How Plumstead residents defeated high-density housing plans, and the supervisors who ignored them
In 2019, some Plumstead Township supervisors initiated a plan to transform the township’s center, specifically around the Plumsteadville Inn area, by introducing a village overlay district (VOD). This zoning mechanism, developed with the Bucks County Planning Commission, aimed to create a “vibrant town center” by permitting high-density housing and retail without altering existing zoning laws. A VOD reduces the township supervisors’ ability to regulate development, allowing projects like apartments and retail spaces to proceed with less oversight. The plan, often called the “Stump Road Rezone,” mirrored development seen in nearby Dublin, where new apartments and retail have proliferated.
By 2021, the push for the VOD intensified, targeting a stretch along Route 611 from north of the Plumsteadville Inn to the Ace shopping center and along Stump Road from the Plumsteadville Volunteer Fire Company to German Road. The proposal even permitted converting the fire company’s property into apartments and retail. The board of supervisors at the time was split: Ken Lichtenstein and two others supported the VOD, while Jim McComb and Dan Hilferty opposed it. However, the supervisors underestimated the community’s response when residents learned of the plan in the summer of 2021.
The public’s reaction was swift and forceful. Township board meetings, typically sparsely attended, were packed with residents, many standing due to lack of seating. A grassroots resistance group emerged, creating a Facebook group and distributing lawn signs across Plumstead to rally opposition similar to what we are seeing now in the township. Residents voiced their desire to preserve the township’s serene, peaceful character, rejecting the idea of turning their community into a bustling hub like Doylestown Borough or Peddler’s Village. They highlighted concerns about increased traffic on Route 611, which already sees 19,000 cars daily, and the potential strain on emergency services and natural resources. Distrust grew, with some residents questioning whether supervisors stood to gain financially from the development.
The backlash caught the pro-VOD supervisors off guard. One of the three supporters, up for reelection in 2021, withdrew their candidacy just days before the ballot replacement deadline. Greg Bankos, a resident living in the proposed VOD area and an opponent of the plan, stepped in to run. At a meeting before the election, Bankos urged the board to delay further VOD discussions until after the election, allowing residents to express their will through their votes. Hilferty moved to pause the VOD process, and in a surprising turn, the motion passed 3-2 due to a mistake by a pro-VOD supervisor who later admitted to voting in error and attempted to retract his vote. The packed crowd ensured the vote stood. Lichtenstein, however, voted against delaying the process, showing disregard for letting residents’ votes shape the outcome.
The November 2021 election proved pivotal. Hilferty and Bankos, both VOD opponents, won by significant margins, defeating a candidate who publicly supported the VOD. Their victories flipped the board to a 3-2 majority against the VOD. In January 2022, the newly configured board voted 3-2 to terminate the VOD plan. McComb, Hilferty, and Bankos supported the motion to terminate the VOD while Lichtenstein and another supervisor voted to continue the VOD, defying the clear public mandate.
This victory showcased the power of community action in Plumstead Township. Residents, through organized resistance and electoral participation, ensured their voices were heard. The election outcome and subsequent board vote reaffirmed their commitment to maintaining the township’s tranquil character over high-density development. McComb, a consistent opponent of the VOD, played a key role in listening to and acting on constituents’ concerns.
As the township approaches another election, residents should keep these concerns in mind. McComb, the current board chairperson, and Lurleen Worthington, a 28-year resident and Environmental Advisory Committee member, are presented as candidates who align with the community’s values. Worthington’s family land became Groveland Elementary and Owl’s Nest Park, not high-density housing, reflecting her commitment to preserving Plumstead’s character. In contrast, Lichtenstein’s record, including his vote against pausing the VOD to allow for public input, is portrayed as a failure to represent the community’s will. His endorsements from former supervisors who also opposed the public’s stance and support the warehouse in Buckhingham township further underscore this disconnect.
The story of Plumstead Township’s fight against the VOD is a testament to the impact of engaged citizens and responsive leadership. It serves as a reminder that actions, not vague promises, define effective representation. When residents decide for whom to vote this year, they should ensure their township continues to reflect their vision of peace and serenity.
Lurleen Worthington is a candidate for supervisor in Plumstead Township. Her running mate Jim McComb has served as a township supervisor for six years.
