Advisory
Guidelines
for the
Montgomery County
Comprehensive Plan
Montgomery County, Pennsylvania
Montgomery County Commissioners
Thomas Jay Ellis, Esq., Chairman
James R. Matthews
Ruth S. Damsker
Montgomery County
Planning Commission Board Members
P. Gregory Shelly, Chairperson
Scott Exley, Vice Chairperson
Dulcie F. Flaharty
Henry P. Jacquelin
Pat N. Mascaro
Megan M. McDonough, Esq.
Roy Rodriguez, Jr.
Charles J. Tornetta
V. Scott Zelov
Kenneth B. Hughes, Director
Advisory
Guidelines
for the
Montgomery County
Comprehensive Plan
2006
DRAFT
Montgomery County Planning Commission
i
ii
Table of Contents
Introduction
.......................................................................................................... v
Chapter 1
Suburban Centers .............................................................................. 1
New Town Mixed Use District ......................................................... 2
Regional Shopping District............................................................. 4
Office Employment District ............................................................ 6
New Town Residential District........................................................ 8
Chapter 2
Employment Centers ........................................................................ 11
Office Employment District .......................................................... 12
Limited Industrial District............................................................ 14
Heavy Industrial District .............................................................. 16
High-Density Residential District ................................................. 18
Chapter 3
Community Mixed Use and Services.................................................. 21
General Commercial District ........................................................ 22
Village Mixed Use District ............................................................ 24
Mixed Residential District ............................................................ 26
Limited Commercial-Residential District ...................................... 28
Institutional District .................................................................... 30
Chapter 4
Town Centers ................................................................................... 33
Town Center District.................................................................... 34
New Town Mixed Use District ....................................................... 36
New Town Residential District...................................................... 38
Chapter 5
Village Centers ................................................................................. 41
Village Commercial District.......................................................... 42
Village Mixed Use District ............................................................ 44
Chapter 6
Town Residential .............................................................................. 47
Town Residential District ............................................................. 48
Chapter 7
Suburban Residential ....................................................................... 51
High-Density Residential District ................................................. 52
Mixed Residential District ............................................................ 54
Neighborhood Residential District ................................................ 56
Limited Commercial-Residential District ...................................... 58
iii
Chapter 8
Rural Area........................................................................................ 61
Agricultural District..................................................................... 62
Land Preservation District ........................................................... 64
Rural Residential District............................................................. 66
Rural Village District ................................................................... 68
Rural Industrial District .............................................................. 70
Chapter 9
General Districts and Regulations..................................................... 73
Transfer of Development Rights ................................................... 74
Institutional District .................................................................... 74
Historic Preservation ................................................................... 75
Floodplains.................................................................................. 75
Wetlands ..................................................................................... 76
Riparian Corridor ........................................................................ 76
Steep Slopes ................................................................................ 77
Tree Preservation......................................................................... 77
Landscaping ................................................................................ 78
Parking ....................................................................................... 78
Signs........................................................................................... 79
General Provisions....................................................................... 79
Chapter 10
Terminology...................................................................................... 81
Zoning District Names ................................................................. 81
Land Use Terms .......................................................................... 82
Dimensional Standards Terminology............................................ 82
Design Standards Terminology .................................................... 83
Future Land Use in Montgomery County Map and Illustrations................................ 85
iv
Introduction
In the fall of 2005, the Montgomery County Commissioners adopted a new comprehensive plan Shaping Our Future: A Comprehensive Plan for Montgomery County. This plan is intended to guide
county and, hopefully, municipal decision making about the built environment. In particular, the
Land Use Plan element, with detailed descriptions of various land use policies and a Future Land
Use map, is designed to provide a framework for local municipal zoning and subdivision and land
development ordinances. Future growth and development in the county should follow the eight
general land use categories from the Land Use Plan that are shown below; additionally, the plan depicts areas suitable for open space preservation and acknowledges some of the county’s unique
land uses.
• Suburban Center
• Employment Center
• Community Mixed Use and Services
• Town Center
• Village Center
• Town Residential
• Suburban Residential
• Rural Area
Each of these broad land use categories covers a significant portion of the county and will be implemented through a variety of municipal zoning districts. The questions are: what zoning districts
are appropriate in each of these land use categories? And, what are the key land use and ordinance standards that should be included in each of these zoning districts? This report, Advisory
v
Guidelines for the Montgomery County Comprehensive Plan, is intended to answer these questions
and encourage consistency between the county plan and local zoning ordinances. Each chapter of
this report describes a land use category and includes a summary of appropriate zoning districts
and standards that can help implement the goals of the plan. It is important to note that these
suggested land uses and standards are not intended to replace or usurp local zoning. Rather, this
report is a recognition that local zoning is a key method by which the plan goals can be implemented, by achieving a general consistency between the two. It is intended to assist townships and
boroughs in working cooperatively together with the county as local ordinances are reviewed and
modified—by suggesting basic parameters. Local townships and boroughs are encouraged to use
these standards as adjustments are considered to their own zoning ordinance regulations over time.
vi
Using This Guide
These Advisory Guidelines can be used by local municipalities whenever they are writing a
new zoning district or making significant changes to existing zoning. In addition, these
guidelines will be used by the county for drafting new model zoning ordinances, assisting local municipalities, and conducting development reviews.
The structure of this report follows the land use categories in Montgomery County’s comprehensive plan. Municipalities using this report can follow the steps listed below to find the
best guidance for a particular type of zoning:
• Identify the land use category from the Future Land Use map at the end of this report
(page 85) that covers the area the municipality is considering rezoning.
• Use the summary of Recommended Zoning Districts table (page viii), which lists land use
categories and primary land uses, to determine which zoning district within these Advisory
Guidelines to use as a reference.
• Turn to the matching zoning district within the Advisory Guidelines. Each district de-
scription contains a recommended name, the general intent, the most appropriate location, potential uses, key dimensional standards, key design standards, and model or
sample ordinances.
◊
Intent of District. This section describes the broad overall intent of the district. A more
detailed description should be provided in any ordinance.
◊
Most Appropriate Location of District. This section gives general guidance for zoning
mapping decisions. Not every location that meets the criteria will always be appropriate for the specific zoning district in question. Mapping decisions will also depend on
many local circumstances, including existing land uses, natural features, and municipal land use goals.
◊
Potential Uses. This section lists the most important land uses for a specific zoning district. In some cases, local municipalities may want to add more uses or a more detailed
list of uses. In some cases, municipalities seeking a lower impact district may want to
remove certain uses.
◊
Key Dimensional Standards. This section lists some of the more important dimensional
standards for that particular zoning district. The list does not include a dimensional
standard unless that standard seemed important for that specific district. Municipalities writing zoning districts should include all the typical dimensional standards. In
addition, municipalities may need to vary the recommended standards to take into account local conditions.
◊
Key Design Standards. This section describes a few of the most important design standards to include in a zoning district. Historically, many of these standards were left
out, but current zoning ordinances usually contain these types of standards.
◊
Model or Sample Ordinances. When Montgomery County has prepared a model ordinance, it will be listed. When there is no model ordinance, a sample ordinance is
listed, usually from a Montgomery County community. In most cases, the sample ordinance does not have every recommended dimensional or design standard, but they will
usually contain at least some of these standards.
vii
Summary of Recommended Zoning Districts
Primary Land Use
(other land uses
might also be
Land Use Category
Suburban Center
Zoning District
New Town Mixed Use District
Page
Number
Mixed Use
2
Regional Shopping District
Retail
4
Office Employment District
Office
6
Residential
8
New Town Residential District
Employment Center
permitted)
Office Employment District
Office
12
Limited Industrial District
Industrial
14
Heavy Industrial District
Industrial
16
High-Density Residential District
Residential
18
Retail
22
Village Mixed Use District
Mixed Use
24
Mixed Residential District
Residential
26
Office
28
Institutional District
Institutional
30
Town Center District
Mixed Use
34
New Town Mixed Use District
Mixed Use
36
New Town Residential District
Residential
38
Village Commercial District
Mixed Use
42
Village Mixed Use District
Mixed Use
44
Town Residential
Town Residential District
Residential
48
Suburban Residential
High-Density Residential District
Residential
52
Mixed Residential District
Residential
54
Neighborhood Residential District
Residential
56
Office
58
Agricultural District
Agriculture
62
Land Preservation District
Residential
64
Rural Residential District
Residential
66
Rural Village District
Mixed Use
68
Rural Industrial District
Industrial
70
Various
73
Community Mixed Use
and Services
General Commercial District
Limited Commercial-Residential District
Town Center
Village Center
Limited Commercial-Residential District
Rural Area
General Districts
viii
Transfer of Development Rights, Institutional,
Historic Preservation, Floodplains, Wetlands,
Riparian Corridors, Steep Slopes, Tree Preservation, Landscaping, Parking, Signs, and General
Provisions.
Chapter 1
Suburban Centers
Suburban Centers are intensely-developed, job-generating suburban cores with significant retail, office, and residential uses. These centers are typically located near highway interchanges,
have generally developed since the second world war, and have a mix of uses that usually include a major retail element. Suburban centers generate a lot of traffic, a lot of jobs, and a lot
of overall activity.
Because of the level of activity, these centers should be significantly developed places. The following zoning districts, which are described in detail later in this chapter, would be appropriate in a
Suburban Center:
• New Town Mixed Use District
• Regional Shopping District
• Office Employment District
• New Town Residential District
The county’s Suburban Centers are shown in the following map, which is based on the Future Land
Use map in the Land Use Plan element of the 2005 county comprehensive plan.
Within Suburban Centers, communities must decide where to place different uses, based on the
needs of the community and the physical characteristics of the area.
1
Suburban Center
New Town Mixed Use District
Around the nation, there is growing interest in places where people can easily walk and participate in a wide range of activities in their neighborhood, including shopping, visiting
neighbors, working, going to restaurants, and attending civic and cultural events. New development that meets this demand needs to be compact, attractive, and well-designed. Suburban Centers are a logical location for this type of development and will probably see more
and more of it over time.
Recommended District Name
New Town Mixed Use District
Intent of District
Create walkable, livable, and attractive focal points for the community while providing more diverse transportation options.
Most Appropriate Location of District
Next to malls and regional shopping, near high-density residential areas, next to
train stations, as an extension of older towns, as a transition from highways and intense uses to residential neighborhoods.
