The “Black Box” of Local #NewtownPA Government

[Source: Bucks County Herald; "Tom Mack" should be "John Mack"]

In Newtown Township, community members have voiced significant opposition to the proposed sale of a 17.5-acre property to the developer DeLuca.

The property is located on Lower Silverlake Rd and is being offered for sale by the Newtown Sewer Authority, which had to abandon plans to build a sewer treatment plan on the site due to opposition by local residents.

The builder intends to construct townhomes on the site, a move that would require a zoning variance for the land previously designated for a wastewater plant. Residents at a local board meeting cited concerns regarding increased traffic, lack of transparency, and the potential waste of public funds already spent on the site.

The potential $11.5 million transaction remains in its preliminary stages, pending official municipal oversight and further public debate.

5 Takeaways from the Newtown Township Public eMailbox

At the recent 12 August 2026 Newtown Board of Supervisors (BOS) public meeting, a resident's inquiry about meeting procedures was met with a suggestion from the chairman to "send an email" and start a private discourse. 

Neighbors for Open Government & Accountability (NOGA) characterizes this as a “Black Box” tactic to avoid public accountability and on-the-record answers.

My recent "No Canopy For You!" post generated a substantial response on social media. Many commenters questioned the decision to reject the Donatelli's Italian Steakhouse canopy at the former Brick Hotel property, while others raised questions about historic preservation, signage, consistency, and whether approval should have been obtained before the canopy was installed.

Although the comments reflect different opinions, the overwhelming theme of this particular social-media discussion was skepticism about the canopy decision. Many commenters argued that the canopy is attractive, useful in bad weather, and preferable to the temporary tent previously used at the property.

Others raised a broader question: How should Newtown balance historic preservation with the need to keep historic properties economically viable and welcoming to new businesses?

There were also legitimate questions about whether the canopy should have received approval before installation, whether its lettering causes it to function as a sign, and how the Historic Architectural Review Board's (HARB's) standards are being applied to comparable properties.

This is a summary and agenda for the Newtown Township Planning Commission meeting held on August 18, 2026.

The records detail several zoning variance requests, including residential improvements involving drainage solutions and easement adjustments.

A significant portion of the discussion focuses on a commercial subdivision intended to accommodate both a restaurant and a new childcare facility. Commissioners evaluated these proposals based on environmental impact, neighbor concerns, and public safety regarding traffic. 

The Commission took "no position," which allows the project to proceed to the Zoning Hearing Board for the required judicial relief, while ensuring the township's concerns are officially filed on the record.

Newtown Preschool Proposal Faces Parking and Safety Opposition

In suburbs across the country, the "ghost store"—a large, vacant retail footprint—has become a familiar sight. In Newtown, the former Rite Aid at Goodnoe Corner has stood as a silent, 10,000-square-foot monument to the slow-motion collapse of the traditional pharmacy model since it shuttered its doors in August 2025. Now, exactly one year into its vacancy, a proposal by the New Jersey-based Apple Montessori Schools seeks to breathe life back into this brick-and-mortar shell.

The plan involves an ambitious adaptive reuse project, transforming the pharmacy into an early childhood learning center for 142 students. While the conversion of retail to education is a growing national trend, the specific details of this makeover reveal a complex intersection of urban design, community safety concerns, and the evolving utility of our shared commercial spaces. As the proposal moves toward a pivotal September hearing, four key realities of this transformation stand out.

Although a marked crosswalk is present, many motorists fail to yield to pedestrians attempting to cross at the Eagle Road intersection of Jonquil and Marigold. Residents regularly experience long waits before a safe gap in traffic occurs, and many have witnessed or experienced dangerous near-misses due to vehicles not stopping as required by Pennsylvania law. This crossing is used by families, children, walkers, runners, cyclists, seniors, and other residents traveling throughout the neighborhood.

The purpose of this petition is to respectfully request that the appropriate agency:

• Evaluate the installation of a Rectangular Rapid Flashing Beacon (RRFB) or another pedestrian-activated crossing system and improved lighting.
• Review traffic speeds, vehicle yielding rates, sight distance, and pedestrian activity.
• Prioritize safety improvements that will help prevent future injuries and improve driver compliance at this crosswalk.

SIGN THE PETITION...

A Resident's Question Sparks a Debate on Transparency

At the recent 12 August 2026 Newtown Board of Supervisors (BOS) public meeting a resident's inquiry about meeting procedures was met with a suggestion from the chairman to "send an email" and start a private discourse. 

