Sheetz vs Wawa in Montgomery County. Will Sheetz in #NewtownPA be Next?

The Newtown Township Codes Department’s latest report offers a snapshot of active development and zoning matters heading to the Planning Commission, Board of Supervisors, and Zoning Hearing Board (ZHB). Several notable applications involve signage, additions, and a new mini-storage proposal on Upper Silver Lake Road.

Mediplex Property Group – 101 Pheasant Run

Mediplex, owner of the Rothman Orthopaedic Group building, seeks zoning relief to install an additional wall sign on the south elevation. The request would bring the total to three wall signs—one more than permitted. The applicant plans to amend and resubmit; the review timeline has been waived.

Newtown Athletic Club – 120 Pheasant Run

The NAC seeks several variances for a wall sign installed in 2019 on the Bypass side rather than the approved Penns Trail side. The sign exceeds both size and frontage limits and is within 1,000 ft of the Bypass. Reviews are set for Oct 21 (PC), Oct 22 (BOS), and Nov 6 (ZHB).

Firstrust Bank – 11 Durham Road (Goodnoe’s Corner)

Firstrust proposes a 6.8-ft-high, 22.9-sq-ft freestanding sign exceeding height, size, and frontage limits. Hearings are planned for late October and Nov 6 (ZHB); timeline waived.

1784 Holdings LLC – 98 Upper Silver Lake Road

The developer proposes a three-story, 36,604-sq-ft mini-storage facility and a 25 × 45 ft manager’s apartment on the former TD Bank site. Relief is needed for parking, loading, steep slopes, and other dimensional standards. The plan heads to Oct 21 (PC), Oct 22 (BOS), and Nov 6 (ZHB).

The report also notes continuing activity in building and use permit reviews, though project specifics were not listed. Most ZHB hearings are expected in late October and early November, with several applicants agreeing to timeline waivers to allow further staff and Planning Commission coordination.

Source: Newtown Township Codes Department Weekly Report, October 3, 2025.

The source for this Deep Dive audio podcast is an Intergovernmental Cooperation Agreement between the Township of Newtown, the Borough of Newtown and the Newtown Creek Coalition. Only the township and borough, however, are the designated signatories to this agreement.

This "Deep Dive" podcast reviews the working draft for a Joint Municipal Zoning Ordinance (JMZO) for the Newtown Area, specifically addressing Sign Definitions as of September 4, 2025.

This extensive list offers precise definitions for numerous types of signs, ranging from permanent and temporary displays like "MONUMENT SIGN" and "FEATHER FLAG SIGN" to signs categorized by location, such as "AWNING SIGN" and "ROOF SIGN."

The text also defines technical aspects of signage, including types of illumination ("HALO ILLUMINATION SIGN," "NEON SIGN") and movement ("ANIMATION," "MECHANICAL MOVEMENT SIGN"), alongside regulatory classifications like "ABANDONED SIGN" and "NONCONFORMING SIGN."

Furthermore, the draft includes legal and administrative references, such as the "BUILDING CODE" and existing definitions indicated with an asterisk, demonstrating its function as a comprehensive regulatory framework for signage within the joint zoning area (Newtown, Wrightstown, and Upper Makefield).

The provided text for this "Deep Dive" podcast contains excerpts from a Newtown Township Board of Supervisors (BOS) 24 Sept 2025 meeting transcript that focuses on a sketch plan review for a proposed three-story mini storage facility at 98 Upper Silver Lake Road.

The discussion involves Planning Commission representative Peggy Driscoll and BOS members, primarily addressing variances and waivers sought by the developer, 1784 Holdings.

A major point of contention is the plan to include one apartment for a caretaker manager, which is not permitted under the current LI (light industrial) zoning district when combined with an industrial use.

Supervisors expressed concern over setting a legal precedent by allowing the residential unit, while the Planning Commission generally favors the sketch plan and views the on-site presence as an enhancement to security.

Other key issues mentioned include the building's proposed height (42 feet), the large number of storage units (800), and the limited number of loading docks.

The Newtown Township Public Works Department has been busy over the past two weeks, focusing on road safety, park upkeep, and facility maintenance.

On the roads, crews completed crack sealing in the Brookside Development and performed boom mowing along major corridors including Twining Bridge Road, Wrights Road, and South State Street. Inlets and grates in flood-prone areas were cleared on September 25, and all traffic signal emergency generators were serviced in advance of expected heavy rains.

In the parks, seasonal mowing continues across Township properties. At Helen Randle Park, crews repaired and replaced hot water lines in the snack stand bathrooms to ensure facilities are ready for community use.