Potential Uses
•
•
•
•
•
•
•
•
Apartments
Offices
Main street retail commercial
Townhouses
Entertainment uses
Hotels
Institutional uses
Parks and central greens
Key Dimensional Standards
• 0 - 15 foot building setback.
• Minimum height of 2 stories.
• Maximum height will vary and will often be 6 to 10 stories for larger central build-
ings and 2 to 4 stories for other buildings.
Key Design Standards
•
•
•
•
•
•
•
•
Parking behind buildings or in garages.
Garages with ground floor retail or wrapped by regular buildings.
Interconnected streets.
Attractive streetscape elements, including gateways, wide sidewalks, street trees,
street furniture, pedestrian-scaled lights, etc.
Buildings designed to encourage walking, with front doors, ground floor windows,
and attractive facades.
Uses allowed to be mixed within buildings.
On larger tracts, a mix of uses is required, including a central green.
Buildings designed at human scale, with few, if any blank walls, and appropriately
scaled windows and doors.
Model or Sample Ordinances
• Transit Oriented Development - Residential (TOD-R), Huntsville, North Carolina.
• Downtown Kendall Urban Center District, Miami-Dade County, Florida.
2
Suburban Center
New Town areas, like this one from New
Jersey, might include townhouses or apartment
residences.
Main-street retail, restaurant,
and entertainment uses are
a critical component of New
Town areas, helping create
a vibrant street life.
Larger scale New Town developments typically
have a central community feature, such as the
gazebo shown here, where residents can
gather for social and civic events.
Mizner Park in Florida is an excellent example of
a New Town development. This mixed use
neighborhood was built on the site of a failed
shopping center and includes mid-rise condominium apartments above stores. The balconies,
varying heights, building offsets, store awnings,
well-defined entrances, and architectural details
help create an appealing development.
3
Suburban Center
Regional Shopping District
Montgomery County is a regional shopping destination and is expected to remain one in the
future. Over time, the county’s malls and large shopping centers will evolve as retailing responds to the demands of the marketplace. Suburban Centers, which are generally located
near highway interchanges, are the most appropriate place for new or expanded regional
shopping developments. These developments must be designed for significant traffic, but
should also be integrated into the community as a whole.
Recommended District Name
Regional Shopping District
Intent of District
Provide regional shopping destinations.
Most Appropriate Location of District
Near a limited access highway interchange.
Potential Uses
• Retail commercial uses
• Offices
• Hotels
• Entertainment uses
• Institutional uses frequently used by the general public
Key Dimensional Standards
• Maximum impervious coverage of 70% to 90%.
• Tract size of 30 acres or more.
• Building setback of 40 to 60 feet from roads and property lines, with larger set-
backs for taller buildings.
Key Design Standards
• Driveways with adequate stacking space for vehicles entering and exiting.
• Ring road or other internal driveway system without parking spaces.
• Driveway entrances separated from each other and generally located at an inter•
•
•
•
•
•
section with a traffic light.
Extensive landscaping in buffers and within parking areas.
Safe and landscaped walkways that lead from parking to buildings.
Bus stop and pulloff area near the building.
Pedestrian friendly buildings within the development and connecting to walkable
areas next to the development.
Public plaza or other gathering place.
Parking garages located to minimize walking distances and traffic congestion,
while facades are designed to blend with surrounding buildings.
Model or Sample Ordinances
• ECPOD, Expressway Corridor Preservation Overlay District, Montgomery
Township.
4
Suburban Center
Shopping centers and malls should have attractive and
safe pedestrian connections from parking to the stores,
as shown in this center in Montgomery Township.
Regional shopping areas should also have
good pedestrian and bicycle connections to the
abutting properties and the community as a
whole. The Cross County Trail in Plymouth
Township is pictured here.
Over time, malls and other regional centers may see additional uses added,
such as offices, movie theaters, hotels,
and even apartments. Plymouth Meeting
Mall, for example, has an office building,
a church, and a new movie theater.
Driveways for regional shopping centers should come
out to abutting roads at a traffic light. These driveways
and ring roads within the center need to be designed
for a significant number of automobile trips.
Regional shopping destinations need to change with
the times. One new trend is to build lifestyle centers
that mimic the character of old-fashioned downtowns.
Main Street at Exton in Chester County is an example
of this type of center, with walkable streets lined with
stores, restaurants, and entertainment uses. This type
of center will likely be built in Montgomery County, and
some malls or regional shopping centers may be retrofitted with this type of design.
5
Suburban Center
Office Employment District
Large office developments need to be located in convenient places with good highway and
transit access. To attract high-quality and skilled workers, many employers are looking for
more than good transportation access. These employers often want a campus setting or, alternatively, a dynamic mixed use location, where employees can go to restaurants, meet at
entertainment venues after work, shop, and even live. Suburban centers provide the opportunity to create these vibrant employment settings.
Recommended District Name
Office Employment District
Intent of District
Provide accessible locations for large-scale office development.
Most Appropriate Location of District
On arterial roads near highway interchanges and next to transit stations.
Potential Uses
•
•
Offices
Research facilities
Hotels
Conference centers
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops.
Day care centers
Fitness centers and health clubs
•
Institutional uses
•
•
•
•
•
Key Dimensional Standards
•
•
Maximum impervious coverage of 70% to 80%.
Building setback of 30 feet from roads and property lines.
Key Design Standards
•
•
•
•
•
•
•
Extensive landscaping in buffers and within parking areas.
Common driveways and interconnected parking lots.
Parking lots and parking garages behind or to side of buildings, set back from
property lines and roads, and screened with landscaping and berming.
Parking garages should use building materials and architectural treatments that
are similar to the other buildings in the development.
Short sidewalk connections from exterior roads to front doors in buildings.
Outdoor amenities, such as plazas, fountains, walking trails, greens,
sculptures, etc.
Limited retail uses required on the ground floor.
Model or Sample Ordinances
6
•
Specially Planned Districts One and Two, Conshohocken Borough.
•
OC Office Center District, Upper Dublin Township.
Suburban Center
This large scale office building in Kulpsville accommodates many vehicles with its large parking area and deck
located to the side and rear of the building, yet it also encourages pedestrians, with a front door at the street
intersection, public art and fountains, a wall screening the parking lot, and a wide landscaped strip with street
trees between the road and the sidewalk.
This office complex in
Plymouth Meeting has
extensive landscaping,
common driveways,
and interconnected
parking lots.
Office areas should include supporting retail and service uses, such as the fitness center shown here in King of Prussia.
In addition, compatible uses like hotels, research facilities, and conference centers should also be allowed.
7
Suburban Center
New Town Residential District
Many workers, particularly those who are young, unmarried, or without children, as well
as older empty-nesters, want to live close to their work and shopping destinations. Suburban Centers, which are becoming more compact, diverse, and walkable, are a logical place
for this housing. New Town housing might take a variety of forms, with different housing
types, heights, and designs. All developments, however, will be fairly dense, designed for
walking, and connected to the community as a whole.
Recommended District Name
New Town Residential District
Intent of District
Allow significant residential development near major businesses to provide housing for
workers, shorter commuting times, and reduce traffic congestion.
Most Appropriate Location of District
Next to residential neighborhoods, near transit stations and parks, connecting
to malls and regional shopping destinations, abutting institutions, and in quieter locations within Suburban Centers.
Potential Uses
•
•
•
•
•
Apartments
Townhouses
Institutional uses
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops
Small-scale professional and medical offices
Key Dimensional Standards
•
•
•
Maximum impervious coverage of 70% to 85%.
Building setback of 20 to 30 feet from roads and property lines.
Maximum height will vary, will often be 6 to 8 stories.
Key Design Standards
•
•
•
•
•
•
•
Extensive landscaping in buffers and within parking areas.
Attractively landscaped common areas and streets, including streetscape elements.
Parking garages underground, wrapped by apartment buildings, or to rear of apartments.
Townhouses with common parking underneath, common parking lot, or individual
garages to the rear.
Short sidewalk connections from exterior roads to front doors in buildings.
Outdoor living areas provided, either as communal areas, such as a pool, patio
area, central green, playground, playing courts, or playing fields, or as individual
areas, such as balconies.
Limited retail and office uses required or permitted on the ground floor.
Model or Sample Ordinances
•
8
TOD Transit-Oriented Overlay District, Upper Gwynedd Township.
Suburban Center
These new townhouses in New Jersey follow traditional neighborhood design principles.
Riverview Landing at Valley Forge provides badlyneeded housing near a major employment area.
Many new apartment buildings encourage
walking by putting retail uses in the ground
floor, creating public plazas, and moving
buildings close to the street. This excellent
example from Virginia is called Market
Common Clarendon.
To create more green space on a property, some apartment buildings may go up, as shown here in Bryn Mawr,
Lower Merion.
9
10
Chapter 2
Employment Centers
Employment Centers are concentrations of employment-oriented land uses, such as offices, research facilities, and industrial parks; however, although employment uses dominate the landscape
of these centers, other supporting land uses also may occur, including smaller retail uses and
higher density residential uses. Most office-oriented Employment Centers are located near highway
interchanges while industrial-oriented ones tend to have a wider range of locations, reflecting older
transportation networks based on train lines. Employment Centers often generate a lot of general
traffic during peak times and freight traffic throughout the day.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in an Employment Center:
•
•
•
•
Office Employment District
Limited Industrial District
Heavy Industrial District
High-Density Residential District
The county’s Employment Centers are shown in the following map, which is based on the Future
Land Use map in the Land Use Plan element of the 2005 county comprehensive plan.
Within these areas, communities must decide where to place different uses. Because of its impact,
heavy industry may not be appropriate in all areas. On the other end of the spectrum, high density
residential development might only be appropriate in limited locations on the edge of these areas.
11
Employment Center
Office Employment District
Large office developments need to be located in convenient places with good highway and
transit access. Employment Centers are a logical location for these developments. To reduce
traffic and provide services to local workers, these centers should encourage a mix of uses,
including restaurants, banks, personal service shops, convenience stores, office supply
stores, fitness centers, and day care centers. In addition, buildings should be designed so
people can easily walk from their offices to local services or from public transportation to
building entrances.
Recommended District Name
Office Employment District
Intent of District
Provide accessible locations for large-scale office development.
