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Week of October 5, 2026
Lower Bucks edition | Middletown · Lower Makefield · Falls | Prepared Friday, October 2 |
| Sample issue. Every item comes from an agenda, legal notice, packet or set of minutes posted by the township and is linked to its source. Check the source before acting. |
This week at a glance
Projects tracked 15 3 townships, 20 documents read |
New since mid-September 7 first seen Sep 14 to Oct 14 | Hearings in the next 14 days 5 Oct 5 to Oct 14 |
Board votes recorded 3 all 4-1 to recommend | Ordinance changes 2 zoning, stormwater, signs |
Proposed across these projects 449 homes · 999,157 sq ft where the documents give a figure: 5 residential projects and 1 warehouse |
What to know this week - Nuuly warehouse, 994,257 sq ft (Falls). Recommended 4-1 by the planning commission for preliminary approval; the supervisors decide.
- 28 more dwelling units at 251 S. Olds Boulevard (Falls). Lakeview Terrace 2023, LLC returns to the zoning board on October 13 for seven variances; testimony began in June.
- 7 Brew drive-through at Langhorne Square (Middletown). Federal Realty asked the zoning board to allow 996 parking spaces where 1,020 are required; no decision is posted.
Where the 15 projects stand
| Zoning relief or change | |
| Sketch plan | |
| Plan under review | |
| Recommended, awaiting supervisors | |
By township
| Falls | |
| Middletown | |
| Lower Makefield | |
Next on the calendar - Mon Oct 5: Lower Makefield planning commission takes up zoning and stormwater ordinance changes.
- Tue Oct 13: Falls zoning board hears the 28 units at 251 S. Olds Boulevard.
- Wed Oct 14: Middletown zoning board hears the N. Buckthorn Avenue lot.
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Decisions Votes found in posted minutes. Both projects still need the Board of Supervisors.
■ Falls Planning Commission · Aug 25 Recommended 4-1 Nuuly warehouse, 994,257 sq ft, Penn Valley Road Preliminary approval only · FM and HI-A → MPM · 994,257 sq ft
| Applicant | KPK Development Company, LP (rezoning) and Nuuly (land development). The minutes describe Nuuly as a subsidiary of Urban Outfitters. |
| Location | 700 Penn Valley Road, Fairless Hills 19030. Parcel 13-013-010; the rezoning also covers 13-013-011. |
| Size | 994,257 sq ft warehouse, 2,400 sq ft maintenance shed, 2,500 sq ft pump house. Two lots of about 67 and 98 acres. 64 loading docks. About 2,000 employees in two shifts. |
| Zoning | FM and HI-A today; MPM requested. |
| Team | Begley, Carlin & Mandio (attorneys); Dumack Engineering; Bowman Consulting (traffic). |
| Vote: rezoning recommended 4-1; plan recommended 4-1 for preliminary approval only. Conditions: a deed restriction limiting the land to its current use and the Nuuly warehouse; the rezoning recommendation is void if the warehouse is not approved. Opposition: nine residents spoke on the rezoning, about flooding, wetlands, impervious cover and lost open space. |
| Who should look: site and concrete contractors, steel and building-envelope suppliers, MEP trades, industrial brokers. The minutes say the applicant pays for and builds the road improvements PennDOT requires. |
Next: The Board of Supervisors decides. No date is given in the minutes. |
■ Falls Planning Commission · Aug 25 Recommended 4-1 Car wash in the former Rite Aid, 547 W. Trenton Avenue Conditional use in HC · existing building, same footprint
| Applicant | Flagship Pennsylvania OPCO, LLC. |
| Location | 547 W. Trenton Avenue, Morrisville 19067. Parcel 13-028-028-002. |
| Size | Conversion of the existing building with no change to its footprint. Three pay lanes, 13 vacuum spaces. Up to 400 cars a day projected by year three. |
| Zoning | HC. Conditional use; the zoning board granted variances in July. |
| Team | Eastburn & Gray (attorney); BL Companies (engineer); Traffic Planning and Design. |
| Vote: conditional use recommended 4-1. Already required: the zoning board's July approval calls for a 6 to 8 foot sound barrier along Pine Grove Road. Opposition: four residents spoke, about traffic, runoff and the number of car washes nearby. |
| Who should look: interior fit-out and plumbing contractors, equipment suppliers. |
Next: The Board of Supervisors decides the conditional use. No date is given in the minutes. |
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New applications New to this brief: first seen on agendas between September 14 and October 14. A filing is not an approval. Outcomes of the September hearings were not posted when this was prepared.