General maintenance was also a priority. Public Works took delivery of a new John Deere tractor with a boom-mower attachment, repaired stair treads and cleaned the sewer main at the Police Building, removed trash along Sycamore Street, and handled routine vehicle servicing. Utility markouts were performed throughout the Township, while scrap metal was recycled and small fixes—like replacing a broken paper towel dispenser in the community room—were also addressed.

Together, these efforts reflect the Department’s ongoing commitment to keeping Township facilities, roads, and parks safe and well-maintained for residents.

The source for this "Deep Dive" podcast is a transcript from the 24 September 2025 Newtown Board of Supervisors meeting, detailing several key discussions and resident concerns.

Public comments focus heavily on a parking enforcement issue at Newtown Gate, where a resident representative argues against recent ticketing on Fountain Farm Lane and alleges a double standard in enforcement. Another resident addresses traffic and pedestrian safety issues at the intersection of Summit and Newtown Gate, specifically requesting a right-turn lane and better crosswalk provisions.

The meeting includes a Planning Commission report discussing land development applications, including a proposed mini-storage facility that requires several variances, notably for a manager's apartment that is not a permitted use.

Finally, board members discuss an ongoing, contentious fire services agreement negotiation with Newtown Borough and provide updates on local infrastructure projects, such as sewer line replacements and the status of a proposed pedestrian bridge that the board ultimately voted against approving the current agreement for due to financial concerns.

On Wednesday afternoon (9/24/25), a Honda plowed through the front of Crumbl Cookies at the Village at Newtown Shopping Center, landing inside the store. Newtown Township Police, Fire Rescue, and the Newtown Ambulance Squad rushed to the scene.

👉 Thankfully, no one inside the store, outside in the shopping center, or in the vehicle was injured.

⚠️ This is the third storefront crash at the busy shopping center since 2024:

• Nov 2024 (Black Friday): Car jumped the curb and hit the Body20 store.

• Feb 2024: SUV smashed through Ulta Beauty’s front window.

• Sept 2025: Now Crumbl Cookies.

#NewtownPA #VillageAtNewtown #CrumblCookies #TrafficSafety #CommunityNews

The source for this "Deep Dive" podcast is a transcript excerpt from a Newtown Board of Supervisors meeting on September 24, 2025, specifically focusing on a public comment and subsequent discussion regarding zoning enforcement and code violations.

A resident, Charlie Feuer (pronounced Foy·er), raised concerns about the status of a cease and desist order issued to a restaurant named Melange Louisiana on North Sycamore Street for unauthorized construction, emphasizing the importance of preserving the historic nature of the area. Mr. Feuer also noted that the restaurant's representatives failed to appear at a subsequent zoning hearing.

The Board and its solicitor clarified that the restaurant cannot open without a certificate of occupancy and compliance with zoning regulations, even if internal refurbishment continues. The discussion broadened to a general concern about inconsistent zoning enforcement across the township, particularly regarding sign ordinances, with supervisors asserting that due process and the zoning officer's role must be followed to address violations through fines or court action to prevent non-compliance from becoming widespread.

This "Deep Dive" podcast summarizes a stand-up comedy routine delivered by John Mack, who is a Newtown supervisor and a retiree. Mack uses his time on stage to joke about his experience as an elected official, highlighting the often trivial nature of local political complaints in his community, which he compares to "Pleasantville" issues.

The would-be comedian jokes about the extraordinary number of chicken restaurants in Newtown and recites in the "Bubba Gump" mode the many varieties of chicken available.

Even the dead have complaints says Mack who related how "people" at the local cemetery opposed a propose sidewalk abutting the cemetery on a busy road.

He concludes by sharing that despite the low pay he receives for his supervisor role, he decided to become a comedian after a resident called him a "clown," assuring his audience that he is happy to serve both the living and dead residents of Newtown.

This "Deep Dive" podcast offers a synopsis of a Newtown Township Planning Commission meeting details discussions and recommendations for two land development proposals.

The first proposal concerns subdividing a 5.11-acre parcel on Upper Silver Lake Road into three residential lots, with the Commission recommending approval contingent upon the requirement of sidewalks, crosswalks, and handicapped ramps.

The second discussion centered on a sketch plan for a three-story mini-storage facility at 98 Upper Silver Lake Road, replacing a former bank. A significant point of contention was the proposed inclusion of a manager’s apartment, which is not permitted under current Light Industrial zoning.