Most Appropriate Location of District
On arterial roads near highway interchanges and next to train stations.
Potential Uses
Offices
Research facilities
Hotels
Conference centers
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops
• Day care centers
• Fitness centers and health clubs
•
•
•
•
•
Key Dimensional Standards
•
•
•
•
Maximum impervious coverage of 60% to 80%.
Building setback of 20 to 30 feet from roads.
Building setback of 30 to 40 feet from property lines.
Maximum height will vary.
Key Design Standards
• Extensive landscaping in buffers and within parking areas.
• Common driveways and interconnected parking lots.
• Parking lots and parking garages behind or to side of buildings, set back from
•
•
•
•
property lines and roads, and screened with landscaping and berming.
Parking garages should use building materials and architectural treatments that
are similar to the other buildings in the development.
Short sidewalk connections from exterior roads to front doors in buildings.
Outdoor amenities, such as walking trails, greens, ponds, etc.
Limited retail uses allowed on the ground floor or as freestanding buildings.
Model or Sample Ordinances
• IO Interchange Office District, Upper Providence Township.
12
Employment Center
Supporting uses, such as the ground floor retail shown
here, should be allowed in office developments.
Front doors should be located close the
front of properties. This one in Plymouth
allows workers to walk to restaurants, a
bank, and public transportation.
This office development in
Upper Providence has extensive landscaping, with
the parking lot and deck
folded into the landscape to
minimize adverse impacts.
To improve water quality and limit
flooding, office developments
should incorporate stormwater
best management practices, such
as this wet basin.
13
Employment Center
Limited Industrial District
Nowadays, industrial areas should always have good highway access for employers commuting to work as well as freight trucks. Although it is not always possible to locate industrial
land directly next to a highway interchange, this land should always be on a high-volume
road that connects with an interchange without traveling through densely developed residential neighborhoods.
Recommended District Name
Limited Industrial District
Intent of District
Provide accessible locations for a wide range of light industrial, office, and warehouse
uses while limiting the potential negative impact of these uses.
Most Appropriate Location of District
On arterial roads near highway interchanges and next to freight rail lines.
Potential Uses
Light industrial uses
Offices
Warehouses and mini-storage facilities
Research facilities
Hotels
Conference centers
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops.
• Day care centers
•
•
•
•
•
•
•
Key Dimensional Standards
•
•
•
•
Maximum impervious coverage of 60% to 80%.
Building setback of 40 to 50 feet from roads.
Building setback of 30 to 40 feet from property lines.
Maximum height will vary.
Key Design Standards
• Extensive landscaping in buffers and within parking areas.
• Common driveways and interconnected parking lots.
• Parking lots and parking garages behind or to side of buildings, set back from
property lines and roads, and screened with landscaping and berming.
• Parking garages should use building materials and architectural treatments that
•
•
•
•
are similar to the other buildings in the development.
Short sidewalk connections from exterior roads to front doors in buildings.
Outdoor amenities, such as walking trails, greens, ponds, etc.
Loading areas screened from residential property lines.
Driveways designed to accommodate large trucks, when appropriate.
Model or Sample Ordinances
• LI Limited Industrial District, Worcester Township.
• LI Limited Industrial District, Whitpain Township.
14
Employment Center
This printing plant in Upper Merion has
parking to the side of the building and
a turnaround area for a SEPTA bus, in
front, making it easier for workers to
use public transportation.
This manufacturing
facility in Worcester
uses berms, large setbacks, and extensive
landscaping to minimize the impact of the
development on
nearby residences.
Lower Salford’s industrial district is
close to the Lansdale interchange
of the Northeast Extension of the
Turnpike, which allows trucks to get
to the highway network with as
minimal an impact on residences
as possible.
15
Employment Center
Heavy Industrial District
Some heavy industrial uses, such as trash transfer stations, junkyards, and heavy manufacturing, can produce negative off-site impacts. These are all uses that our society needs, that
benefit all of us, yet that few people want near them. Heavy industrial zoning should be located as far from heavily populated areas as possible, but with good truck or rail access
whenever feasible. These sites should always have large buffers and open space near residential neighborhoods and environmentally sensitive land.
Recommended District Name
Heavy Industrial District
Intent of District
Provide locations for heavy industrial uses that will minimize their potential negative
impact on residential neighborhoods.
Most Appropriate Location of District
Near highway interchanges and freight rail lines and away from residential neighborhoods and residential streets. Although individual lots should be large, the district
itself should be relatively limited in scope
Potential Uses
•
•
•
•
•
•
Heavy industrial uses
Trash transfer stations and junkyards
Light industrial uses
Offices
Warehouses and mini-storage facilities
Research facilities
Key Dimensional Standards
Minimum lot size of 5 acres.
Maximum building coverage of 20% to 40%.
Maximum impervious coverage of 40% to 60%.
Building setback of 50 to 75 feet from roads and property lines.
Building setbacks of 75 feet to 100 feet from residential property lines and environmentally sensitive land.
• Parking and driveway setback of 50 to 75 feet from residential property lines.
• Off-street loading and outdoor storage areas set back 100 to 150 feet from residential property lines.
•
•
•
•
•
Key Design Standards
• Extensive landscaping in buffers and within parking areas. Buffer areas should
be designed to provide complete visual screening through the use of opaque
fences, berms, and evergreens within a wide landscaped area.
• Common driveways and interconnected parking lots.
• Parking lots and off-street loading screened with landscaping and berming.
• Loading areas screened from residential property lines.
Model or Sample Ordinances
• Industrial District, Lower Salford Township.
16
Employment Center
This chemical plant in Upper Merion
is not near any residential uses, has
good landscaping, and has large setbacks from the road and abutting
properties.
Junk yards are not
attractive uses, but
their visual impact
can be lessened with
landscape buffers
and opaque fences,
as shown with this
example from Upper
Hanover Township.
17
Employment Center
High-Density Residential District
Some parts of the county have a large mismatch between the number of workers in a community and the number of homes available for these workers, creating the need for people to
live further away and commute to their place of employment. Yet there often are very appropriate locations within these employment centers for additional housing that will give future
residents an appealing place to live close to their jobs.
Recommended District Name
High-Density Residential District
Intent of District
Provide higher density housing near employment areas, which creates
housing opportunities for workers, makes commutes easier, and reduces
overall traffic congestion.
Most Appropriate Location of District
On edge of employment areas, as a transition from existing residential neighborhoods to employment uses, and on sites that are well buffered from large scale or
high-impact non-residential uses.
Potential Uses
Apartments
Townhouses
Twins
Small lot singles
Institutional uses
Limited medical and service offices
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops
• Day care centers
•
•
•
•
•
•
•
Key Dimensional Standards
• Maximum impervious coverage of 60% to 80%.
• Building setback of 30 to 40 feet from roads and property lines.
• Maximum height will vary, but might include heights of 100 or greaterfeet, de-
pending on the character of the immediate area.
• Maximum density of 10 to 40 dwelling units per acre.
Key Design Standards
• Extensive landscaping in buffers, within parking areas, and along streets.
• Parking garages below apartments, wrapped by apartment buildings, or to rear of
apartments.
• Townhouses and twins with common parking underneath, common parking lot, or
individual garages to the rear.
• Short sidewalk connections from exterior roads to front doors in buildings.
• Outdoor living areas provided, either as communal areas, such as a pool, patio
area, central green, playground, playing courts, or playing fields, or as individual
areas, such as balconies.
Model or Sample Ordinances
• HR High-Rise Residential District, Upper Merion Township.
18
Employment Center
These apartments in Montgomeryville
provide needed rental housing in a
major employment area.
These new high-end apartments in Bala
Cynwyd are replacing an old auto dealer
next to existing apartments and offices.
To create a more walkable environment,
parking is placed under the building
Salford Square, a mixed use
development with apartments
and convenience commercial
facilities, has been built on old
industrial land next to the
Pennbrook SEPTA station.
This walkable and attractive
development provides housing
and commercial services to
many nearby employers, such
as Merck Pharmaceuticals.
19
20
Chapter 3
Community Mixed Use
and Services
Community Mixed Use and Service Areas are local community focal points that typically have a significant retail or institutional element with surrounding residential uses. These centers are located
on major roads within the community and usually have a suburban character.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in a Community Mixed Use and Services Area:
•
•
•
•
•
General Commercial District
Village Mixed Use District
Mixed Residential District
Limited Commercial-Residential District
Institutional District
Municipalities that wish to create more identifiable cores within Community Mixed Use and Services areas and corridors may want to apply the New Town Mixed Use District that is described in
Chapter 1, Suburban Centers. The county’s Community Mixed Use and Services Areas are shown
in the following map, which is based on the Future Land Use map in the Land Use Plan element of
the 2005 county comprehensive plan.
Within these areas, communities must decide where to place different uses. Retail commercial areas should be concentrated in nodes and not stripped out on roads. Mixed use and mixed residential zoning districts are good transition uses. And limited commercial zoning works well on small
residential properties on busy roads.
21
Community Mixed Use and Services
General Commercial District
People in local neighborhoods and communities need convenient places to shop. This need
can be met with the General Commercial District. In many communities, the commercial
zoning is simply stripped out along major roads, creating traffic problems and a disconnect
between residential areas and shopping areas. Instead of strip commercial zoning, retail zoning should be concentrated in nodes, with good design standards that connect future development to the community.
Recommended District Name
General Commercial District
Intent of District
Provide well-designed commercial areas to meet local shopping needs.
Most Appropriate Location of District
In nodes at the intersection of two arterial streets or possibly the intersection of an
arterial and collector street.
Potential Uses
•
•
•
•
•
•
•
•
Retail commercial uses
Shopping centers
Offices
Entertainment uses
Hotels
Institutional uses
High-density residential in appropriate locations
Day care centers
Key Dimensional Standards
•
•
•
•
Minimum lot size of 25,000 square feet.
Maximum impervious coverage of 65% to 85%.
Front yard setback of 25 to 40 feet.
From abutting residential properties, parking setback of 20 feet, building setback
of 35 feet, and loading and trash setbacks of 40 feet.
Key Design Standards
• Parking lots and driveways on abutting properties required to be interconnected.
• One driveway per street per lot, possibly with a requirement for common drive-
ways or a bonus for providing these driveways.
