#NewtownPA Zoning Workshop: Business Commons Overlay District

At the Newtown Township Reorganization meeting held on January 5, 2026, Elen Snyder voiced her opposition to appointing a newcomer to a Board of Supervisors (BOS) leadership position, specifically addressing the prospect of Ed Merriman becoming the Chair.

Ms. Snyder served as BOS Chair in 2025.

While Snyder acknowledged that Merriman would likely be "worthy in time," she maintained that appointing a beginner was not the "proper course of action". Consequently, she stated she would not nominate him for the chair, leaving that motion to be made by another member of the Board.

Listen to her remarks....

This "Deep Dive" into Newtown Township's 2025 plans and 2026 budget has uncovered several surprising, counter-intuitive, and impactful stories that every resident should know.

This article breaks down the top five most significant takeaways into a clear, accessible list, revealing the critical details hiding in plain sight.

These stories unfolded in one township, but they raise a universal question: Do you really know what decisions are being made in your name, and where your tax dollars are going?

More...

This "Deep Dive" podcast details the professional background and civic involvement of John Mack, a long-time Newtown Township resident, former Supervisor, and "Bulldog" when it comes to keeping residents informed.

Legal testimony and other documents highlight Mack's transition from the pharmaceutical marketing industry to local governance, where he manages a private social media presence focused on community issues.

The records cover critical municipal concerns, including pedestrian safety on Sycamore Street, infrastructure funding for road maintenance, and the mitigation of PFAS chemicals in the local water supply.

Additionally, meeting minutes track zoning approvals for various local businesses and the recruitment of emergency services personnel. Together, these sources provide a comprehensive look at the administrative challenges and public debates currently shaping the Newtown area.

John Mack and Dennis Fisher attended their final board meeting this month, where their years of service to the township were recognized.

This short video focuses on a detailed accountability report from Newtown Supervisor John Mack reflecting on his final year of an eight-year tenure in 2025.

The report utilizes various data charts to illustrate his time allocation by month, day of the week, and specific activity type, while clarifying that personal outreach efforts like blogs and podcasts are excluded from these official totals.

Additionally, Mack evaluates his financial compensation, calculating an hourly rate based on his stipend to argue that the role is driven by community service rather than profit. He concludes by emphasizing transparency through his commitment to keeping a public record of board decisions and member voting histories.

This summary serves as both a personal legacy statement and a call for continued civic engagement and governance integrity.

Where do local tax dollars actually go? A close look at Newtown Township’s 2025 Bills Lists pulls back the curtain on spending details residents rarely see unless they file a Right-to-Know request. The review highlights six eye-opening categories—from massive, long-term obligations like police pensions and road programs to the everyday costs of keeping municipal operations running—offering a clearer picture of the township’s real financial priorities.

Beyond six-figure payments for engineering, legal, and utility services, the analysis also surfaces smaller but telling line items: recreation programs, community events, employee support gestures, and even pizza for meetings. Together, these expenses tell a broader story about transparency, accountability, and why routine public access to Bills Lists matters if residents are to fully understand—and weigh in on—how their tax dollars are spent.

A Right-to-Know request has revealed a stunning twist in Newtown’s abandoned wastewater treatment plant saga: land taken through eminent domain is now being offered back to the original owner for $11.5 million, the exact amount paid by the sewer authority. The documents show the property on Lower Silver Lake Road was condemned for a proposed WWTP that was later scrapped—after the land was acquired and sewer rates were raised by 47% to help finance the purchase.

Under Pennsylvania’s Eminent Domain Code, when a public use is abandoned, the condemning authority must offer the property back to the condemnee—a little-known provision that turns this case into what can only be described as “eminent domain in reverse.” The situation is further complicated by uncertainty over ownership and notice, with multiple entities potentially entitled to respond to the buyback offer, raising fresh questions about process, accountability, and risk to taxpayers.

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The bigger issue remains unresolved: what happens next?

If the land is sold back, will sewer rates ever come down? If it isn’t, should the property be preserved as undeveloped open space rather than returned to the development pipeline? With millions already spent and a major public project abandoned midstream, this single RTK document exposes how costly—and consequential—opaque decision-making can be for a community.

An “Office Research” district sounds like it would be limited to office buildings and labs—but the zoning code tells a very different story. A close reading shows that uses like farms, single-family homes, and even roadside stands are permitted by right, while other unexpected uses can be approved through special exceptions. In other words, the district name alone doesn’t come close to capturing what’s actually allowed.

The code also opens the door to more intense uses, including gas stations with convenience stores and limited manufacturing, provided strict conditions are met. Large minimum lot sizes, deep setbacks, and caps on impervious coverage signal that these uses are expected to be spread out in a campus-style setting, not tightly packed development.