Despite the zoning conflict, the Commission ultimately voted to support the sketch plan, though there was division regarding the proposed dwelling unit variance, with supporters citing enhanced site security as a benefit.

The source for this "Deep Dive" podcast is an excerpt from a September 25, 2025, "Meet Mack Monday" Zoom meeting transcript, which serves as an in-depth summary of local government topics and community concerns, led by Supervisor John Mack.

Highlights

• Goodnoe Homestead Project: Large mixed-use plan faces strong resident opposition (traffic, density, historic character).

• Mélange Restaurant: Historic/signage violations over etched windows; approvals still unresolved.

• Sewer Authority: Worthington settlement adds $2M; uncertainty about land use & no expected sewer rate rollback.

• Pedestrian Safety:

  • Chandler Hall residents seek safer crosswalk lighting (100+ petition).

  • Summit Trace crosswalk awaiting PennDOT action; dangerous right-turn lane flagged.

  • Fountain Farm Lane: illegal parking & speeding; police using speed boards.

• Sports & Parks:

  • CRNAA baseball fields request $10k water hookup (plus $15k costs) for safer infields.

  • Roberts Ridge Park pollinator garden planting set for Oct. 4–5.

• Ordinances: Native plant mandate moving forward (100% native species required). Billboard/offsite signage rules under revision.

• Planning Updates:

  • 211 Upper Silver Lake Rd. subdivision—sidewalks debated.

  • Mini-storage facility—caretaker apartment zoning issue.

• Other Notes: Road paving to begin soon; Frost Lane sidewalk to connect to new creek bridge.

The 16 September 2025 presentation by the Bucks County Water and Sewer Authority (BCWSA) and Carol Engineering covered several key environmental and infrastructure topics relevant to Middletown and Newtown Townships, including the Neshaminy Interceptor replacement project, challenges with infiltration and inflow (I&I), water supply, and associated planning and operational concerns.

This is my personal summary of the September 10, 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.

Highlights

Public Comments

• Chandler Hall Residents Push for Safer Crosswalk
• Bradley Cooper Speaks Out Against Overdevelopment

Reports of Committees, Boards and Commissions

• Planning Commission: SALDO Landscaping Ordinance Presentation
• John Mack:  HARB Meeting – Mélange “Mishegoss” (aka “Mess!”)

Consent Agenda

• Payment of “Interim” Bills List and transfers of August 27, 2025. Payment of bills: $424,853.54. Fund transfers in the amount of $592,087.12.
• Payment of Bills List and transfers of September 10, 2025. Payment of bills: $735,091.81. Fund transfers in the amount of $645,097.89.

Reports of Officials

• Manager’s Report: August 2025 Police Report
• Solicitor's Report

Media

• Official Video
• ”Deep Dive” Audio Podcast

During a Newtown Township Board of Supervisors meeting on September 10, 2025, resident Bradley Cooper expressed significant concern regarding a proposal by Jim Worthington to develop the Goodnoe's Farmstead on Sycamore Street into a large apartment complex with ground-floor businesses.

Cooper argued that Newtown Township supervisors consistently favor business development over the interests of residents, citing a pattern of approving large-scale projects despite widespread public opposition. He highlighted that residents frequently attend meetings to oppose such developments, yet their concerns about overdevelopment, increased traffic, and the destruction of existing character are often disregarded.

Cooper specifically mentioned an incident where a Wawa representative allegedly became aggressive with the planning commission after receiving a negative recommendation, suggesting that powerful developers often get their way.

He concluded by urging the supervisors to prioritize the well-being of Newtown residents over developers' interests, emphasizing that these businesses often show little regard for the community.

[Image shows Chandler resident Laura Lee Stucky hold a petition with nearly 100 signatures that states "I agree that Chandler Hall Need (sic) a Safer , well lit wakway (sic) on S. Sycamore St."]

At the 10 September 2025 Newtown Township Board of Supervisors (BOS) meeting, residents and the CEO of Chandler Hall advocated for enhanced crosswalk safety. Speakers, including Laura Lee Stucky, CEO John Whitman, and Marcia Stemer, highlighted increased traffic, the advanced age and reduced mobility of residents, and previous close calls and accidents as reasons for concern.

They specifically requested the installation of brighter, more active flashing lights at the existing crosswalk, similar to a successful installation nearby, to improve pedestrian visibility and driver awareness.

At its September 10th meeting, Newtown’s Historic Architectural Review Board (HARB) focused heavily on the future Mélange Louisiana–Italian restaurant on North Sycamore Street. Restaurateur Chef Joe Brown apologized for replacing the building’s front windows with etched plate glass before approval, explaining that the sycamore tree motif was meant as a tribute to the street’s history. After discussion, HARB required the installation of traditional double-hung wooden windows, while allowing the etched panels to be displayed inside instead.