• Short distances from streets to front doors of buildings, with good sidewalk con•
•
•
•
nections from streets and from building to building.
Extensive landscaping within parking lots, with clearly separated driveways.
Varied building design and on-site amenities for shopping centers and
large buildings.
Residentially-styled buildings along streets leading to residential neighborhoods,
next to residential properties, and as extension of historic villages.
Loading and trash areas extensively screened from residential properties.
Model or Sample Ordinances
• Creating Commercial Areas with Character, Montgomery County Planning Com-
mission model ordinance.
• CB Commercial Business District, Upper Salford Township.
22
Community Mixed Use and Services
Even retail uses with drive-throughs,
like this bank in Skippack, can be
made pedestrian friendly.
This chain drug store
in Narberth has been
designed to fit into the
community, with a front
door on the street and
parking to the side.
Berms, preserved mature trees,
new landscaping, and fences help
create a buffer between existing
homes and new retail development.
Retail areas can be both practical and
attractive, such as this example from
Haverford in Lower Merion.
This shopping center in Upper Merion connects directly
with an abutting residential area through a street lined
with stores that have been turned to face the street.
23
Community Mixed Use and Services
Village Mixed Use District
The county’s busy roads and commercial centers create noise, light, and other nuisances
that often encourage abutting property owners to seek rezonings to highway commercial.
Highway commercial zoning, unfortunately, can have a detrimental effect on road congestion,
road safety, and abutting residential properties. An alternative approach for these transitional areas is small-scale mixed use zoning that allows lower impact non-residential uses
near roads and retail areas and residential uses near existing residences.
Recommended District Name
Village Mixed Use District
Intent of District
Create walkable mixed use development that matches the character of existing village
and town areas.
Most Appropriate Location of District
On edge of existing village, town, or residential neighborhood, potentially as a transition from busy roads or intense retail commercial areas.
Potential Uses
•
•
•
•
•
Village retail commercial uses
Offices
Bed and breakfast establishments and small hotels
Institutional uses, including schools, day care centers, churches, etc.
Singles, twins, townhouses, and small-scale apartment buildings
Key Dimensional Standards
• Minimum lot size that varies from 2,400 square feet for townhouses to 10,000
square feet for non-residential uses.
• Maximum impervious coverage ranging from 30% for singles to 85% for non-
residential uses.
• Front yard build-to area from 0 feet to 20 feet for non-residential uses and 10 to 30
feet for residential uses.
• Maximum building footprint of 7,000 square feet.
• Mix of residential housing types required on parcels greater than 5 acres.
• Mix of residential and non-residential uses on parcels greater than 30 acres.
Key Design Standards
Parking behind buildings or to side of buildings.
Central green in developments with ten or more homes.
Preservation of historic properties.
Front porches, raised yards, and raised ground floors for buildings.
Non-residential buildings with front doors on streets, windows along streets,
pitched roofs, residentially-scaled windows and doors, and residential bulk.
• Interconnected streets and parking lots, with common driveways.
• Extensive sidewalk system along streets, between buildings, and from parking lots.
•
•
•
•
•
Model or Sample Ordinances
• Creating a Small Town Character, Montgomery County Planning Commission
model ordinance.
24
Community Mixed Use and Services
The Gardens at Eagleview is a mixed
use development with a central green
that is built along Traditional
Neighborhood Development lines.
Mainstreet at Voorhees is a mixed use development in New
Jersey with many large scale buildings.
With mixed use zoning, new non-residential development must have a more residential character.
In areas with historic properties, the zoning
should encourage or require the retention of
these properties, which can be converted into
other uses, like this office in Skippack.
Residential uses should be designed to encourage
walking and minimize the impact of the car.
25
Community Mixed Use and Services
Mixed Residential District
The county’s community mixed use and service areas encompass diverse neighborhoods and uses,
including residential areas next to local retail commercial and institutional concentrations. These
areas will typically have all the infrastructure needed for residential uses and a location that makes it
relatively easy for residents to walk or drive a short distance to services and stores. Residential uses
in these locations should be fairly dense and should act as a transition from the commercial and institutional hub to medium and low density residential places.
Recommended District Name
Mixed Residential District
Intent of District
To create a pedestrian-oriented residential community next to retail and institutional areas.
Most Appropriate Location of District
In or next to residential portions of community mixed use and services areas.
Potential Uses
•
•
•
•
•
Single-family detached
Twin homes
Townhouses
Apartments
Parks
Key Dimensional Standards
• Minimum lot size that varies from 2,400 square feet for townhouses to 10,000
square feet for standard single-family detached homes.
• Maximum density of 4 to 8 dwelling units per acre.
• Maximum impervious coverage ranging from 30% for singles to 55% for town-
houses.
• Front yard build-to area that ranges from 10 feet to 25 feet.
• Minimum percent green space in the front yard, ranging from 45% from town-
houses to 70% for standard singles.
• Maximum of 4 townhouses or 8 apartments in one building.
• Minimum of 20% of the tract as open space, with 10% of the tract as central open
space, such as a village green, boulevard, or cul-de-sac island.
Key Design Standards
• Mix of at least three residential housing types required.
• Limits put on the number of homes that can be in a row without a different hous•
•
•
•
ing type or open space.
Parking behind buildings or to side of buildings.
Central open space must include a primary central green
Interconnected streets and parking lots.
Apartments and townhouses should be clustered near the development’s center.
Model or Sample Ordinances
• Creating a Village Community, Montgomery County Planning Commission model
ordinance.
26
Community Mixed Use and Services
Mixed residential developments, like the
Gardens at Eagleview, often include singlefamily detached homes. This example has
a garage in the backyard.
Exton Crossing has apartments
with a traditional feel.
These townhouses in the Willowmere
development have an appealing,
walkable character.
Mixed residential developments should
have central open space, like this village
green from the Kentlands in Maryland.
Narrow roads slow traffic and make residential
developments more walkable.
27
Community Mixed Use and Services
Limited Commercial-Residential District
In many places, residential lots are located directly on a busy road, next to or across the street from
businesses. Often, property owners or potential developers of these residential properties request a rezoning to highway commercial zoning. In most cases, local municipalities should simply leave these
areas residential to protect the homes and residential character. However, in some cases, very limited
commercial zoning could be appropriate, if this zoning were designed to protect the residential character and mitigate adverse impacts, such as traffic impact.
Recommended District Name
Limited Commercial-Residential District
Intent of District
To allow limited non-residential uses in residential areas located on busy roads next
to commercial districts.
Most Appropriate Location of District
In small areas along high-volume arterial and collector roads, generally across from
or next to retail commercial areas.
Potential Uses
•
•
•
•
•
Singles
Offices
Funeral Homes
Bed and Breakfast Facilities
Institutional Uses
Key Dimensional Standards
•
•
•
•
•
•
Minimum lot size ranging from 20,000 square feet to 40,000 square feet.
Minimum lot width ranging from 100 to 200 feet.
Maximum impervious coverage ranging from 15% to 25%.
Maximum building footprint ranging from 2,000 square feet to 4,000 square feet.
Maximum height of 35 feet.
Minimum building setback of 50 to 75 feet for non-residential uses from abutting
residential zoning districts.
Key Design Standards
• Conversion, rather than demolition, of existing residences required.
• One driveway per lot. On corner lots, driveway from road of lesser classification.
•
•
•
•
Sharing of driveways could be required
Parking lots required to be interconnected and limited in size.
Additions to residences being converted or new non-residential construction must
have a residential character.
No parking between buildings and streets.
No outdoor storage; trash in buildings; and short light standards.
Model or Sample Ordinances
• Residential-Office District, Lower Salford Township.
28
Community Mixed Use and Services
The front yards of nonresidential uses within a
limited commercialresidential district should be
undeveloped, just like they
would be with a home.
Signs must be small and
understated.
This new professional office
building in Lower Salford has a
residential character and a low
intensity of development that
minimize sany possible adverse impacts on the abutting
residential properties. To have
a non-residential use, this
property is required to share a
driveway with an abutting
property.
This bank in Hatboro
has restored the historic
building and added architecturally-compatible
additions. This building
could easily fit into a
residential area located
on a busy road.
29
Community Mixed Use and Services
Institutional District
Institutional zoning can be handled in many different ways. In many communities, institutional uses are regulated separately by the standards in each zoning district. Some communities treat institutional uses as an overlay, with the uses listed in each district and the standards outlined in a separate district. And some communities create a separate mapped institutional district that has all the standards. The standards listed below apply to a mapped
district, which might possibly be used in a Community Mixed Use and Services area.
Recommended District Name
Institutional District
Intent of District
To encourage institutional uses in central locations for local neighborhoods.
Most Appropriate Location of District
On major collector and higher classification roads.
Potential Uses
•
•
•
•
•
•
•
•
•
Schools
Churches and other places of worship
Nursing homes, personal care facilities, and life care facilities
Municipal buildings and community centers
Post offices
Libraries
Day care centers
Fraternal organizations
Cemeteries
Key Dimensional Standards
Minimum lot size ranging from 25,000 square feet to 1 acre.
Maximum impervious coverage ranging from 35% to 60%.
Maximum building coverage ranging from 15% to 30%.
Maximum height of 50 feet, with one additional foot of setback for each foot above
35 feet.
• Minimum building setback of 50 feet for institutional buildings of 50,000 square
feet or less and 100 feet for institutional buildings greater than 50,000 square feet
from abutting residential zoning districts.
• Parking areas set back 30 feet from residential property lines.
• Loading and trash areas set back 50 feet from residential property lines and not
permitted within the front yard area.
•
•
•
•
Key Design Standards
• One driveway per street for frontages of less than 600 feet. Common driveways
encouraged.
• Buildings and layout designed for easy pedestrian access.
• Near residences, buildings have a residential character.
Model or Sample Ordinances
• Institutional Overlay District, Marlborough Township.
30
Community Mixed Use and Services
Because of the traffic they generate, most
institutional uses should be on collectors or
higher classification roads.
Churches and other places of worship
are a common institutional use that
should be located near compact residential neighborhoods.
Institutional uses should preserve historic buildings
and fit into the overall character of the area, as was
done for the Towamencin Municipal Complex.
Upper Moreland’s library is a centrallylocated, walkable institutional use.
Institutional uses include quasi-residential uses
like assisted living facilities and nursing homes.
