Bucks County · Upper Makefield Township · #11165-B
Melsky Tract Phase 2: 35 homes on Stoopville Rd
North side of Stoopville Road, about 500 feet east of Eagle Road, Upper Makefield Township, PA · 35 homes, single-family homes · 66.4 acres
About this project
Phase 2 of the Melsky Tract would divide 66.41 acres of agricultural land into 35 single-family home lots and 5 open space lots, served by public water and sewer. The county found the proposed density exceeds the zoning maximum for the Conservation Management district.
County recommendation: Raises serious concerns
Issues raised: Density of 0.68 units per acre exceeds 0.33 maximum, Required contiguous open space missing for lots under 3 acres, Park and recreation land dedication must be confirmed, Plan treated as a new application under current ordinances, Sewage planning module may be required
- Applicant
- Dolington Land, LP
- Engineer / designer
- S.T.A. Engineering, Inc.
- Plan type
- Preliminary plan of subdivision and land development
- Land use
- single-family
- Zoning
- FCO Federal Cemetery Overlay within CM Conservation Management
Filing history
- 2026-08-18 · #11165-B · Preliminary plan of subdivision and land development · 35 lots/units
County review packet (meeting materials) →
Map pin is approximate.
The full picture AI research · Nov 2, 2026
Phase 2 of the Melsky Tract would split about 66 acres of farmland on the north side of Stoopville Road, east of Eagle Road, into 35 single-family home lots and 5 open space lots. The homes would connect to public water and sewer.
The county's review found that 35 homes is more than the zoning allows in the Conservation Management district. That district is meant to protect rural land, so it limits how many homes can be built.
The same site has a long history. A 2021 local news post says the township supervisors rejected an earlier 45-home plan by a different builder for about 66 acres off Stoopville Road. The supervisors said the site could not support that many homes and that stormwater would not soak into the ground properly. The post says the site had been in disputes for nearly 15 years. It does not say how that dispute ended, or whether the 2026 plan is connected to it.
What it could mean nearby
- Public water and sewer would serve the homes, so they would not need private wells or septic systems.
- Five open space lots would be set aside, but the records do not say how much land they cover or whether the public could use it.
- The county flagged that the density is above the zoning maximum, so the number of homes could change.
- The 2021 denial cited stormwater runoff, so drainage is likely to be a focus of review.
Where it stands
The county has reviewed the plan and found the density exceeds the zoning maximum, so it is not yet approved. The township supervisors usually decide next on the subdivision, and the developer may revise the plan or seek zoning relief.
- Aug 18, 2026 Latest county planning filing for Melsky Tract Phase 2
- Apr 20, 2021 Township supervisors unanimously rejected an earlier 45-home plan for the Melsky Tract
Want to weigh in? The Upper Makefield Township Board of Supervisors would likely decide on the subdivision, and residents can usually comment at its public meetings. Check the township website for agendas.
Who's behind it
Dolington Land, LP · Dolington Land, LP is the applicant on the county filing, with S.T.A. Engineering, Inc. also named. No company website or other projects were found.
Around the web
- Upper Makefield rejects Toll Bros subdivision applicationNewtown News of Interest (Scoop.it) · Apr 22, 2021Reports that the township supervisors rejected an earlier 45-home plan on about 66 acres off Stoopville Road, citing too many homes and stormwater problems.
Planning terms explained
- Conservation Management district
- A zoning area that limits development so farmland and natural features are protected.
- Density
- The number of homes allowed on a given amount of land.
- Open space lot
- A parcel set aside from building, often kept as green space.
- Subdivision
- Dividing a larger piece of land into separate lots for building or sale.
- Stormwater infiltration
- Letting rainwater soak into the ground on site instead of running off to neighboring land.
Researched by AI from public sources on Nov 2, 2026. It can make mistakes, so check the linked sources and the municipality before relying on it.
Scope estimate for contractors
Estimated construction value: $19.6M
- ~1,120 roofing squares
- ~35 HVAC systems
- ~35 kitchens / 70+ bathrooms
- ~98,000 sq ft of finished living space
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