024)
• 0 Non-Fatal Overdose (2 YTD versus 6 in 2024)
• 10 “Safe 2 Say” (22 YTD versus 73 in 2024)
• 309 School Checks (884 YTD versus 2,618 total for 2024)

See the FULL REPORT...

[IMAGE TOP: Signage as of 4/2/25; IMAGE BOTTOM: "Welcome to Newtown" version as specified in agreement with Newtown Twp]

Construction Continues On Newtown Wawa Store And Gas Station - Newtown, PA - A signature red and white sign has sprouted from the site letting the thousands of cars traveling along the bypass know what's coming soon.

This past fall, the new American Customer Satisfaction Index crowned Wawa as the nation's leading convenience store chain.

More...

Upper Makefield residents are suing the pipeline operators after an undetected crack leaked jet fuel into their private wells, contaminating at least 12.

The complaint, which was filed March 27, accuses pipeline operator Sunoco LP and its parent company, Energy Transfer, of negligence. Plaintiffs alleged that the companies failed to properly maintain the 70-year-old pipeline, identify leaks and investigate potential damage.

Following the leak in the Mount Eyre Road neighborhood, which the companies apparently did not detect for at least 16 months, 12 homes have tested positive for chemicals related to jet fuel, including benzene.

Although residents of the Mount Eyre Road neighborhood reported an unusual odor in their water as early as September 2023, the pipeline operators failed to detect a leak, and additional residents reported water taste and smell changes in 2024.

In 2023, the pipeline companies dug just yards away from where the leak was ultimately discovered*, but they didn't find the leak until January 2025 after consulting service records and digging at the location of a 1990s dent repair.

This is the video recording of the 3/25/25 Meet Make Tuesday Zoom meeting. It includes the Powerpoint presentation and the following Q&A and comments from the attendees.

Topics included Newtown Sewer Treatment Plant Decision, UM Sunoco Pipeline Fuel Leak, Meadow Conversion Project, Pedestrian Safety Updates, 2025 Liquid Fuels Road Repaving Program, Why Are Our Electricity (and Gas) Bills So High?, Update on Plan for a Public Mural, more…

Download the PPT notes with more details and links to background and related information: https://rebrand.ly/25Mar2025_MMT_PPT

This is my personal summary of the March 26, 2025, meeting of the #NewtownPA Township Board of Supervisors (BOS).

Agenda Items, Discussions, Decisions, and More

• Firefighter Commendations
• Reports of Board Members
  • Meet Mack Tuesday Summary
  • My “MAKE AMERICA’S CONSTITUTION KING” Hat
• Engineer’s Report
  • Authorize advertisement of the 2025 road bid
  • Newtown-Yardley Road sidewalk project nixed
• Official Video