31
32
Chapter 4
Town Centers
Town Centers are traditional downtown areas with a mix of retail, institutional, office, and residential uses. These centers are pedestrian-oriented, with building built close to sidewalks and often
attached, side to side. In addition, Town Centers include nearby industrial land that is expected to
redevelop over the upcoming years.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in a Town Center:
•
Town Center District
•
New Town Mixed Use District
•
New Town Residential District
The county’s Town Centers are shown in the following map, which is based on the Future Land Use
map in the Land Use Plan element of the 2005 county comprehensive plan.
The heart of the Town Center area should have town center zoning, which is specifically designed to
match the character of the county’s existing towns. Too often, local towns have suburban style zoning in their downtowns, which yields out of context suburban uses, like gas stations and drive-in
convenience stores.
Next to the downtowns, particularly on underutilized industrial land, there is a great opportunity
for new development that can support these downtowns, including residential and office uses.
33
Town Center
Town Center District
Montgomery County has many traditional downtown areas where retail buildings are attached side to side in a dense, walkable urban area. Sometimes, inappropriate suburban retail developments are stuck into the middle of these older downtowns, breaking up the streetscape and lowering the overall character of the downtown. To stop these inappropriate uses
and to encourage redevelopment, local municipalities should adopt some type of town center
zoning that matches the character of existing development.
Recommended District Name
Town Center District
Intent of District
To encourage economic development in downtown areas that is compatible with the
traditional main street environment.
Most Appropriate Location of District
Along main streets in downtown commercial areas.
Potential Uses
•
•
•
•
•
•
Small scale retail uses
Small scale offices
Restaurants
Theaters
Institutional uses
Apartments
Key Dimensional Standards
•
•
•
•
•
Small minimum lot size, perhaps 2,500 square feet.
Minimum building height of two stories, with a maximum height of 65 feet.
Maximum building footprint of 10,000 square feet.
New buildings required to be built to the sidewalk or to match existing buildings.
Maximum floor area ratio of 2.
Key Design Standards
• Preservation of historic buildings encouraged, possibly through use or dimensional
•
•
•
•
•
•
•
bonuses.
Every day public entrance in front façade of building.
Ground floor front facades with a minimum of 60% of the area as clear windows.
Upper story front facades with a minimum of 35% window area and a maximum of
65% of window area.
New buildings much match the scale and rhythm of existing buildings.
Parking behind buildings.
Generally, no parking to side of buildings along main streets. If allowed, this parking should be no wider than 70 feet.
Streetscape and green areas required, with more facilities required for buildings
with more frontage along main streets.
Model or Sample Ordinances
• Creating New Opportunities:
Commission model ordinance.
34
Town Center District, Montgomery County Planning
Town Center
Downtown buildings often have a consistent size, height, rhythm,
and window area that should be matched by new development.
Streetscape elements, such as the
light pole, trash can, brick sidewalk,
and landscaping shown here, help
make downtown areas more inviting.
New development, such as this furniture store in Norristown,
can be designed to match the existing streetscape.
Chain stores that are commonly found in suburban strip commercial areas can fit into historic buildings or the historic context of an
area, as can be seen with this convenience store in Chestnut Hill.
Historic preservation should be a key component of any downtown zoning ordinance.
35
Town Center
New Town Mixed Use District
Many of the county’s downtowns are next to large underutilized areas, typically industrial, that are ready
for redevelopment. These are great locations for new development—they have utilities and roads in place
and, once redeveloped, will help support the downtown. This land could be developed with a mixed use
district that includes retail, office, residential, and open space uses, which will extend and reinforce the
existing downtown. If the redeveloped land fronts a river or creek, the zoning should require public access
and open space along the waterfront.
Recommended District Name
New Town Mixed Use District
Intent of District
Reinforce and extend the downtown’s walkable, livable, and attractive mixed-use character.
Most Appropriate Location of District
Next to existing downtown areas on larger tracts of underutilized land, possibly
along rivers or other water bodies, and next to train stations near downtown areas.
Potential Uses
•
•
•
•
•
•
•
•
Apartments
Offices
Main street retail commercial
Townhouses
Entertainment uses
Hotels
Institutional uses
Parks and central greens
Key Dimensional Standards
• 0 -15 foot building setback.
• Minimum height of 2 stories.
• Maximum height will vary and will often be 4 to 8 stories.
Key Design Standards
•
•
•
•
•
•
•
•
•
Parking behind buildings or in garages.
Garages with ground floor retail or wrapped by regular buildings.
Interconnected streets.
Attractive streetscape elements, including gateways, wide sidewalks, street trees,
street furniture, pedestrian-scaled lights, etc.
Buildings designed to encourage walking, with front doors, ground floor windows,
and attractive facades.
Uses allowed to be mixed within buildings.
On larger tracts, a mix of uses and open space is required.
Buildings designed at human scale, with few, if any blank walls, and appropriately
scaled windows and doors.
Open space and trails required along rivers and other water bodies.
Model or Sample Ordinances
• Mixed Use Special Transit District, Lower Merion Township.
• Special Regulations Mixed Use Overlay District, Lansdale Borough.
36
Town Center
This new development in Ardmore, with retail on
the ground floor and offices above, is located
between the train station and Suburban Square,
providing an attractive pedestrian connection
between the two.
Conshohocken and West Conshohocken have
had extensive office, hotel, and apartment
development on old industrial land near their
traditional downtown areas.
This office building in Norristown has a number
of design elements that make it a good
neighbor to the borough’s downtown, including
a traditional entrance on the main street, ground
floor windows with awnings, parking to the side
and rear, and proximity to the train station.
Suburban Square in Ardmore has an attractive
central open space area. This development, built
in the 1920s, has many of the desirable characteristics of a New Town Mixed Use development.
Where feasible, older buildings
should be preserved and reused.
37
Town Center
New Town Residential District
The county’s downtowns are still the focal point for the local community; however, because
shopping habits have changed, they sometimes are often not as vibrant as they once were.
One way to improve downtowns is to encourage more potential customers within walking distance with high-density urban-style apartments and townhouses. The New Town Residential
District would provide this type of housing.
Recommended District Name
New Town Residential District
Intent of District
Allow significant urban-style apartment development near downtown areas, where
residents can easily walk to local services, while downtown businesses acquire an
expanded customer base.
Most Appropriate Location of District
Next to existing downtown areas.
Potential Uses
Apartments
Townhouses
Institutional uses
Limited retail uses, such as restaurants, banks, dry cleaners, convenience stores,
and personal service shops
• Small-scale professional and medical offices
•
•
•
•
Key Dimensional Standards
• Maximum impervious coverage of 70% to 85%.
• Building setback of 20 to 30 feet from roads and property lines.
• Maximum height will vary, and may be up to 6 to 8 stories in key locations.
Key Design Standards
• Attractively landscaped common areas and streets.
• Appealing facades along streets, with front doors, windows, and retail stores.
• Parking garages below apartments, wrapped by apartment buildings, or to rear of
•
•
•
•
•
•
apartments.
Townhouses with common parking underneath, common parking lot, or individual garages to the rear.
Short sidewalk connections from exterior roads to front doors in buildings.
Outdoor living areas provided, either as communal areas, such as a pool, patio
area, central green, playground, playing courts, or playing fields, or as individual
areas, such as balconies.
Open space, trails, and public access required along rivers and other water bodies.
Continuation of the street grid that may already exist in the community.
Limited retail and office uses required or permitted on the ground floor.
Model or Sample Ordinances
• Transit-Oriented Design (TOD) Overlay District, Lansdale Borough.
38
Town Center
Many towns, like Narberth, already have higher
density residential near their town centers.
Riverwalk in Conshohocken is designed
to create a pleasant streetscape, even
though the ground floor is parking and
designed to allow floodwater to flow
through, when necessary.
These attractive homes in
Bridgeport fit into the urban
character, with parking behind
the buildings along an alley.
Lantern Hill in Doylestown has distinctively-designed attached units
and includes limited office and service uses.
39
40
Chapter 5
Village Centers
Village Centers are traditional village areas with a mix of retail, institutional, office, and residential
uses. Unlike denser town centers, these centers usually have small separate buildings located
close to each other, with people walking or driving from use to use. Most older buildings began as
residences, although many have been converted to other uses.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in a Village Center:
•
Village Commercial District
•
Village Mixed Use District
The county’s Village Centers are shown in the following map, which is based on the Future Land
Use map in the Land Use Plan element of the 2005 county comprehensive plan.
In Village Centers, the historic buildings should be preserved, primarily through conversion,
while new development should have a small-scale, historic character that fits in with the
overall village landscape.
41
Village Center
Village Commercial District
Historic villages, which are generally located on busy arterial roads, are scattered across
Montgomery County. Over time, some of these villages have virtually disappeared, swallowed
by strip commercial development. In other parts of the county, the villages remain, providing
an appealing focal point and sense of place for the community. To preserve these villages,
municipalities must do more than simply zoning these places retail commercial; instead, village commercial zoning should be used.
Recommended District Name
Village Commercial District
Intent of District
To preserve existing historic character of villages while allowing compatible nonresidential development.
Most Appropriate Location of District
In existing historic villages where commercial development exists or is desired.
Potential Uses
•
•
•
•
•
•
•
Small-scale retail uses, including restaurants and services
Small-scale offices
Single-family detached, twin homes, townhouses, and apartments
Apartments above retail uses or offices
Bed and breakfast facilities
Institutional uses
Prohibited uses include drive-through facilities, auto-oriented uses, and uses that
could not realistically fit into a small building
Key Dimensional Standards
•
•
•
•
Minimum lot size matching the historic village, perhaps 10,000 square feet.
Maximum impervious coverage ranging from 70% to 80%.
Maximum building footprint ranging from 2,000 square feet to 4,000 square feet.
Maximum height of 35 feet.
Key Design Standards
• Non-residential uses only permitted in historic buildings.
•
•
•
•
•
•
Alternatively, development bonus given for preserving historic buildings.
New buildings and additions must match historic character of the village, with
pitched roofs and residentially scaled windows and doors.
Front yard setback that matches existing village buildings.
Front yard required to be landscaped, except for driveways and sidewalks.
No parking between buildings and streets.
Parking lots must be interconnected.
Bonus for using a common driveway.