The Board also reviewed proposals for a canopy and pergola to cover the restaurant’s back steps and patio. Members insisted on detailed architectural drawings, noting potential safety and fire access concerns, and deferred action until more information is provided. Other changes—including new shutters, railings, doors, lighting, and a privacy screen—will also need full specifications before approval.

Questions remain about whether the etched glass counts as additional signage, since township ordinances allow only two business signs. That issue will head to the Zoning Hearing Board with input from both the Planning Commission and Board of Supervisors. HARB emphasized that while it welcomes new investment, applicants must follow historic preservation rules to maintain the district’s character.

The September 2025 EAC Meeting Highlights outlines several environmental and community initiatives in Newtown. It details the progress of a pollinator garden project at Roberts Ridge Park, including planting schedules, volunteer recruitment, and community outreach efforts.

The highlights also mention a planned native planting event with Newtown Borough, the installation of nesting boxes for Prothonotary Warblers at Silver Lake Park, and a discussion on restricting gas-powered landscaping tools.

Furthermore, it covers the use of tree bank funds for the pollinator project, updates on a native plant ordinance, and the ongoing water testing by the Newtown Creek Coalition.

Finally, it addresses the closure of Nature Center trails and the construction of a PFAS filtration plant by the Newtown Artesian Water Company.

More details...

The Newtown Township Police Department uses portable speed boards to monitor speeding complaints.

In addition to reducing crimes and crashes, the data-driven approach to crime and traffic safety (DDACTS) positions traffic enforcement as a logical rationale for a highly visible law enforcement presence in the community. 

Regarding the SPEED/MESSAGE BOARD data, it would be helpful to see data showing the number of vehicles EXCEEDING the speed limit.

Obviously, in case where the AVERAGE is very close to or somewhat higher than the speed limit (e.g. Fountain Farm Lane and South Sycamore St), an equal number (or greater) of vehicles EXCEED the speed limit as those traveling BELOW the speed limit.

The revisions close loopholes by eliminating invasive cultivars, mandating 100% native species, tightening species diversity rules, and embedding ecological benefits into stormwater, parking, and buffer yard design.

See this summary focused on the red-lined revisions based on the August 2025 draft prepared by CKS Engineering.

Philly Joe Tattoo Studio, led by artist Joe Thomas, will become Newtown’s first approved tattoo parlor when it opens at 159 Sycamore Street this October.

Thomas, a Philadelphia native with over a decade of experience, already runs a successful studio in Bensalem. After earlier rejections, his persistence—backed by State Senator Frank Farry—paid off.

The new space promises a speakeasy-style ambiance with services ranging from custom tattoos and permanent makeup to laser removal and piercings. To set it apart, Thomas is adding comedy nights, karaoke, and live music, aiming to make the studio a hub for art and community.

The grand opening will coincide with a Halloween party and ribbon-cutting celebration.

Ed, a 35-year resident of Newtown Gate, wrote to the Newtown Township Board of Supervisors (BOS) expressing serious safety concerns about vehicle parking on Fountain Farm Lane. He is questioning why cars are legally permitted to park there and calls for the township to review enforcement and roadway conditions.

Key Safety Issues Raised

• Traffic Congestion: Fountain Farm Lane is heavily traveled during rush hours, mostly by non-residents.

• Speeding: Few drivers obey the speed limit, and enforcement measures are rare. McCorry asks whether the township uses a High Visibility Enforcement Toolkit (HVE).

• Ambiguous Speed Limit Signs: It’s unclear if the posted 25 mph limit is advisory or enforceable.

• Hazardous Parking: Cars parked along the roadway protrude halfway into the driving lane, forcing vehicles to cross double-yellow lines into oncoming traffic.

• Cyclist Danger: Bicyclists are forced out of the shoulder and into traffic lanes, especially on curves.

• Curve Parking: Vehicles park on winding curves in violation of PA DMV code, but there are no signs to prevent it.

• Pedestrian Safety:

  • Drivers rarely (approx. 80%) stop for pedestrians at crosswalks.

  • Handicap ramps exist across from townhouse corners but lack crosswalk markings, creating risks for disabled residents.

Resident’s Request

McCorry asks the township to:

• Explain why cars are allowed to park within travel lanes with no time restrictions.

• Improve traffic enforcement, speed control, signage, and crosswalk markings.

• Treat these issues as a priority for public safety.