■ Falls Planning Commission · Sep 22 Preliminary / final plan Three contractor garages on eight consolidated lots, Fallsington-Tullytown Road Filed, not decided · 8 lots → 1 · NC district
| Applicant | Lower Bucks Home Builders LLC (owner). |
| Location | Fallsington-Tullytown Road, Levittown 19054. Parcels 13-042-352 through 13-042-359. |
| Size | Eight lots consolidated into one; three contractor garages with site amenities. |
| Zoning | NC. |
| Team | Not named on the agenda. |
| Who should look: site contractors, civil engineers, building suppliers. Filed as a combined preliminary/final plan, so it is past the concept stage. |
Next: Minutes for the Sep 22 meeting are not posted yet. |
■ Falls Planning Commission · Sep 22 Amended final plan New biofilter, acid scrubber and exhaust stack at McGill composting facility Filed, not decided · air pollution controls · FM district
| Applicant | McGill Fairless Hills LLC (equitable owner). |
| Location | 1000 Tyburn Road, Morrisville 19067. Parcel 13-047-062. |
| Size | Biofilter 3, an acid scrubber system, and biofilter enclosures with an exhaust stack. |
| Zoning | FM. |
| Team | Not named on the agenda. |
| Who should look: mechanical and environmental contractors. A capital project at an operating facility. |
Next: Minutes for the Sep 22 meeting are not posted yet. |
■ Falls Planning Commission · Sep 22 Waiver of land development 5-acre light industrial leasehold at 8 E M-Y Lane Filed, not decided · 5.0-acre leasehold · LI district
| Applicant | Recycle Services, LLC. Owner: 8 E M-Y Lane Industrial LLC. |
| Location | 8 E M-Y Lane, Morrisville 19067. Parcel 13-028-075-004. |
| Size | 5.0-acre leasehold for light industrial activities. |
| Zoning | LI. |
| Who should look: industrial brokers. A waiver request means no full land development plan, so little construction scope. |
Next: Minutes for the Sep 22 meeting are not posted yet. |
■ Falls Zoning Hearing Board · Oct 13 · Petition 4 Zoning relief · continued hearing 28 more dwelling units in two new buildings, 251 S. Olds Boulevard Seven variances · 28 dwelling units · HR district
| Applicant | Lakeview Terrace 2023, LLC. |
| Location | 251 S. Olds Boulevard, Fairless Hills 19030. Parcels 13-014-006-001 and 13-014-006-002. |
| Request | Seven variances for 28 additional dwelling units in two new buildings, with a 500 sq ft leasing center and a 2,500 sq ft indoor recreation area. They cover building and impervious coverage, parking, recreation areas, building distance and buffer yards. |
| Zoning | HR. |
| History | Testimony began June 9, 2026. The board continued the petition, and it is back on the October 13 agenda. |
| Team | Gilmore and Associates (engineer), named in the June 9 minutes. The applicant's attorney is named there without a firm. |
| Who should look: multifamily builders, site contractors, civil engineers. Zoning relief comes before any land development plan. |
Next: Hearing Tuesday, October 13, 7:00 PM. |
■ Middletown Zoning Hearing Board · Sep 23 · Appeal 26-34 Zoning relief Clubhouse for an apartment complex, 401 S. Bellevue Avenue On the Sep 23 agenda · two variances · R-2 district
| Applicant | Bellevue Court Associates, LP. |
| Location | 401 S. Bellevue Avenue, Langhorne 19047. Parcel 22-034-007-001. |
| Request | Two variances: to allow a clubhouse as an accessory use to the neighboring apartment complex, and to place parking inside the 15-foot setback without a planting strip. |
| Zoning | R-2 Residence. |
| Team | Not named in the notice. |
| Who should look: general contractors, architects, civil engineers. A new building that needs zoning relief before a plan can move. |
Next: No decision is posted yet. |
■ Middletown Zoning Hearing Board · Sep 23 · Appeal 26-38 Zoning relief Shopping center asks to run 24 parking spaces short for a 7 Brew drive-through, 1281 E. Lincoln Highway On the Sep 23 agenda · 996 parking spaces where 1,020 are required
| Applicant | Federal Realty Investment Trust. |
| Location | Langhorne Square Shopping Center, 1281 E. Lincoln Highway. Parcel 22-047-011. |
| Request | Variance to allow 996 off-street spaces where 1,020 are required. The hearing agenda ties it to the approved land development for a 7 Brew Coffee Shop drive-through. |
| Zoning | C Commercial. |
| Who should look: commercial brokers, retail and site contractors. The drive-through's land development is already approved; this hearing is about parking. |
Next: No decision is posted yet. |
■ Middletown Zoning Hearing Board · Oct 14 · Appeal 26-40 Zoning relief · hearing ahead New house on an undersized vacant lot, N. Buckthorn Avenue Three variances · 8,000 sq ft lot · R-2 district
| Owner | Pineland Developments, LLC. |
| Location | N. Buckthorn Avenue, Langhorne 19047. Parcel 22-009-046. |
| Request | Three variances: an 8,000 sq ft lot where 10,000 is required, a 40-foot lot width where 80 is required, and a 20-foot side yard aggregate where 25 is required. |
| Zoning | R-2 Residence. |
| Who should look: residential builders, land-use attorneys. |
Next: Hearing Wednesday, October 14, 7:00 PM. |
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Ordinance changes Rule changes apply to every later application in the township.