The takeaway is simple but important: zoning labels can be misleading. What really matters is the fine print—because that’s where the true development possibilities, and community impacts, are hiding.

Learn more about the OR District, what's allowed and what's not, by participating in this "workshop." It includes a quiz at the end to test your knowledge plus links to decisions made by the BOS regarding development proposals for the OR District. Visit the workshop now...

Patch and T-Mobile’s Best of 2025 series recognized outgoing Newtown Township Supervisor John Mack for bringing uncommon transparency and accessibility to local government.

Nominated by resident Donna Serdula, the feature highlights Mack’s “genuine commitment to keeping residents informed” and his belief that public office is a responsibility to the community, not merely a title .

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The article credits Mack with openly sharing information, remaining approachable, and taking principled stands on difficult issues—including opposing the Chick-fil-A proposal along the Bypass [read "#NewtownPA Twp Chick-fil-A Plan Withdrawn'] and the proposed wastewater treatment plant. According to the nomination, those efforts reflected leadership guided by what was right rather than what was easy, leaving Newtown stronger and setting a high bar for those who follow.

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The nomination also underscores the ripple effect of that leadership. Serdula describes how Mack encouraged her to start the petition opposing the Chick-fil-A project, demonstrating how engaged officials can empower residents to take action. The piece closes by celebrating Newtown as a town that shows up, speaks up, and gets involved when its character, environment, and quality of life are on the line.

[The Patch wants to hear from you, too! Is there a restaurant, a contractor, a business, a person — even a place — that’s your pick for Best of 2025? Click here to answer a few questions, and your story could be featured on Patch.]

This "Zoning Workshop" focuses on a memorandum from the Bucks County Planning Commission (BCPC) regarding a proposed update to the zoning ordinance and map for Newtown Township.

This proposal seeks to establish the Newtown Commons Overlay District, which would introduce mixed-use developments and town center apartments into areas previously reserved for light industrial and office use.

A primary goal of this change is to transform these zones into a vibrant, walkable community featuring a blend of residential units, retail spaces, and public amenities.

The BCPC officially recommends the adoption of these changes, noting they align with regional planning goals and provide landowners with modernized flexibility for redevelopment.

Visit the workshop...

[Source of original article: The Economist]

Leaf blowers have emerged as a surprising source of political and cultural conflict, as municipalities across the U.S. move to restrict or ban gas-powered models due to noise, air pollution, and quality-of-life concerns. More than 160 cities now have some form of restriction. In Lower Merion Township (PA), the township commission adopted an ordinance on November 19, 2025, following nearly three hours of public comment from more than 50 residents. Supporters described gas leaf blowers as excessively loud and toxic, while opponents—particularly landscaping business owners—warned the ban would hurt small businesses operating on thin margins.

The issue has taken on clear political overtones, with bans more common in left-leaning communities and pushback framed around property rights and local control. As suburban communities continue to wrestle with environmental regulation, neighborhood harmony, and economic impacts, the humble leaf blower has become an unexpected symbol of America’s deepening civic divides.

As the bans spread, and Democrats and Republicans compete harder for the votes of residents of leafy suburbs, rancour will surely grow. At last year's Democratic convention Barack Obama compared Donald Trump to "the neighbour who keeps running his leaf blower outside your window every minute of every day". Mr Trump's supporters say: sure, your neighbour might suck, but that's his right. Leaf him alone

A Powerpoint presentation via Zoom on Tuesday, 9 December 2025. Topics include: 2026 Budget Concerns & What I Propose, Sewer Plant Plan Scrapped. What’s Next for the Land? How Should We Spend Opioid Settlement Funds? Fire Services Agreement with Borough Update, Fountain Farm Lane Parking Problem Update, Zoning Hearing Board Report: Signage issues, more...

At the 20 December 2025 BOS public meeting, Newtown Supervisors approved the 2026 Budget and a 30% tax increase, raising the total millage to 17.115 mills. The budget projects a $3.23M structural deficit and drastically reduces road paving funding by 25%, even as spending increases for police vehicles, a dump truck, and new administrative positions. Supervisor John Mack proposed reallocations that would restore nearly one extra mile of paving, but the majority did not adopt the changes.

The meeting also featured Supervisor Mack’s farewell remarks after eight years of service, emphasizing transparency, public access to documents, and resident engagement.

A major portion of the meeting focused on concerns about selective enforcement in zoning, following a contentious ZHB hearing where the Chair questioned the Township’s inconsistent stance on sign ordinances.

Other updates included:

• Neighbors for Open Government preparing to launch in early 2026
• WWTP land: NBCJMA confirmed the property has been formally offered back to original owners
• Approval of $1.08M in bills, including $444k for road projects
• November Police Report: 2,215 incidents, +167% DUI arrests, 534 property checks

When we think of police work, our minds often jump to the drama of television shows—non-stop action, high-stakes investigations, and dramatic arrests. This narrative shapes our perception of what a police officer does on a daily basis. But what does a typical month really look like for a local police department, away from the Hollywood script?

