John Mack - Newtown Supervisor
Newtown’s Business Commons Overlay District Workshop

Newtown’s Business Commons Overlay District Workshop

 

Newtown’s Business Commons “Overlay” aims to turn a car-first office/industrial park into a walkable, mixed-use neighborhood.

Why this matters: This overlay is designed to guide redevelopment of Newtown’s existing Business Commons from a single-use, parking-lot-heavy landscape into a “vibrant, walkable neighborhood” where living, shopping, and working can happen within the same district.

1) The Big Idea: An “Overlay,” Not a Mandate

The plan is called the “LI/O-LI Newtown Commons Overlay District”, and the key point is that it does not erase the existing LI and O-LI zoning. Instead, it offers an optional alternate rule book that a property owner can choose to use for future development or redevelopment.

Infographic Summary

Listen to this informative 12-minute podcast:

Mack's Newtown Voice · LI/O-LI Overlay Zoning Workshop
“The overlay district does not eliminate the current zoning regulations or a landowner’s ability to develop under the current zoning. Rather, it provides additional options for future development and redevelopment…”

2) The Vision: A Walkable Community Where Uses Mix

The stated intent is a people-first environment—one where dwellings, shops, service businesses, and workplaces are within walking distance. This is a philosophical shift: the land is no longer framed only as a place people drive to for work, but as a place that can function as a neighborhood.

3) The Rules: “Good Design” Written Into Zoning

The overlay includes specific design standards meant to create a more engaging streetscape and a better pedestrian experience:

  • No blank walls: Visible building sides facing streets, walkways, or parking areas can’t be featureless—pushing developers toward windows, material changes, and architectural detail.
  • Parking pushed to the back: Lots must be in the side or rear yards—not out front—so the street edge feels more like a “place,” not a driveway. 
  • Public space required: At least 5% of a development site must be dedicated to public space (plazas, courtyards, pocket parks) that is visible and accessible. 
  • Limits on scale: A maximum building height of 50 feet and residential density capped at 20 units/acre aim to balance vibrancy with suburban scale.
  • “Streetscape kit” requirements: Street trees, pedestrian-scale lighting (max 14 feet), benches, bike racks, and underground utilities are required to reinforce a walkable feel.

4) The “Recipe” for Mixed-Use (Not Just Apartments)

The overlay tries to avoid “all-residential” redevelopment by requiring a minimum of 500 sq ft of nonresidential space per 10 residential units. 

“Residential uses shall be located on any floor except the ground floor.” 

In plain terms: ground floors are meant to stay active with shops, restaurants, services, or other uses that bring foot traffic.

5) Oversight: Conditional Use Review for Every Project

Every project proposed under the overlay requires conditional use approval—meaning the township’s governing body reviews and votes on each proposal, rather than approvals happening automatically “by-right.”

The planning review notes this shift provides “greater oversight of proposed development and redevelopment,” keeping each project tied to the district’s broader vision.

 

Key Takeaways

  • This is an optional overlay, not a replacement of existing LI/O-LI rules.
  • The goal is a walkable, mixed-use community—not a traditional office/industrial park.
  • Design standards (parking location, blank walls, streetscape, public space) are intended to shape the “vibe,” not just land use.
  • Density/scale are capped: 20 units/acre and 50 feet.
  • Projects face conditional use review, giving the township a direct vote on each redevelopment proposal.

Bottom Line

The Commons Overlay reads like a blueprint for retrofitting a 20th-century suburban commercial area for 21st-century expectations: walkability, mixed uses, and public spaces—paired with hard rules and case-by-case review. The big policy question for residents is whether this approach delivers the benefits of reinvestment and place-making while keeping development scale, traffic impacts, and community character within acceptable limits.

[Source document: “Newtown Zoning Workshop: Inside Newtown's Business Commons Overlay District”]

Resources

Posted on 17 Dec 2025, 01:58 - Category: Ordinances