Summary of the 5 August 2025 Planning Commission Meeting
This is my personal summary of the 5 August 2025 Newtown Township Planning Commission Meeting. This is NOT a complete nor is it an official summary.
Please refer to the Official Synopsis of the meeting presented by the Commission to the BOS.
Agenda
Mélange on Sycamore
Newtown Bagel
Amended Billboard Ordinance
Wireless Communs Ordinance
Zoning Hearing Board: Mélange on Sycamore
This Cajun-style restaurant is located at the Sycamore Grill site (255 N. Sycamore St.). The applicant is seeking relief to add six (6) etched tree window signs, to be 27” x 30” each, on the four (4) windows (60” x 34”) on the left side of the entrance and two (2) windows on the right side of the entrance facing Sycamore Street where such signs exceed the maximum number of signs allowed and size of signs allowed in accordance with the Newtown Township Joint Municipal Zoning Ordinance of 2007, as amended.
According to the application “The Sycamore Tree holds historical and natural significance and would serve as a symbol of strength, stability and community – qualities that reflect the values of our township.” Read “What is the Significance of the Sycamore Tree to Newtown?”
Attorney David Gellman presented Mélange Restaurant’s updated application for etched window signage. The following is a recording of the discussion:
Original approval was for 2 etched windows; the current request is for 6 etched windows. The etchings depict sycamore trees and contain no text or logos (see above).
Clarifications on Window Changes
The windows are single-pane picture windows replacing the historic double-hung style. PC members expressed concern that the replacement changes the building’s historic character. It was emphasized that etched glass, even without wording, counts as signage under township ordinances.
Historic and Zoning Considerations
HARB (Historic Architectural Review Board) must evaluate the architectural impact. Concerns included:
- The number of signs (6) setting an unwanted precedent.
- Potential deviation from the historic district’s character.
- Incomplete or unclear details in the initial application to HARB.
Conditional Use: Newtown Bagel
Newtown Bagel, approaching its 25th anniversary, seeks to expand into the 1,800 sq. ft. former bank space. Combined space will allow for 14 additional seats, increasing from 10 to 24 total.
Although Newtown Bagel is an existing use, the expansion triggers a conditional use application under zoning rules for eating places. Zoning Officer confirmed the full conditional use process is required because E6 (takeout restaurant) use isn’t directly permitted in the CC district.
Parking was the primary concern. Planning Commission requested clearer documentation on employees to ensure accurate parking calculations. The following is an audio recording of the discussion:
Decision
The Planning Commission unanimously recommended approval of the conditional use application. The recommendation is contingent on:
- Clarifying employee counts in the application.
- Receiving written confirmation from the zoning officer and municipal authority.
- Compliance with all standard conditions on waste management, ADA access, and noise restrictions.
Takeaway
Newtown Bagel received strong support for its expansion, with the Commission emphasizing that it is a valued, long-standing local business.
JMZO Amendment: Billboards
The Planning Commission reviewed the updated billboard ordinance, which has undergone minor revisions since its last review in March 2025. The following is an audio recording of the discussion:
The primary changes include:
Terminology Update: “Outdoor advertising sign” is now referred to as “off-premises sign” for consistency and clarity. A new definition for agricultural off-premises signs was added to distinguish these from other billboard uses.
Clarifications and Adjustments: Section 1106 (permanent sign requirements) was revised to add the term “agricultural” where applicable. A minor correction is needed to clarify that the 1-acre minimum lot size applies only in Wrightstown Township, not Newtown’s CC district..
Planning Commission members confirmed satisfaction with the current draft, pending the small clarification. The Commission hopes this will be the final review before adoption.
JMZO Amendment: Wireless Communications
According to the Official Synopsis, the Commission voted to table further discussion as the drafts provided still have a number of unresolved questions. The Commission also voted to recommend that Ms. Fountain accompany Mrs. Driscoll to Jointure meetings were amendments are on the agenda.
The ChatGPT Summary of the Wireless Ordinance is very helpful!
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