SMITHFIELD TOWNSHIP, PA – A contentious zoning dispute involving a substance abuse treatment facility will come before the Smithfield Township Zoning Hearing Board next month, marking the latest chapter in a years-long controversy over the Water Gap Wellness operation on Mountain Road.

Public Hearing Announced

The Zoning Hearing Board of Smithfield Township has scheduled a public hearing for Tuesday, December 2, 2025, at 7:00 PM at the Smithfield Township Municipal Building, 1155 Red Fox Road, East Stroudsburg. The hearing will address an appeal filed by Water Gap Acquisitions Partners, LLC challenging the Zoning Officer’s Enforcement Notice dated August 29, 2025.

The Violation at Issue

According to the enforcement notice, Water Gap Acquisitions Partners, LLC is allegedly operating a residential drug, alcohol, and/or substance abuse treatment facility in violation of the township’s zoning ordinance. The property in question is located at 288 & 296 Mountain Road in Smithfield Township and is zoned R-1 (residential district).

The property, identified as PIN 16731000755147 (Tax Code No. 16.9.1.26), is owned by Water Gap Acquisitions Partners, LLC and sits on approximately 74 acres. The site consists of what was formerly the Delaware Water Gap Country Club, including the former golf course, wooded areas, wetlands, and access roads.

Background: A Long-Running Dispute

The Water Gap Wellness facility has been at the center of community controversy since 2019, when the owners first announced plans to convert the former country club into a substance abuse and mental health treatment center.

The Dual-Location Model

Water Gap Wellness currently operates two separate facilities:

1. Water Gap Wellness Center (East Stroudsburg) – A fully licensed addiction and mental health treatment facility located approximately four miles away. This center holds licenses from the Pennsylvania Department of Human Services and the Department of Drug and Alcohol Programs, and has received the Gold Seal of approval from The Joint Commission.
2. Water Gap Wellness Inn (288 Mountain Road, Smithfield Township) – The property at the center of the current dispute, which the company describes as temporary lodging for patients receiving treatment at the East Stroudsburg location.

The Zoning Controversy

The heart of the dispute centers on how the Mountain Road property is being used. Water Gap Wellness maintains that the Smithfield Township location functions solely as an inn—providing housing for up to 50 guests who travel daily to the East Stroudsburg facility for actual treatment services.

However, township officials and residents have raised concerns that the operation constitutes a residential treatment facility, which would not be permitted in the R-1 residential zone. The August enforcement notice appears to support this interpretation, finding that the use violates zoning regulations.

Community Concerns

Since the facility began operations in March 2019, local residents have voiced numerous complaints:

Safety Concerns: Neighbors have reported incidents involving residents using golf carts on roads, creating disturbances, and allegedly approaching children in the area.

Traffic and Quality of Life: Residents say the facility has increased traffic in their quiet residential neighborhood, with vans transporting guests twice daily to the East Stroudsburg treatment center.

Property Values: Homeowners worry about the impact on property values in what has traditionally been a low-density residential area.

Zoning Integrity: Community members argue that allowing a treatment-related facility in a residential zone would undermine the character of the neighborhood.

Nefertiti Campbell, a resident living near the entrance to the facility, previously told local media: “I feel like a prisoner in my own home. I can’t just let the kids play in the back because they have people using all the forty acres in the front out here.”

Operator’s Perspective

Water Gap Wellness CEO Joseph Schlim and his partners have maintained that the inn is separate from treatment operations and serves an important community need in addressing the opioid and mental health crisis.

In statements on the company’s website, Schlim emphasized:

• The inn does not provide medical treatment or dispense medications
• Staff hold medications for safekeeping in locked cabinets but do not administer treatment
• The facility has created local jobs and contracted with 58 local businesses for renovations
• The company pays property taxes, lodging taxes, and sales taxes benefiting schools and local government
• COVID-19 delays prevented the original conditional use approval for on-site treatment, forcing the dual-location model

“We found a way to adapt… a way to move forward. A way to remain open. A way to keep people gainfully employed and not lay them off,” the company stated, explaining the decision to operate the Mountain Road location as lodging only.

Recent Developments

In July 2025, Water Gap Acquisitions Partners submitted land development plans to the township proposing to construct a 7,900-square-foot recreation center, sidewalk, and stormwater facilities on the property. This proposal indicates the company’s intention to continue expanding operations at the site.

The company has also expressed interest in obtaining zoning approval to provide on-site residential treatment at the Mountain Road location, arguing that this would allow for more comprehensive care with 24/7 security, on-site therapists, and structured programming.

What’s at Stake

The December 2 hearing will determine whether Water Gap Acquisitions Partners’ current operation violates township zoning regulations. Possible outcomes include:

• Upholding the enforcement notice, which could force changes to how the property is used or potentially shut down operations at the Mountain Road location
• Ruling in favor of Water Gap Acquisitions, potentially allowing continued operation as currently configured
• Requiring conditional use approval or rezoning before certain activities can continue
• Imposing specific operational restrictions to bring the use into compliance

Legal Representation

Water Gap Acquisitions Partners is being represented by the law firm Durney, Worthington & Madden, located at 2937 Route 611, Merchants Plaza, Suite 8, Tannersville, PA 18372. Attorney Jeffrey A. Durney, Esq. is listed as counsel.

Public Participation

Members of the public are encouraged to attend the December 2 hearing. Application documents are available for review at the Smithfield Township Municipal Building during regular business hours. Copies can be obtained for a fee not exceeding the actual cost of reproduction.

Individuals with disabilities requiring auxiliary aid, service, or other accommodations to participate in the proceedings should contact the township at (570) 223-5082 to discuss how their needs may be accommodated.

The Bigger Picture

The Water Gap Wellness case reflects broader tensions communities across Pennsylvania face as they grapple with how to address the opioid and mental health crisis while protecting residential neighborhood character.

Pennsylvania has one of the highest rates of drug overdose deaths in the nation, creating urgent demand for treatment facilities. However, questions about proper zoning, community safety, and the “Not In My Backyard” (NIMBY) phenomenon continue to complicate efforts to site such facilities.

The December hearing promises to be well-attended, with strong feelings on both sides of this divisive community issue.

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Key Information:

• Hearing Date: Tuesday, December 2, 2025
• Time: 7:00 PM
• Location: Smithfield Township Municipal Building, 1155 Red Fox Road, East Stroudsburg, PA 18301
• Case: Appeal of Zoning Officer’s Enforcement Notice dated August 29, 2025
• Applicant: Water Gap Acquisitions Partners, LLC
• Property: 288 & 296 Mountain Road, Smithfield Township
• Zone: R-1 District
• Contact: (570) 223-5082

Updates on this case will be provided as they become available following the December 2 hearing.