Neighbors for Open Government & Accountability (NOGA) characterizes this as a tactic to avoid public accountability and on-the-record answers.

Open government requires clear rules about how public officials talk to the people and each other. Public discourse happens in open meetings and public forums where everyone can see and hear the choices made. Private email happens behind closed doors, which can hide important choices from the public eye. 

In Lansdale, concerned citizens are advocating for the creation of a formal traffic committee to address long-standing issues with speeding, parking, and road safety.

Local advocates Dominic Visturia and Francisco Lopez proposed this idea after observing a successful citizen-led commission in nearby Middletown Township, which facilitates collaboration between residents, police, and traffic engineers.

This proposed board would offer a transparent, actionable framework for evaluating resident complaints and recommending safety improvements like stop signs or speed studies. By adopting a similar structure, proponents believe the town can build a culture of accountability while streamlining the workload for existing municipal departments.

While the borough has already allocated funds for infrastructure fixes, this new committee would provide an ongoing, structured way for the community to influence transportation policy.

At the 12 August 2026 Newtown Board of Supervisors meeting, numerous residents from Newtown Grant and surrounding areas pleaded for improved safety measures at specific crosswalks.

Jonquil Dr and Marigold Dr: Resident Nicole Ketterer requested Rectangular Rapid Flashing Beacons (RRFBs) at the north crosswalk at Eagle Rd. Data presented suggests RRFBs have a 90-95% yielding success rate compared to 45% for standard entry signs.

Charlie Feuer commented that "it's not the first time we've heard about pedestrian, bicycle, and wheelchair safety in Newtown, is it? On that note," continued Feuer, "I'm familiar with where Ms. Ketterer was talking about, and it's not the only one in Newtown. So I believe an engineering study is appropriate." Mr. Feuer also asked for an update on the two ongoing pedestrian projects. One being an update on the crosswalk at Chandler Hall, which is a rapid rectangular flashing beacon project and the other is a safe sidewalk along Newtown-Yardley Rd, which is part of the Newtown Trail leading into the Borough.

Unfortunately, neither the Engineer nor any Supervisor gave him an update on those projects that have supposedly been in the works since October 2025.

The BIG QUESTION remains "What Are We Waiting For? Another Death?" 

Reported in the New York Times, 5 August 2026.]

Recent reports reveal that American water infrastructure is currently facing a widespread wave of cyberattacks suspected to be orchestrated by Iranian hackers.

These security breaches have impacted dozens of municipalities* across several states, leading to operational disruptions and precautionary measures like boil-water advisories.

Experts suggest that these utilities remain highly vulnerable because many facilities use outdated security protocols and lack the funding or federal oversight necessary to defend against digital threats.

Although the Environmental Protection Agency previously attempted to mandate stricter safety guidelines, those efforts were legally blocked, leaving many systems exposed to remote intrusion.

While no water supplies have been poisoned yet, the scale of the infiltration indicates a significant national security risk to critical public resources. This ongoing crisis highlights a long history of neglected warnings regarding the fragile state of the nation's decentralized water networks.

4 Takeaways from the New “Hyperscale” Rush

This interactive tracking map monitors the rapid expansion of large-scale data centers across Pennsylvania, focusing on facilities expected to consume at least 100 megawatts of power.

The data highlights a significant surge in development, specifically noting recent updates for massive campuses in the Lehigh Valley and the Philadelphia suburbs.

To ensure accuracy, the researchers verify each entry through official documents, news reports, and interviews with local government officials. The map visualizes the current status of these projects, distinguishing between those under construction, those in preliminary phases, and those that have been rejected or withdrawn.

By documenting both Amazon-backed sites and speculative builds, this resource provides a comprehensive overview of how hyperscale digital infrastructure is reshaping the state's landscape.

[Reported 8/4/26 in the Bucks County Courier Times.]

Officials in Falls Township are proactively revising their zoning ordinances to specifically address the unique demands of data center developments. This legal maneuver follows significant public backlash regarding a previously approved Amazon Web Services project, which critics fear will strain local water resources and increase noise pollution. By declaring their current codes "substantially invalid," the board aims to establish clearer regulations and utility requirements for future facilities.

Plymouth Township Shows How NOT to Back Down to Data Center

The Plymouth Township Statement on Proposed Conshohocken Road Data Center is an official statement from the Plymouth Township Council regarding a controversial proposal to build a hyperscale data center at the site of a former steel plant.

