Updated Proposal - Please countersign

Dear Northampton Residents,

On November 28, 2017 Judd Builders, a wholly owned subsidiary of The DePaul Group, at a public meeting at the Fuge, presented two different sketch plans of proposed housing development of all 185 acres of the Spring County Club Property, owned by Spring Mill Associates, a wholly owned subsidiary of The DePaul Group. One Sketch Plan proposed 138 housing units and the other Sketch Plan proposed 254 housing units (click links to see related sketches).

A considerable number of the residents of Northampton Township are adamantly opposed to the wholesale development of the Spring Mill Country Club property. The Concerned Residents Group has secured over 2,000 signatures (1,361+ online and 640+ on hard copy) on a Petition to Stop Development of Spring Mill Country Club.

Members of the Concerned Residents Group met with representatives of Judd Builders and The DePaul Group in January and February in an effort to find an alternative to having the entire Spring Mill Country Club Property developed for housing.

We are pleased to report that The DePaul Group has offered an ALTERNATIVE PLAN that is acceptable to and strongly endorsed by the negotiating members of the Concerned Residents Group. 

This ALTERNATIVE PLAN (called the “Preferred Plan” in the Memorandum of Understanding) is memorialized in the attached MEMORANDUM OF UNDERSTANDING, which also includes associated attachments, and is offered and signed by Mr. Peter DePaul, Chairman of the DePaul Group.

As you can see from a review of The DePaul Group ALTERNATIVE PLAN there are many benefits to this PLAN versus fighting/litigating a full site development application. The benefits include…

  • Limited disturbance to surrounding properties as the ALTERNATIVE PLAN has new housing abutting a minimal number of existing homes
  • The ALTERNATIVE PLAN retains the Golf Course and Clubhouse in total with no housing development/construction on these 155 acres of the Spring Mill Property
  • Reduced impact to rush hour traffic and to the School District as the ALTERNATIVE PLAN product offering will have floor plans that offer first floor as well as traditional second floor master bedrooms, thereby appealing to the move-down/empty nester buyer (in other Judd developments with this product 60% -75% of buyers were over 60 years old).
  • Based on a Study provided by the Township Traffic Consultant, the Northampton Township Planning & Zoning Director has provided the Concerned Residents with the below traffic comparison which shows the ALTERNATE PLAN of 175 Townhouses to have a lower traffic impact than the R-1 138 Single Family Home Plan…

Site Vehicular Trip Generation (1)


Size/ Units


Weekday AM Peak Hr

Weekday PM Peak Hr

Saturday Midday Peak Hr










Townhomes (2)












Single-Family Homes (3)












(1)     Trip Generation Manual, Tenth Edition.

(2)     Based on the equations for ITE Land Use Code 220: Multifamily Housing (Low-Rise).

(3)     Based on the equations for ITE Land Use Code 210: Single-Family Detached Housing

  • The Spring Mill Golf Course can remain as the home course for the Council Rock South and Villa Joseph Marie Golf Teams 
  • The ALTERNATIVE PLAN provides the Township with additional tax revenue with minimal costs to the Township
  • The MOST IMPACTFUL benefit of the MEMORANDUM OF UNDERSTANDING is the commitment to place, concurrent with the receipt of Zoning Changes, Permits and Approvals to allow commencement of the housing development, a CONSERVATION EASEMENT on the Deed of the Spring Mill Club Property that it is to remain zoned as RECREATIONAL GREEN SPACE in PERPETUITY!!! This zoning would pass along to all future owners of the property 
  • Therefore, the Township and its residents would receive a RECREATIONAL GREEN SPACE for all the generations to come at NO COST to the Township or its residents. 

However, the DePaul Group ALTERNATIVE PLAN requires Zoning Ordinance Modifications on a portion of the Spring Mill Country Club Property. These Zoning Ordinance Modifications will have to be requested by The DePaul Group at a Public Hearing conducted by and voted on by the Northampton Township Supervisors.

As you can see from a reading of the related MEMORANDUM OF UNDERSTANDING the implementation of the ALTERNATIVE PLAN and placement of the CONSERVATION EASEMENT is contingent on the receipt of Zoning Ordinance Modifications by the DePaul Group

To secure the Zoning Ordinance Modifications The DePaul Group will have to provide to the Northampton Township Supervisors at a Public Hearing convincing evidence of strong and widespread support of the Northampton Township residents and the support of the Spring Mill Membership.

In an effort to secure evidence of strong and widespread level of support, the details of the ALTERNATIVE PLAN and the MEMORANDUM OF UNDERSTANDING will be published to nearby residents by direct email and to the general Township population via newspapers, etc. in an effort to secure countersignatures to the MEMORANDUM OF UNDERSTANDING on the attached COUNTERSIGNATURE FORM.

All Northampton Residents are asked to print the related COUNTERSIGNATURE FORM complete it as required and either email a pdf of the completed form to zemnickron@gmail.com , or fax it to 215-952-0263, or mail it to or drop it off at 424 Foxcroft Drive, Ivyland, PA 18974. 

Also, please alert any Northampton Township residents that you know and solicit their support (non-residents have no standing in the Zoning Hearing and, therefore, would provide no assistance to this cause).

Time is of the essence, so please follow through on the above request ASAP.

Thanking you for your support in this matter.

Ron Zemnick

Northampton Resident Since 1990

Community Announcements

  • Recent announcements from our community
  • New Development Proposal - February 28, 2018 Dear Northampton Residents, On November 28, 2017 Judd Builders, a wholly owned subsidiary of The DePaul Group, at a public meeting at the Fuge, presented two different sketch plans of ...
    Posted Mar 1, 2018, 10:59 AM by Stop Judd
  • Original Introductory Website Letter - December 7, 2017 Please help us save Spring Mill Country Club from development. At an informational meeting on Tuesday, November 28, 2017, Judd Builders, a division of DePaul Group, owner of Spring Mill ...
    Posted Feb 28, 2018, 6:09 PM by Stop Judd
  • Letter from a township resident to our Supervisors, January 7, 2018 The following letter was sent to each of our township supervisors.  The author's name has been withheld but they have asked that we share their message to the community ...
    Posted Jan 7, 2018, 11:58 AM by Stop Judd
  • Archive: Northampton Township Supervisors Highlight Spring Mill Country Club On August 16, 2015, former Township Supervisor George Komelasky hosted a video report about Spring Mill Country Club and its facilities.  See the video here:
    Posted Dec 26, 2017, 10:26 AM by Stop Judd
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News Articles

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Latest Development Proposal

Below are rough plans prepared by Judd Builders as announced at the February 28, 2018 Township Supervisor's meeting.  The latest proposal retains the majority of the Country Club, relocates the private driving range to the middle of the golf course and replaces the public chip & putt, the miniature golf course and the public driving range with as many as 175 townhomes.  This plan is still subject to approval by the Township.

View of entire course:
New plan - zoomed out

Close-up view of proposed housing:

New plan - zoomed in

Original Development Schematic, November 28, 2017

These are  Judd Builders' original proposed development schematics, as shared with the community on November 28, 2017.  A copy of the full presentation is available here: Judd Presentation

"By-right" proposed development of 138 one-acre homesites:
Proposed development of 1-acre homesites

Proposed development of 254 various acreage homesites:
Full Development - 254 homes

Important Events

Sign the Petition

Sign the Petition

Who are we?

We are a group of concerned residents of Northampton Township, Bucks County, Pennsylvania, seeking to either stop or mitigate the wholesale development of the Spring Mill Country Club, located on Jacksonville Road in Ivyland, Pennsylvania.

Spring Mill Country Club