■ Lower MakefieldZoning ordinance and stormwater management ordinance amendments. The only business item on the agenda; the text is not included.
■ MiddletownOrdinance #26-07, amending the sign regulations in the zoning ordinance. Listed for consideration of adoption; outcome not posted.
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Watchlist Open projects from earlier agendas. Each carries a tag: new to the list, updated since the last issue, or no change.
■ Middletown No changeBET Investments: 290 apartments, grocery store, retail, restaurant and pad sites. N. Flowers Mill Road and E. Maple Avenue (Route 213). Parcel 22-021-055-002, R-1.
■ Middletown No changeFarm's Edge at Shady Brook: 129-unit age-qualified community on about 50 acres. Applicant: ELU DeLuca SB Middletown LLC. Middletown's supervisors approved the zoning change (RA-1 to AQC) and the preliminary plan 4-1 in July 2025. The township's project list still describes 17 single-family and 142 carriage homes on 53.7 acres. Lower Makefield is reviewing the access road (#699) for Foxlane Homes; its supervisors discussed conditional approval on August 19 and extended the review to October 15.
■ Lower Makefield No change#702 Matte Black LLC: take-out restaurant with an apartment above. 1712 Yardley Langhorne Road. The lot has a twin dwelling today; the plan shows a two-story building and 24 parking spaces. The minutes say the restaurant is a take-out for De Lorenzo's. Plan letterhead: Dynamic (dynamicec.com).
■ Lower Makefield No changeCar wash at 1675 Yardley Langhorne Road. Appeal Z-25-48. Equitable owner on the plan: Flagship Pennsylvania Propco, LLC. The plan marks a use variance (a car wash is not permitted in C-1) and variances for parking, loading space, aisle width and parking-edge landscaping. It labels ±9,972 sq ft as existing to remain. Engineer: BL Companies.
■ Lower Makefield No change#698 Major subdivision, 1 Sutphin Road. One parcel into three lots with a lot line change. Parcel 20-042-109, R-2.
■ Lower Makefield No change#701 375 Stony Hill Road. Sketch plan on file; the drawing was not machine-readable, so use and size are not captured here. Plan letterhead: Dynamic (dynamicec.com).
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Hearings in the next four weeks
| Mon Oct 5 | ■ Lower Makefield Planning Commission, 7:30 PM. Ordinance amendments.
■ Middletown Board of Supervisors. Agenda not posted yet. |
| Tue Oct 6 | ■ Lower Makefield Zoning Hearing Board, 7:30 PM. Agenda not posted yet. The board continued two homeowner appeals to this date, and a third asked for the same. |
| Tue Oct 13 | ■ Falls Zoning Hearing Board, 7:00 PM. Four petitions, one flagged above. |
| Wed Oct 14 | ■ Middletown Zoning Hearing Board, 7:00 PM. Two appeals, one flagged above. |
| Tue Oct 20 | ■ Lower Makefield Zoning Hearing Board, 7:30 PM. |
| Tue Oct 27 | ■ Falls Planning Commission, 7:00 PM. |
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What we read The documents behind this issue, and what the townships had not posted.
- ■ Falls Planning Commission minutes for Aug 25 and agenda for Sep 22; Zoning Hearing Board agenda for Oct 13 and minutes for Jun 9. Minutes for Sep 22 are not posted.
- ■ Middletown Zoning Hearing Board notices for Sep 23 and Oct 14 and the Sep 23 agenda; Supervisors agenda for Sep 14 and minutes from July 2025; Planning Commission agenda for Jul 1, the newest posted; the active land development list. No zoning decisions or Sep 14 minutes are posted.
- ■ Lower Makefield Planning Commission agendas for Aug 10 and Oct 5 and minutes for Jul 13; Zoning Hearing Board agenda and packet for Sep 15 and minutes for Sep 1; Supervisors minutes for Aug 19; two sketch plans. Minutes for Aug 10 and Sep 15 and the Oct 6 agenda are not posted.
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Left out Filtered out so the issue stays short.
- Six Middletown homeowner requests: a fence, a driveway setback, a deck, a shed, a lot-coverage request and a continued case for additions.
- One continued Middletown commercial case: a temporary structure at the Chick-fil-A at 1440 E. Lincoln Highway (Appeal 26-32).
- Four Lower Makefield zoning appeals (three from September 1, one from September 15) where the agenda lists only a name and address and the packet was not read.
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The Land Notice is a sample by Signals Intelligence LLC. Compiled from documents published by Middletown Township, Lower Makefield Township and Falls Township. Items are pulled from those documents with software and then checked; errors are still possible. This is a reading aid, not legal advice. Agendas change and hearings are continued; confirm dates and details against the linked source before acting. |
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