By diving into the November 2025 activity report from the Newtown Township Police Department in Bucks County, Pennsylvania, we can look at the raw data. The numbers and incident logs tell a story that is far more nuanced and service-oriented than fiction. This analysis will reveal how data dismantles the myth of TV police work and illustrates a department's true, multifaceted role in its community.

Newtown Township supervisors approved a $16.86M budget for 2026, raising municipal taxes by 4 mills — about $160 more per average household. The increase funds mounting fire and EMS costs, including the transition to more paid firefighters, new ambulances, and critical equipment replacements.

Supervisor John Mack, in his final meeting, voted no, urging cuts to items like a dump truck, police vehicles, and new staff to redirect funds toward paving more township roads (currently only 1.9 miles budgeted vs. 3.5 miles needed annually). Residents voiced concern about the shrinking general fund, warning that Newtown could follow neighboring towns facing steep tax jumps if spending isn’t reined in.

The budget also adds funding for an IT Director, HR position, a $450K transfer to support the Rec Fund, and $900K for 1.85 miles of road repaving.

The provided sources for this "Deep Dive" podcast - agenda and audio recording - document the Newtown, Bucks County, Joint Municipal Authority (NBCJMA) board meeting held on December 9, 2025.

Key actions include motions to approve the minutes, review expenditures and receipts, and formally approve the payment of bills and a $920,035.94 transfer from the Trust to the Operating account.

Discussions centered on the Penns Commons Sewer Lining and Replacement project, including the approval of a significant payment application to Doli Construction and an engineer's report detailing an unforeseen storm sewer conflict and project progress.

The board addressed an inquiry by John Mack regarding the status of the WWTP land site and the Authority's offer' to sell the land back to the original owners. The offer was send at the end of November 2025 and the original owners have 90 days to respond.

Finally, the board reviewed the delinquent accounts list, and performed the annual board reorganization for 2026, electing new officers - same as the "old" ones!

With the controversial wastewater treatment plant (WWTP) officially abandoned, the question is “What to do with the Lower Silver Lake Road parcel originally slated for the facility?”

Resident Todd McGonigal urged supervisors to act quickly, stressing both the market realities and the financial stakes: “There are already so many vacant office spaces available in Newtown… It’s only a 90-day window we have to make this happen.” He encouraged the township to work with the original developer to return the land and help ratepayers recoup losses from the failed project.

Supervisor John Mack, however, pushed in a different direction. Comparing the parcel to Silver Lake Park, he argued against any future construction: “If you want to know my opinion, we don’t want any kind of development there. I think the land should remain undeveloped with the provision that it never be developed.”

NOTE: At the 9 December 2025 Sewer Authority meeting, Mack was informed that the Authority sent the buy back offer to the original owners in the last week of November. The owners have 90 days from receipt of the offer to respond.  The township now awaits responses from both the authority and the developer, leaving the fate of the land—and its role in shaping Newtown’s future—still unresolved.

[The following is a summary of an article that appeared in the 9 December 2025 issue of the Bucks County Courier Times.]

Middletown Township is proposing a major overall tax increase for 2026, combining a 6-mill property tax hike with a doubling of the Earned Income Tax. Together, these changes would raise the average homeowner’s annual municipal tax bill from $882 to $1,384—a nearly 60% jump.

Township officials say the revenue is needed to close a $2.8 million structural deficit, replenish savings depleted after years of using fund balance to maintain services, and address a $60 million backlog in infrastructure projects. The plan also boosts staffing in police, fire, public works, and engineering, arguing that without new taxes the township would face deep service cuts affecting up to 20% of staff.

The Board of Supervisors will vote on the final budget on December 15.

UPDATE (12/16/25): Middletown schedules special meeting after budget fails to pass: Middletown Township officials will reconvene later this month after the Board of Supervisors failed to pass a proposed 2026 budget that would significantly raise local taxes. The $53.1 million spending plan stalled Monday night amid sharp disagreement over a proposal to double the earned income tax and raise real estate levies for fire and ambulance services. Township officials estimated the plan would cost the average homeowner about $179 more annually, while a typical wage earner would pay roughly $323 more through the higher EIT.

At the 4 December 2025 Newtown Zoning Hearing Board meeting, the Newtown Athletic Club (NAC) sought relief to allow a wall sign, installed in 2019, to remain in its current location facing the Newtown Bypass, violating size restrictions and the distance requirements stipulated in the municipal code.

According to the briefing document, the NAC claimed the placement was due to an "inadvertent installation error" that contradicted a previous 2014 decision, which led to a zoning violation notice issued in 2025.