Model or Sample Ordinances
• VC Village Commercial District, Trappe Borough
• VC Village Commercial District, Lower Salford Township
42
Village Center
Historically, most of the county’s
villages were primarily residential.
Over time, these may convert to
retail and office uses, as shown
here in Skippack Village.
Additions to historic properties,
as well as parking, should be to
the side or rear of the building.
The addition shown here is
compatible with Sanatoga’s
character and scale.
This new office building in Lederach
blends in with the village, matching the
historic residential character of the area.
43
Village Center
Village Mixed Use District
Many of the county’s villages are surrounded by larger undeveloped or minimally developed tracts
that can support significant new development. This new development should look like a natural
transition of the existing village, providing a seamless walking environment from one place to the
next. The Village Mixed Use District would require this type of development.
Recommended District Name
Village Mixed Use District
Intent of District
Create walkable mixed use development that matches the character of existing village areas.
Most Appropriate Location of District
On edge of existing village, potentially as a transition from busy roads or intense retail commercial areas.
Potential Uses
•
•
•
•
•
Village retail commercial uses
Offices
Bed and breakfast establishments and small hotels
Institutional uses, including schools, day care centers, churches, etc.
Single-family detached, twin homes, townhouses, and small-scale apartment buildings
Key Dimensional Standards
• Minimum lot size that varies from 2,400 square feet for townhouses to 10,000
square feet for non-residential uses.
• Maximum impervious coverage ranging from 30% for singles to 85% for non-
residential uses.
• Front yard build-to area from 0 feet to 20 feet for non-residential uses and 10 to 30
feet for residential uses.
• Maximum building footprint of 7,000 square feet.
• Mix of residential housing types required on parcels greater than 5 acres.
• Mix of residential and non-residential uses on parcels greater than 30 acres.
Key Design Standards
Parking behind buildings or to side of buildings.
Central green in developments with ten or more homes.
Preservation of historic properties.
Front porches, raised yards, and raised ground floors for buildings.
Non-residential buildings with front doors on streets, windows along streets,
pitched roofs, residentially-scaled windows and doors, and residential bulk.
• Interconnected streets and parking lots.
• Common driveways.
•
•
•
•
•
Model or Sample Ordinances
• Creating a Small Town Character, Montgomery County Planning Commission
model ordinance.
• TC Town Center District, New Hanover Township.
44
Village Center
Lantern Hill in Doylestown includes a mix of uses in a walkable neotraditional design that fits in
with the historic character of the borough. The bank has parking to the rear and side, with a front
door and windows to encourage walking. Homes are varied along the attractive streets, with front
porches and parking to the rear.
Sunnybrook Village in
Sanatoga has a mix of
uses and preserved a
historic home within the
village as part of the
commercial area.
This landscaped refuge island
and the articulated crosswalk
make it safer and easier to
walk around Washington Town
Center in New Jersey, a new
large scale neotraditional development. This community
has main-street style retail—
with apartments above the
stores– a mix of housing types
built in a traditional style, and
well-designed central greens
and open space.
45
46
Chapter 6
Town Residential
Town Residential Areas are traditional residential areas that are oriented towards pedestrians more
than automobiles. These areas will generally have a variety of housing types that are often mingled
within blocks or small neighborhoods.
Town Residential Areas are often linked to Town Centers and train stations.
The following zoning district, which is described in detail later in this chapter, would be appropriate
in a Town Residential Area:
•
Traditional Residential District
N
The county’s Town Residential Areas are shown in the following map, which is based on the Future
Land Use map in the Land Use Plan element of the 2005 county comprehensive plan.
Within Town Residential Areas, there may be a variety of zoning districts that reflect different residential uses, densities, and lot sizes found within these already developed places. However, all of
these zoning districts should be a variation of the Traditional Residential District, which is intended
to maintain the historic residential character of these areas.
47
Town Residential
Town Residential District
Montgomery County has many traditional urban residential areas with fine historic homes
and institutions. Too often, new development in these areas has a suburban character that
conflicts with the existing neighborhood. Instead of having a suburban look new development should have an urban design that manages to fit in to the historic community while
providing modern amenities. The standards outlined below for the Town Residential District
should be changed to reflect the uses found in different parts of a community.
Recommended District Name
Town Residential District
Intent of District
To require new infill development within developed urban residential areas that
matches the existing character of these areas.
Most Appropriate Location of District
In existing urban residential areas that often contain rowhouses, twins, and some
singles.
Potential Uses
•
•
•
•
•
•
Apartment buildings
Rowhomes and townhouses
Twin homes
Single-family detached homes
Institutional uses
Small scale corner stores, offices, and restaurants
Key Dimensional Standards
• Small minimum lot size, perhaps 2,500 square feet.
• Minimum building height of two stories, with a maximum height of 45 feet.
• New buildings required to be built to the sidewalk or to match existing buildings.
Key Design Standards
• Parking behind buildings. Garage doors are prohibited from facing the street,
unless the garage is located to the rear of the building.
• New buildings much match the scale and rhythm of existing buildings.
• The wall to window ratio on facades should match the character of existing build-
ings. This can vary from a ratio of 2 to 1 of walls to windows to a ratio of 1 to 1.
• Buildings should have a façade with a vertical orientation, with doors and windows that are taller than wide and grouped together vertically.
• Buildings shall have a front porch, a front yard raised 2 feet above the sidewalks,
a front yard enclosed by an ornamental wall or fence, or a first floor level that is
raised at least 2 feet above ground level at the front façade.
Model or Sample Ordinances
• Pottstown Borough’s conservation districts.
48
Town Residential
This new home in the Lantern
Hill development in Doylestown
would fit right into many of the
county’s traditional residential
neighborhoods. The front
porch, traditional styling, and
raised ground floor level help
create a historic ambience.
Although unadorned and inexpensive,
these new townhomes fit unobtrusively
into Bridgeport.
These expensive townhouses in
Doylestown extend the existing
streetscape while providing
some needed greenspace.
Where possible, historic buildings
should be preserved or converted,
such as Norristown’s Cigar Factory apartments shown here.
49
50
Chapter 7
Suburban Residential
Suburban Residential Areas are residential neighborhoods that are oriented towards the automobile
and often have extensive landscaping on individual properties. These areas will have a variety of
housing types, with single-family detached homes consuming the most land area.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in a Suburban Residential Area:
•
High-Density Residential District
•
Mixed Residential District
•
Neighborhood Residential District
•
Limited Commercial-Residential District
The county’s Suburban Residential Areas are shown in the following map, which is based on the
Future Land Use map in the Land Use Plan element of the 2005 county comprehensive plan.
Within Suburban Residential Areas, communities must decide where to place different housing
types, based on the needs of the community and the physical characteristics of the area. Higherdensity apartments and townhouses, for example, should be near community services, transportation, parks, and stores. They should not be placed in the middle of single-family detached homes
on half acre lots.
51
Suburban Residential
High-Density Residential District
Some parts of the county have a large mismatch between the number of workers in a community and the number of homes available for these workers, creating the need for people to
live further away and commute to their place of employment. Yet there often are very appropriate locations within these employment centers for additional housing that will give future
residents an appealing place to live close to their jobs.
Recommended District Name
High-Density Residential District
Intent of District
Provide higher density housing near employment areas, which creates housing opportunities for
workers, makes commutes easier, and reduces overall traffic congestion.
Most Appropriate Location of District
On edge of employment areas, as a transition from existing residential neighborhoods to employment uses, and on sites that are well buffered from large scale or
high-impact non-residential uses.
Potential Uses
•
•
•
•
•
•
•
•
Apartments
Townhouses
Twin homes
Small lot single-family detached
Institutional uses
Limited medical and service offices
Limited retail uses, such as restaurants, banks, and dry cleaners
Day care centers
Key Dimensional Standards
• Maximum impervious coverage of 60% to 80%
• Maximum density of 6 to 40 dwelling units per acre, depending on the character of the
community. Possible bonus in density for providing affordable workforce housing.
• Building setback of 30 to 40 feet from roads and property lines
• Maximum height will vary, but might include heights of 100 feet, depending on
the character of the immediate area.
Key Design Standards
• Extensive landscaping in buffers, within parking areas, and along streets.
• Parking garages below apartments, wrapped by apartment buildings, or to rear of
apartments.
• Townhouses and twins with common parking underneath, common parking lot, or
individual garages to the rear.
• Short sidewalk connections from exterior roads to front doors in buildings.
• Outdoor living areas provided, either as communal areas, such as a pool, patio
area, central green, playground, playing courts, or playing fields, or as individual
areas, such as balconies.
Model or Sample Ordinances
• MR Mixed Residential Development District, Lower Gwynedd Township.
52
Suburban Residential
With appropriate
architectural details,
apartments can fit
into the suburban
landscape.
Apartments and townhouses
should include outdoor living
areas. These can be individual
areas or communal ones, like
the garden and pool area
shown here.
These townhouses in
Lower Merion have an
interconnected parking
area underneath. This
allows both the front
and rear yards to be
kept open and green.
53
Suburban Residential
Mixed Residential District
Many of the county’s suburban residential areas consist of one housing type - apartments,
townhouses, twins, or singles. This does not encourage diverse neighborhoods and reduces
the overall community feel. A mixed residential community, on the other hand, has more variety and can act as a natural extension of existing towns, villages, and neighborhoods.
Recommended District Name
Mixed Residential District
Intent of District
To create a pedestrian-oriented residential community that can act as a natural extension of existing towns and villages.
Most Appropriate Location of District
Next to towns, villages, non-residential areas, high-density residential areas, and
transportation facilities.
Potential Uses
•
•
•
•
•
Single-family detached
Twin homes
Townhouses
Apartments
Parks
Key Dimensional Standards
• Minimum lot size that varies from 2,400 square feet for townhouses to 10,000
square feet for standard singles.
• Maximum density of 4 to 6 dwelling units per acre. Possibly a higher density as a
bonus for affordable workforce housing.
• Maximum impervious coverage ranging from 30% for singles to 55% for townhouses.
• Front yard build-to area that ranges from 10 feet to 25 feet.
• Minimum percent green space in the front yard, ranging from 45% from town-
houses to 70% for standard singles.
• Maximum of 4 townhouses or 8 apartments in one building.
• Minimum of 20% of the tract as open space, with 10% of the tract as central open
space, such as a village green, boulevard, or cul-de-sac island.
