A Montgomery County developer has presented an updated plan for an age-restricted housing development on a portion of Shady Brook Farm in Middletown Township.
Joe Morrissey, founder of Fox Lane Homes, presented the revised proposal for “Farm’s Edge at Shady Brook” to the Middletown Township Board of Supervisors on Monday evening. The 53-acre property borders the larger Shady Brook Farm in Lower Makefield Township and sits near the Newtown Township border.
The new plan calls for 150 carriage homes for residents 55 and older, which is down from the 161 units – a mix of single-family homes and carriage homes – in the original proposal shared in February.
“The plan that you see now is 150 total carriages, so 11 less units than what we had before, with a lot more open space,” Morrissey told the supervisors.
Morrissey touted the potential for $2.1 million in tax revenue to be split among the Neshaminy School District, Middletown Township, and Bucks County.
He said the changes in the updated plan came after discussions with the township and nearby residents.
However, several supervisors expressed concerns about the density of the proposed development.
“The one thing that I keep hearing from residents is the density. There’s a lot of concern for the density,” said Supervisor Bernadette Hannah. “I’m just wondering, is there a way to adjust the density, still keep it 55 and over?”
Supervisor Dana Kane echoed those worries, noting the property’s current Residential (R1) zoning, which typically allows for two dwellings per acre.
“This is R1. This is two acre, two dwellings per acre,” Kane said. “The point of R1 is to help preserve open space and be able to minimize traffic congestion, minimize the impact that over-development has.”
Supervisor Amy Strouse questioned the rationale for rezoning the land to allow greater density without a more significant preservation of open space. The Farm’s Edge project requires a zoning change from R1 to AQC (Age-Qualified Community) to proceed.
Under the current zoning, the property could accommodate approximately 32 single-family homes, according to officials.
Morrissey defended the density by highlighting the financial benefits of an age-restricted community without adding school-age children. He stated that 32 single-family homes assessed at $1.35 million each would generate roughly $571,000 in total tax revenue, compared to the projected $2.143 million from the 150 age-restricted homes assessed at $950,000 each.
In his comments, Morrissey said the proposed density of approximately 2.79 homes per acre is comparable to nearby communities like the Villas of Shady Brook and Silver Lake.
The revised plan incorporates several changes based on feedback from neighboring communities, including removing homes near Silver Lake residents, eliminating a proposed road connecting to Township Line Road, adding more landscaping, redesigning the trail system, and reducing the size of units backing up to the Villas of Shady Brook.
Tom Morelli, a resident of the Silver Lake neighborhood abutting the property, praised the developer’s responsiveness.
“These guys have been terrific to work with,” Morelli said. “They’ve been coming by the neighborhood, talking to the residents, asking our opinions, taking tours around the farm with us.” Morelli added that he prefers the revised plan with its larger stormwater management system.
A resident email read during the meeting expressed concern about changing the zoning of one of the township’s largest remaining R1 parcels.
The developer requested the supervisors authorize advertising the proposed zoning ordinance amendment, which would move the AQC zoning district onto the property and change the minimum acreage requirement from 100 to 50 acres.
The supervisors declined to vote on advertising the amendment, citing concerns about not having seen the proposed changes.
Township Solicitor James Esposito clarified that supervisors’ authorization isn’t technically required as the developer pays for the advertising.
The Farm’s Edge proposal is expected to return before the supervisors at their June 9 meeting for a full presentation and possible action.
“We want to partner with the township and come up with a really good plan that works for the township, works with the neighbors, obviously is beneficial as we can to the Flemings, and then just come up with a plan that works for everybody,” Morrissey said.
Last year, the Fleming family, who owns and operates Shady Brook Farm, announced the sale of 80 of their 130 acres to developers. They plan to retain 50 acres for the popular agritainment and events business.
Shady Brook Farm, which started in Bensalem Township in 1913 before relocating, has said the decision to sell the land came as the fifth generation of the Fleming family prepares to take over the business.
Across the street from Shady Brook Farm, the Prickett Preserve at Edgewood, a 30-acre mixed-use development featuring homes, businesses, and a Wegman’s, opened last year.
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