During the hearing where the application was ultimately denied, the board chair expressed concern on the record about the Township's unusual silence on the matter, suggesting a potential issue with selective enforcement of sign ordinances.

The source for this podcast - a Newtown Patch article plus comments - details an escalating contractual dispute between Newtown Borough and Newtown Township over the price of fire services for the upcoming year of 2026.

While the Borough is insisting the Township honor a previously negotiated "good faith" offer of $275,000, the Township's Board of Supervisors has officially countered by demanding a higher fee of $350,000. This higher demand was approved by a 3-2 vote, overriding the recommendations of the Township's own negotiating team who supported the lower number.

The majority of the Supervisors and concerned residents argue that accepting the Borough’s lower offer would force Township taxpayers to subsidize the service*, especially since some evidence from a state analysis suggests the actual rational cost is closer to $375,000.

In response, the Borough council has directed its legal counsel to formally reject the $350,000 proposal and resubmit the original $250,000 figure, maintaining that the higher rate is unreasonable.

*Services that the township provides the borough include fire and safety inspections, fire investigations, fire prevention activities, emergency management including staffing during emergencies, and other fire-emergency realted services that may be requested.

The Newtown Bucks County Joint Municipal Authority (NBCJMA) officially ended its plans to construct a controversial $128 million wastewater treatment plant after facing months of significant grassroots opposition and threats of litigation from residents across multiple surrounding townships.

The Authority, which currently sends its wastewater to Philadelphia, had acquired the necessary 17.5-acre site near the Newtown Bypass via eminent domain but acknowledged that it failed to adequately educate the public about the proposed facility.

Following the project's termination, the authority has begun the process of offering the land back to its original owners within a 90-day window, or it must petition the court for permission to sell the property publicly. While the site was previously slated for a large apartment complex, local supervisors have expressed a strong preference that the land ultimately remain undeveloped for the benefit of the community.

A 29 November 2025 NewtownNow.com article outlines the controversial and abrupt closure of Rocco’s at the Brick, an upscale restaurant located inside The Brick Hotel, stemming from escalating conflict between the operating tenants and the hotel owner, Verindar Kaur.

The immediate point of failure was an alleged threat by Kaur to revoke the essential liquor license, which the restaurant’s management claims necessitated their immediate shutdown after Saturday service. However, Kaur publicly denied issuing this threat, stating she was surprised by the closure and that the restaurant was free to vacate the premises.

Beyond the licensing dispute, Rocco's management - Dana Gray, the secretary for restaurateur Marc Gelman, the operator of Rocco’s at the Brick - cited long-term issues related to the leased space, including concerns over water damage, mold, and a broken boiler, while Kaur maintained the building was in good repair. Following the closure, police were called to oversee the tense removal of restaurant equipment, and

Rocco's management announced they are now seeking a new location for the concept on Sycamore Street - most likely Guru's Indian Restaurant, which was recently put on the market. More on that here... sco.lt/5Oc4Xo

The 25 November 2025 Newtown Township Board of Supervisors (BOS) meeting centered on local safety and infrastructure, authorizing the Township Engineer to study Fountain Farm Lane traffic in response to resident requests for parking relief and speed control.

A significant portion of the session was dedicated to reviewing Zoning Hearing Board applications, resulting in the BOS voting to send the Solicitor to oppose sign variances sought by FirstTrust Bank and Melange on Sycamore.

Discussions concerning the 2026 draft budget highlighted friction among supervisors over fiscal priorities, specifically the necessity of reallocating funds from police vehicle purchases to address severe deficits in road paving maintenance.

Procedurally, the meeting was tense, marked by the removal of the contentious Drug Education Vehicle purchase from the agenda and disagreements over why the Township Engineer was instructed not to attend the public session.

The meeting also addressed the termination of the proposed Newtown Sewer Authority plant and formally approved the adoption of the 2021 International Fire Code ordinance.

More details...

The November 25, 2025, Newtown Township Board of Supervisors (BOS) meeting centered on local safety and infrastructure, authorizing the Township Engineer to study Fountain Farm Lane traffic in response to resident requests for parking relief and speed control.

A significant portion of the session was dedicated to reviewing Zoning Hearing Board applications, resulting in the BOS voting to send the Solicitor to oppose sign variances sought by First Trust Bank and Melange on Sycamore.

Discussions concerning the 2026 draft budget highlighted friction among supervisors over fiscal priorities, specifically the necessity of reallocating funds from police vehicle purchases to address severe deficits in road paving maintenance.

Procedurally, the meeting was tense, marked by the removal of the contentious Drug Education Vehicle purchase from the agenda and disagreements over why the Township Engineer was instructed not to attend the public session.

The meeting also addressed the termination of the proposed Newtown Sewer Authority plant and formally approved the adoption of the 2021 International Fire Code ordinance.