John Mack - Newtown Supervisor
Proposed "Goodnoe Homestead" Development

Proposed "Goodnoe Homestead" Development

 

[Tell me your opinion of this plan. See “Take My Survey” at the end of this post. Includes preliminary survey results as of 14 August 2025]

On August 7, 2025, Jim Worthington (aka Goodnoe Homestead, LLC) submitted a “Sketch Plan” for a 4-story residential "garden apartment building" on North Sycamore Street in Newtown. This is the historic Goodnoe Family Homestead as shown in the following aerial view:

The plan calls for preserving the Farm House – to be used as a 
residents lounge – and the Silo.

A rendering showing the view looking south on North Sycamore Street is shown above. Below is a view of the main building entry at the back of the building:

I used ChatGPT to prepare a summary of the plan:

  • Total Building Area: 111,509 sq. ft.
  • Total Residential Area: 88,074 sq. ft.
  • Total Units: 73 total units; 28 one-bedroom + 45 two-bedroom
  • Lower Level: 4,579 sq. ft. residential + 3,700 sq. ft. retail + 530 sq. ft. mechanical/support
  • Ground Floor: 28,630 sq. ft., includes lobby/amenity space (7,015 sq. ft.), retail (3,735 sq. ft.), and mechanical/support (1,100 sq. ft.)
  • Upper Floors:
    • 2nd: 33,245 sq. ft., 28 units (10 1-BR, 18 2-BR)
    • 3rd: 25,545 sq. ft., 21 units (approx. 9 1-BR, 12 2-BR)
    • 4th: 18,980 sq. ft., 10 units (mix of 1-BR & 2-BR)
  • Parking: 45 garage spaces & 84 surface spaces included

Here’s the plan for the first floor (floors 2, 3, and 4 are apartments only):

There are 3 floors of apartments ABOVE the garage.

Summary of Variances Requested

According to submission form, “The plan seeks to establish uses that are allowed by-right in the TC, Town Commercial District, maintain or reduce the extent of existing non-conformities, and seek limited zoning variances.

Regarding those “limited zoning variances,” according to a ChatGPT analysis of the plan documents, the applicant is seeking multiple zoning variances for Building 2. The requests include relief from the following regulations:

  1. Front Yard Setback
  • Ordinance: Max 15 feet
  • Variance requested: Greater setback than allowed
  1. Building Height
  • Ordinance: Max 40 feet
  • Variance requested: Proposed Building 2 height exceeds 40 feet
  1. Dwelling Units per Garden Apartment Building
  • Ordinance: 6–16 units
  • Variance requested: Building 2 exceeds this limit
  1. Maximum Building Length
  • Ordinance: Max 120 feet
  • Variance requested: Proposed length is 359.17 feet
  1. Setback Variation for Architectural Interest
  • Ordinance: 6-foot variation every 40 feet
  • Variance requested: Use of vertical offsets and elevation changes instead
  1. Parking Requirements
  • Ordinance: 3 off-street spaces per dwelling unit
  • Variance requested: Only 1.58 spaces per unit proposed
  1. Parking in Side Buffer Yard
  • Ordinance: No parking within side buffer yard
  • Variance requested: Parking is proposed within that restricted area
  1. Mixed-Use Floor Area Ratio
  • Ordinance: 40–50% of total floor area must be used for each category (residential vs. commercial)
  • Variance requested: Only 3.21% of Building 2 is designated for non-residential use
Take My Survey

I am curious to know your opinion regarding this development plan. Please take my short survey, which simply asks if you are strongly or somewhat in favor of the plan or strongly or somewhat opposed to. You can also have “no opinion at this time.” What’s most important and of interest to me is your comments that will better explain your opinion of this plan help me make better decisions as a Newtown Supervisor.

Take My Survey Now!
Take My Survey NOW!

Some Preliminary Survey Results

As of 8/15/25, 252 responses have been received (71% from Newtown Township residents, 16% from Borough residents). 76% of all respondents are STRONGLY OPPOSED, 10% are SOMEWHAT OPPOSED, 6% are STRONGLY IN FAVOR, and 4% are SOMEWHAT IN FAVOR.

Key Themes in Comments on the Goodnoe Homestead Development Plan include:

  1. Traffic Concerns – Widespread worry about worsening congestion, especially on Sycamore Street during peak hours.
  2. Parking Shortages – Many feel parking is already insufficient and the plan will make it worse.
  3. Zoning & Variances – Resistance to numerous variances, with fears this sets a precedent for over development.
  4. Historic Preservation – Conditional support if the plan protects historic aspects of the property.
  5. Developer Concerns – Criticism of the developer, citing trust issues and prior controversies.
  6. Housing Diversity Support – Some favor apartments for young professionals and a more economically diverse population.
  7. Density & Character – Concerns that the project is too dense and undermines Newtown’s small-town character.
  8. Environmental Aspects – Calls for more green space, trees, and environmental protections.
  9. Infrastructure Readiness – Questions about whether sewer, water, and other infrastructure can handle the project.

Posted on 09 Aug 2025, 12:39 - Category: Development