While Pennsylvania law requires the municipality to permit all legitimate land uses, the Council is formally opposing the current application because the developer rejected a comprehensive list of safety and environmental safeguards.

These proposed mandates include strict noise and vibration limits, green building certifications, and the use of closed-loop cooling systems to protect local resources.

The text emphasizes the local government's commitment to prioritizing resident welfare over the interests of the developer, who has challenged the township's zoning authority. 

This blog post details an ongoing effort by community members in Newtown Township to secure critical safety improvements for a crosswalk on South Sycamore Street.

Local residents and staff from Chandler Hall Health Services are advocating for the installation of flashing beacons and pedestrian-activated signals to protect those navigating the busy campus.

While the Board of Supervisors initially authorized design estimates nearly a year ago, project progress has been hampered by regulatory complexities and specific requirements from PennDOT.

Officials noted that state involvement may necessitate moving the crosswalk to a nearby intersection, which complicates both the engineering scope and the timeline for securing multimodal grants. 

The April 2026 Newtown Township Treasurer's Report documents that the township has significantly exceeded its budget just a third of the way into the year, such as Public Works Overtime (which is currently at 538% of its budget), Snow & Ice Removal Contracted Services (156% of its budget), and General Administration Credit Card Fees (103% of its budget).

The municipalities of Newtown Township, Upper Makefield Township, and Wrightstown Township are proposing a joint amendment to the Newtown Area Joint Municipal Zoning Ordinance (JMZO). The amendment seeks to create a new land use category, G-17 Data Center, and permit it as a conditional use within the QA-A Quarry/Agricultural Zoning District.

Recognizing data centers as an emerging land use, the Joint Municipal Zoning Council aims to proactively regulate these large-scale facilities to ensure they remain compatible with local infrastructure and community character. The ordinance establishes rigorous standards for dimensional requirements, utility consumption, noise mitigation, and lighting, while mandating comprehensive decommissioning protocols backed by financial security. Public hearings for the adoption of this ordinance are scheduled for August 2026 across the three participating townships.

The Newtown Creek Pedestrian Bridge project is currently facing a significant financial crisis as construction bids have repeatedly exceeded the available grant funding. Although the township secured nearly one million dollars for the work, a substantial portion has already been consumed by administrative and legal fees, leaving only $836,025 for actual building costs. Despite efforts to reduce expenses through simplified design specifications, the most recent contractor proposals still far outpace this remaining budget. This persistent gap has led to sharp criticism regarding the engineering firm’s ability to align the project’s scope with its economic reality. Consequently, local leaders must now decide whether to seek a third round of bids, replace their current consultants, or cancel the bridge project entirely.

Residents are asking for a sewer rate refund because the authority previously raised sewer rates to purchase land for a sewer project that has now been canceled.

The Newtown Bucks County Joint Municipal Authority (NBCJMA) originally borrowed money to purchase a property for $11.5 million, which caused residents' rates to increase. Now that the authority is abandoning the project and selling the land to DeLuca's Newtown LLC for the same price of $11.5 million, residents believe they should get their money back or see a rate reduction.

On July 28, 2026, the Newtown Bucks County Joint Municipal Authority, also known as the Newtown Sewer Authority, voted unanimously to approve an agreement of sale for its Lower Silver Lake Road property to DeLuca Newtown LLC for $11.5 million.

DeLuca Newtown LLC is believed to be affiliated with DeLuca Homes or DeLuca Design Build, a Bucks County homebuilder with operations in the Newtown area. The company has used single-purpose limited liability companies for individual property acquisitions and development projects.

The 6-0 vote marks a major step away from the Authority’s abandoned plan to construct a wastewater treatment facility on the property. The proposed sale price matches the amount the Authority originally paid for the land.

Listen to this audio podcast...The Sewer Authority Land Sale Charade

The authority acquired the land by eminent domain for $11.5 million in 2024 with plans to build a wastewater treatment plant at the site.

While local government proceedings often look like a sea of mundane motions on paper, the July 22nd 2026 meeting of the Newtown Township Board of Supervisors (BOS) proved that the “fine print” of these sessions carries the weight of the town’s future.

From the regional zoning of high-tech infrastructure to the potential dismantling of iconic community institutions, the evening revealed a township in the midst of a profound—and often tense—transition.

At the 22 July 2026 Newtown Township Board of Supervisors meeting, several residents spoke out against duplicate billing, Chandler Hall sale and data centers and in support of safer crosswalks.