Key Design Standards
• Mix of at least three residential housing types required.
• Limits put on the number of homes that can be in a row without a different hous•
•
•
•
ing type or open space.
Parking behind buildings or to side of buildings.
Central open space must include a primary central green
Interconnected streets and parking lots.
Apartments and townhouses should be clustered near the development’s center.
Model or Sample Ordinances
• Creating a Village Community, Montgomery County Planning Commission model ordinance.
• TN Traditional Neighborhood District, New Hanover Township.
54
Suburban Residential
Many older
neighborhoods
have a mix of
housing types.
With their walkable character, Mixed Residential
areas are ideal location for senior housing.
These townhouses in
Harleysville are typical of
the type of suburban
home built in a Mixed
Residential development.
These townhouses in New
Jersey are part of a neotraditional development.
Parking is behind the
homes, with a central
green in front that includes
a playground, walking
trail, and benches.
55
Suburban Residential
Neighborhood Residential District
The single-family detached neighborhood is the classic suburban development,
with its extensive green space and emphasis on privacy. Sometimes, these developments can appear too rigid, lacking a sense of community and place. The
Neighborhood Residential District encourages better design by requiring central
open space, limiting the number of garages that can directly face a street, and requiring interconnected streets with few, if any, cul-de-sacs.
Recommended District Name
Neighborhood Residential District
Intent of District
To create a community-oriented single-family detached residential neighborhood.
Most Appropriate Location of District
In suburban residential areas, including areas with some natural constraints and
further from towns and services.
Potential Uses
• Single-family detached
• Institutional uses
• Parks
Key Dimensional Standards
• Minimum lot size that varies from 7,000 square feet to 15,000 square feet, al•
•
•
•
•
•
though larger lot sizes may be appropriate in certain areas.
Maximum density of 1 to 3 dwelling units per acre.
Minimum lot width of 80 to 120 feet.
Front yard setback of 25 feet.
Side yard setback of 15 feet.
Rear yard setback of 25 to 40 feet.
Minimum of 10% of the tract as central open space, such as a village green, boulevard, or cul-de-sac island.
Key Design Standards
•
•
•
•
•
Garages behind buildings or side loaded, where feasible.
Central open space must include a primary central green.
Interconnected streets and minimal number of cul-de-sacs.
Porches required for smaller lot developments.
Homes clustered with common open space, preferably 40% or more, with 60% or
more in areas with larger lots.
Model or Sample Ordinances
• Re-Creating the Neighborhood, Montgomery County Planning Commission model
ordinance.
• R-2 Residential District, Upper Pottsgrove Township.
56
Suburban Residential
Neighborhood Residential zoning is appropriate
for existing developed areas.
Neighborhood Residential zoning allows suburban
single-family homes in a well-designed community.
These new infill singles in Narberth fit into the overall community, with landscaped front yards and off-street parking
to the side and rear of the homes.
New developments should
provide usable open
space, such as playing
fields and the central
green shown here.
57
Suburban Residential
Limited Commercial-Residential District
Sometimes, large suburban residential areas can be underserved by professional offices and
small-scale retail. In addition, some locations can be problematic for residential uses, particularly on busy roads or next to commercial areas. Limited Commercial-Residential zoning
can be used to meet local demand for services while providing an alternative use to property
owners located on less desirable residential land. Any non-residential use, however, must be
designed to have a minimal impact, if any, on abutting residential uses.
Recommended District Name
Limited Commercial-Residential District
Intent of District
To allow limited non-residential uses in residential areas located on busy roads next
to commercial districts.
Most Appropriate Location of District
In small areas along high-volume arterial and collector roads, generally across from
or next to retail commercial areas.
Potential Uses
•
•
•
•
•
•
Single-family detached
Small-scale offices
Funeral homes
Bed and breakfast facilities
Institutional uses
Possibly retail commercial, in existing buildings only
Key Dimensional Standards
•
•
•
•
•
•
Minimum lot size ranging from 20,000 square feet to 40,000 square feet.
Minimum lot width ranging from 100 to 200 feet.
Maximum impervious coverage ranging from 15% to 25%.
Maximum building footprint ranging from 2,000 square feet to 4,000 square feet.
Maximum height of 35 feet.
Minimum building setback of 50 to 75 feet for non-residential uses from abutting
residential zoning districts.
Key Design Standards
• Conversion, rather than demolition, of existing residences required.
• One driveway per lot. On corner lots, driveway from road of lesser classification.
•
•
•
•
Sharing of driveways could be required
Parking lots required to be interconnected.
Additions to residences being converted or new non-residential construction must
have a residential character.
No parking between buildings and streets.
No outdoor storage; trash in buildings; and short light standards.
Model or Sample Ordinances
• Residential-Office District, Lower Salford Township.
58
Suburban Residential
These new offices in Harleysville are
located on a major road. They have
a residential character that fits in
with the overall suburban nature of
the immediate area.
This converted barn and
subdued sign represent a
minimal change in the
character of the property.
LimitedCommercial zoning can require
preservation of
existing structures
in order to have a
non-residential
use.
59
60
Chapter 8
Rural Area
Rural areas primarily consist of open land with a traditional rural appearance that includes farms, small woodlands, some low density residential homes, and rural villages.
These areas should remain relatively undeveloped, with low intensity development that
normally does not need public sewers.
The following zoning districts, which are described in detail later in this chapter, would be appropriate in a Rural Area:
•
•
•
•
•
Land Preservation District
Rural Residential District
Agricultural District
Rural Industrial District
Rural Village District
The county’s Rural Areas are shown in the following map, which is based on the Future Land Use
map in the Land Use Plan element of the 2005 county comprehensive plan.
Overall, zoning in Rural Areas should be designed to preserve natural areas, farmland, historic
sites, and rural character. However, some limited development is appropriate as an expansion of
the limited development that might already exist in some areas, such as rural villages, rural residential lots, and some rural industrial enterprises.
61
Rural Area
Agricultural District
In developing areas, conflicts often arise between new homeowners and existing farms. Over
time, these conflicts can get worse and worse, until farmers finally decide to sell and move
elsewhere. By limiting the amount of non-agricultural development that occurs, agricultural
zoning reduces these conflicts and makes it easier to preserve farming and farmland.
Recommended District Name
Agricultural District
Intent of District
To preserve agricultural land and farming.
Most Appropriate Location of District
In agricultural areas with concentrations of viable and active farms, good agricultural soils, and supporting agricultural services.
Potential Uses
• Agriculture
• Single-family detached homes
• Open space
• Institutional uses
Key Dimensional Standards
• Density of one home per 10 acres to one home per 25 acres.
• Minimum lot size of 10 to 25 acres, matching the density requirement, for agricul-
tural lots.
• Minimum lot size for single-family detached of 30,000 square feet to an acre.
• Maximum lot size of 2 acres.
• Minimal setbacks for agricultural buildings.
Key Design Standards
• Residential lots should be located on soils that have lower farmland quality.
• When residential lots are subdivided, an appropriate amount of the remaining
farmland should be deed restricted against future development, so that the correct
overall density is maintained.
Model or Sample Ordinances
• R Rural Agricultural District, West Hempfield Township, Lancaster County.
62
Rural Area
Agricultural zoning should only be applied where there are concentrations of active farms, producing products like fruit, milk,
feed crops, vegetables, etc.
With agricultural zoning,
the minimum lot size is
relatively large—10 acres
or more—to encourage the
continuation of farming.
Only limited amounts of
new single-family detached
development is permitted.
Typical farming activities
should be allowed by
right in agricultural areas.
63
Rural Area
Land Preservation District
It is very difficult to preserve rural character with conventional residential lotting, even if the
lots are 2 or 3 acres in size. On the other hand, with land preservation zoning, also known
as cluster zoning, it is feasible to preserve rural community character, sensitive natural areas, and open land. Land preservation zoning, which can be served by community-level
sewer and water systems, typically has 75% open space that can be used to screen and hide
the homes that are built.
Recommended District Name
Land Preservation District
Intent of District
Preserve large areas of open space within new developments, particularly farmland,
natural areas, or historic settings.
Most Appropriate Location of District
Any rural areas not zoned as agriculture, particularly areas within a half mile of
growth areas.
Potential Uses
•
•
•
•
•
Agriculture
Single-family detached homes
Single-family attached homes
Parks and open space
Institutional uses
Key Dimensional Standards
•
•
•
•
60% to 80% required open space.
10% of open space required to be central open space.
Minimum lot size for single family detached of 20,000 square feet or less.
Density of one home per two developable acres.
Key Design Standards
• Open space concentrated in large areas to preserve farmland, natural features, or
•
•
•
•
•
historic settings, as determined by the municipality.
Open space interconnected and designed to continue greenways from abutting
properties.
Central open space must include a primary central green.
50% of homes must face central open space.
Interconnected streets, with all driveways accessing internal streets.
Homes placed to blend into the countryside, with screening from external roads.
Model or Sample Ordinances
• Land Preservation District, Montgomery County Planning Commission
model ordinance.
• R-80 Land Preservation District, Upper Frederick Township.
• R-2 Rural Residential District, Upper Salford Township.
64
Rural Area
The landscaping in Woodbridge, a
cluster in Lower Gwynedd, has
grown up over time, hiding homes
and creating very effective buffers.
The Ponds at Woodward in Chester
County has extensive open space
which has allowed an apple orchard
to be preserved and the homes to
be well-buffered from abutting
homes and roads.
The central open space in land preservation developments helps create
a sense of community and place.
Small areas of central open space, like
this eyebrow, create privacy and inject
green space into a development, even
if the lots are relatively small.
65
Rural Area
Rural Residential District
Many rural areas are simply zoned for one or two acre lots, which, when developed, simply
leads to standard suburban development on larger lots. In fact, the best zoning techniques
for preserving rural character are agricultural zoning and land preservation zoning. When
municipalities do not want to use these zoning approaches, they should consider rural residential zoning. This zoning approach limits the impact of new residential development on
rural character and natural areas.
Recommended District Name
Rural Residential District
Intent of District
Allow limited residential development that has a rural character and limited impact
on natural resources.
Most Appropriate Location of District
Any rural areas not zoned for agriculture or land preservation.
