The Land Notice: Lower Bucks, week of October 5, 2026 (sample)

The Land Notice

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 14 3 townships, 17 documents read
New since mid-September 6 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

Where the 14 projects stand

Zoning relief or change

Sketch plan

Plan under review

Recommended, awaiting supervisors

Listed, status not stated

By township

Middletown

Falls

Lower Makefield

The three biggest

Nuuly warehouse, 994,257 sq ft (Falls). Recommended 4-1 by the planning commission for preliminary approval; the supervisors decide.
BET Investments, 290 apartments plus grocery and retail (Middletown). Needs a zoning change first.
Farm's Edge at Shady Brook, 159 homes on 53.7 acres (Middletown). On the township's active list.

Next on the calendar

Mon Oct 5: Lower Makefield planning commission takes up zoning and stormwater ordinance changes.
Wed Oct 14: Middletown zoning board hears the N. Buckthorn Avenue lot.
Tue Oct 27: Falls planning commission.

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

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).
Next step	The votes are recommendations; the supervisors decide. No date is given in the minutes.

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.

Source: Falls PC minutes, Aug 25, items 2 and 3

■ Falls Planning Commission · Aug 25 Recommended 4-1

Car wash in the former Rite Aid, 547 W. Trenton Avenue

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.
Next step	The vote is a recommendation; the supervisors decide the conditional use. No date is given in the minutes.

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.

Source: Falls PC minutes, Aug 25, item 1

New applications

First seen on agendas between September 14 and October 14. 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

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.

Source: Falls PC agenda, Sep 22, item 3

■ Falls Planning Commission · Sep 22 Amended final plan

New biofilter, acid scrubber and exhaust stack at McGill composting facility

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.

Source: Falls PC agenda, Sep 22, item 2

■ Falls Planning Commission · Sep 22 Waiver of land development

5-acre light industrial leasehold at 8 E M-Y Lane

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.

Source: Falls PC agenda, Sep 22, item 1

■ Middletown Zoning Hearing Board · Sep 23 · Appeal 26-34 Zoning relief

Clubhouse for an apartment complex, 401 S. Bellevue Avenue

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.

Source: Middletown ZHB notice, Sep 23

■ 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

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.

Source: Middletown ZHB notice, Sep 23 · hearing agenda

■ Middletown Zoning Hearing Board · Oct 14 · Appeal 26-40 Zoning relief · hearing ahead

New house on an undersized vacant lot, N. Buckthorn Avenue

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.
Next step	Hearing Wednesday, October 14, 7:00 PM.

Who should look: residential builders, land-use attorneys, neighbors.

Source: Middletown ZHB notice, Oct 14

Ordinance changes

Rule changes apply to every later application in the township.

■ Lower Makefield
Zoning ordinance and stormwater management ordinance amendments. The only business item on the agenda; the text is not included.

When: Mon Oct 5, 7:30 PM · Source: PC agenda, item 3

■ Middletown
Ordinance #26-07, amending the sign regulations in the zoning ordinance. Listed for consideration of adoption; outcome not posted.

When: Sep 14 · Source: BOS agenda, item 12

Watchlist

Open projects from earlier agendas that have not come back yet.

■ Middletown
BET 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.

Stage: Zoning change: seeks a Community Mixed-Use Overlay District · Last seen: PC, Jul 1 · Source: PC agenda, item 7

■ Middletown
Farm's Edge at Shady Brook: age-qualified community on 53.7 acres. 17 single-family homes, 142 carriage homes, clubhouse and pool. Lower Makefield lists a related access roadway application, #699.

Stage: On the active project list; status not stated · Last seen: Active list · Source: Land developments

■ Lower Makefield
#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).

Stage: Sketch plan reviewed, no vote. Needs a variance for a deck in place of a private yard · Last seen: PC, Jul 13 · Source: PC minutes · sketch plan

■ Lower Makefield
Car 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.

Stage: Zoning relief; continued from Jul 7. The Sep 15 result is not posted · Last seen: ZHB, Sep 15 · Source: ZHB agenda · packet

■ Lower Makefield
#698 Major subdivision, 1 Sutphin Road. One parcel into three lots with a lot line change. Parcel 20-042-109, R-2.

Stage: Plan under review · Last seen: PC, Aug 10 · Source: PC agenda, item 3

■ Lower Makefield
#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).

Stage: Sketch plan · Last seen: Active list · Source: Sketch plan

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 is from Lakeview Terrace 2023, LLC: variances for 28 more dwelling units in two new buildings at 251 S. Olds Boulevard, Fairless Hills.
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.

Left out

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.

The Land Notice is a sample by Signals Intelligence LLC. Compiled from documents published by Middletown Township, Lower Makefield Township and Falls Township. This is a reading aid, not legal advice. Agendas change and hearings are continued; confirm dates and details against the linked source before acting.