Potential Uses
•
•
•
•
Agricultural uses
Single-family detached homes
Institutional uses
Parks and open space
Key Dimensional Standards
• Maximum density of one home per two developable acres, which should exclude
land in floodplains, wetlands, and steep slopes and might also exclude woodlands
and sensitive soils.
• Minimum lot size potentially smaller than 2 acres, with lot averaging, to allow
homes to be more effectively hidden, perhaps as small as 1 acre.
• Minimum lot width of 300 feet along existing roads.
• Front yard setback of 150 feet along existing roads and 50 feet along new roads.
Key Design Standards
• Homes should be hidden by topography and existing woodlands or by new hedge-
rows, berms, and buffer landscaping.
• Possible bonus or alternative uses for the preservation of existing rural buildings,
particularly historic barns.
• Streets, bridges, and other improvements should have a rural character.
• Natural areas must be preserved.
Model or Sample Ordinances
• French Creek Scenic Corridor Overlay District, East Vincent Township,
Chester County.
• R-2 Rural Residential District, Upper Salford Township.
66
Rural Area
The street frontage of rural developments should
have a more naturalized look, rather than mowed
lawns. Infrastructure improvements, like this new
bridge, should fit into the overall rural character.
Homes can be placed behind trees and other landscaping, like this
residence in Limerick, lessening their impact on the rural landscape.
Roads should have a rural character, without excessive width
and unneeded improvements.
Historic farm buildings should
be preserved, potentially by
changing to another use.
67
Rural Area
Rural Village District
Many rural areas have historic villages that have traditionally been the focal point for the
community, often containing a post office, some homes, churches, a tavern, and a few stores.
Because these villages are located in rural areas, they should not be intensely developed or
served by public sewers, although a community system may be needed for some villages with
failing on-lot systems. The Rural Village District provides an appropriate lot size and level of
development for these rural situations.
Recommended District Name
Rural Village District
Intent of District
To preserve existing historic character of rural villages while allowing compatible nonresidential development that will serve the needs of the rural area.
Most Appropriate Location of District
In existing historic rural villages where commercial development exists or is desired.
Potential Uses
•
•
•
•
•
•
Small-scale retail uses
Small-scale offices
Single-family detached and twin homes
Apartments above retail uses or offices or as conversion of homes
Institutional uses
Prohibited uses include drive-through facilities, auto-oriented uses, and uses that
could not realistically fit into a small building
Key Dimensional Standards
•
•
•
•
Minimum lot size of 30,000 square feet to an acre.
Maximum impervious coverage ranging from 20% to 40%.
Maximum building footprint ranging from 1,000 square feet to 3,000 square feet.
Maximum height of 35 feet.
Key Design Standards
• Non-residential uses only permitted in historic buildings.
•
•
•
•
•
•
Alternatively, development bonus given for preserving historic buildings.
New buildings and additions must match historic character of the village, with
pitched roofs and residentially scaled windows and doors.
Front yard setback that matches existing village buildings.
Front yard required to be landscaped, except for driveways and sidewalks.
No parking between buildings and streets.
Parking lots must be interconnected.
Bonus for using a common driveway.
Model or Sample Ordinances
• VC Village Commercial District, Trappe Borough
68
Rural Area
Small-scale retail uses in existing historic buildings
are very appropriate in rural villages. This example
from Douglass has parking to the side and rear.
Signs should be small and compatible with the
rural setting.
Salfordville, with its post office, institutions,
homes, and limited commercial properties
is a typical rural village.
The edge of rural villages should be open and
undeveloped, like this example from Niantic.
69
Rural Area
Rural Industrial District
The rural landscape contains a variety of uses, including limited industrial ones that have
often evolved from farming operations or developed to meet the needs of farmers. Local municipalities that want these industrial uses to continue and potentially expand can zone
these areas Rural Industrial District, which allows very limited industrial development.
Recommended District Name
Rural Industrial District
Intent of District
Allow existing low-intensity rural industrial areas to continue.
Most Appropriate Location of District
Where concentrations of rural industrial uses already exist.
Potential Uses
• Light industrial uses
• Offices
• Warehouses and mini-storage facilities
• Contractors yards
• Nurseries
• Agriculture
Key Dimensional Standards
• Minimum lot size of 5 to 10 acres.
• Maximum impervious coverage of 20% to 30%.
• Maximum building coverage of 10%.
• Building setback of 100 feet from roads.
Key Design Standards
• Extensive landscaping in buffers and within parking lots. Buffers should match
hedgerows and trees lines typically found in the immediate area.
• Parking lots behind or to side of buildings, set back from property lines and roads,
and screened with landscaping and berming.
• Outdoor amenities, such as walking trails, greens, ponds, etc.
• Loading areas screened from residential property lines.
• Driveways designed to accommodate large trucks, when appropriate.
Model or Sample Ordinances
• LILI Low-Intensity Limited Industrial District, Franconia Township.
70
Rural Area
These chicken coops in
Upper Hanover have
been converted into
mini-storage facilities.
Industrial uses often
evolve in rural areas
from agricultural uses.
New industrial development in
rural areas should be extremely
low-density, with significant
amounts of green space and
landscaping.
71
72
Chapter 9
General Districts
and Regulations
Most zoning districts are mapped districts; however, some districts, such as a floodplain district,
are overlays or apply to more than one part of a community. In addition, many regulations, such as
parking or signs, are consolidated in one portion of a zoning ordinance. This chapter briefly describes some of these districts and regulations and includes summaries of:
•
Transfer of Development Rights
•
Institutional District
•
Historic Preservation
•
Floodplains
•
Wetlands
•
Riparian Corridors
•
Steep Slopes
•
Tree Preservation
•
Landscaping
•
Parking
•
Signs
•
General Provisions
Many zoning districts and regulations can be applied broadly within
a municipality, including natural features protection ordinances, institutional districts, and historic preservation ordinances.
73
General Districts and Regulations
Transfer of Development Rights
It is difficult for municipalities to permanently preserve large areas of farmland, natural features, and rural landscapes. Usually, buying the land or development rights is too expensive
and many municipalities are uncomfortable zoning these areas for agricultural zoning. Fortunately, Transfer of Development Rights programs (TDRs) offer an alternative. Development is
transferred from rural areas to growth areas, with developers paying for the development rights
on rural land in order to build at higher densities in growth areas.
Recommended District Name
Transfer of Development Rights
Intent of District
To preserve farmland, natural features, and rural areas by transferring development from
these places to more appropriate parts of a municipality.
Key Standards
• Area from which development rights are sold is mapped. This is called the sending area.
• Area with additional permitted development is mapped. This is called the receiving area.
• Zoning in receiving area is written to allow additional development with purchase of devel-
opment rights from sending area.
• Sending area land is deed restricted from further development after rights are sold.
• Developers can buy development rights or pay into a fund for the community to buy the
rights.
Model or Sample Ordinances
• Guidebook for Creating a Municipal TDR Program, Montgomery County Planning Commission.
• Transfer of Development Rights, West Vincent Township, Chester County.
Institutional District
Institutional districts are typically structured in two ways: a mapped district, as shown in
Chapter 3, or an overlay district. When overlay districts are used, they should contain the
same standards as shown in Chapter 3 but should also have some location standards.
Recommended District Name
Institutional Overlay District
Intent of District
To allow institutional uses in appropriate locations.
Key Standards
• Uses should be located on collector or higher classification roads.
• Uses may be categorized, with more intense ones only allowed in non-residential or denser
residential districts.
• Appropriate dimensional and design standards, as shown in Chapter 3.
Model or Sample Ordinances
• I Institutional Use Regulations, Upper Hanover Township.
• IN Institutional District, Collegeville Borough.
74
General Districts and Regulations
Historic Preservation
The best way to preserve historic resources is to use the Pennsylvania Historic District Act,
which involves the creation of a Historical Architectural Review Board (HARB.) This is done
outside of the zoning ordinance. Municipalities that do not create a historic district and HARB
can regulate historic resources through their zoning ordinance, although the level of control is
not as strong.
Recommended District Name
Historic Preservation Overlay District
Intent of District
Preserve and protect important historic buildings and structures.
Key Standards
• Rehabilitation, alteration, and demolition of historic resources must be reviewed by his-
toric commission.
• If demolition of resource is acceptable, the resource must be documented.
• Additional uses allowed in historic resources, such as bed and breakfasts, studios, larger
home occupations, antique stores, galleries, and tea rooms.
• Development of historic resources allowed to meet modified coverage and setback requirements.
Model or Sample Ordinances
• Historic Preservation Overlay, Upper Moreland Township.
• Historic Resource Overlay District, Lower Merion Township.
Floodplains
Flooding is the most likely natural disaster in Montgomery County. To limit the impact of this
flooding, municipalities must have floodplain districts. Except in older communities encouraging redevelopment of old brownfield sites, floodplain districts should prohibit new structures
and significant amounts of development.
Recommended District Name
Floodplain Conservation District
Intent of District
To protect people and buildings from flooding and provide appropriate areas for floodwaters.
Key Standards
• Floodplain defined as one hundred year flood areas plus alluvial soils areas.
• Freestanding buildings, structures, and retaining walls prohibited.
• Roads, driveways, and parking areas only allowed as special exception in floodplain when
pervious paving is used.
• Grading and other special exception uses must meet a variety of special exception criteria,
including providing proof that the regrading will not substantially increase the stream
cross-sectional profile.
Model or Sample Ordinances
• FP Floodplain Conservation District, Whitpain Township.
75
General Districts and Regulations
Wetlands
Even though wetlands are governed by state and federal regulations, they often are ruined by
new development, particularly smaller wetland areas. Too often, wetlands are preserved, but
they are either too close to people’s homes, so the homeowners fill them in over time, or their
drainage is significantly changed, so they dry up and no longer function as wetlands.
Recommended District Name
Wetlands Protection Regulations
Intent of District
Protect wetlands for water recharge, floodwater storage, and environmental diversity.
Key Standards
• Buildings and parking areas must be set back at least 25 feet from wetlands.
• Area around wetlands should be kept natural.
• No filling or regrading of wetlands, unless permitted by state and federal regulations.
• Natural hydrology of wetland area must be maintained.
• Wetlands can not be regraded into a detention basin and vegetation cannot be cleared.
Model or Sample Ordinances
• Wetlands, Worcester Township.
Riparian Corridor
The county’s streams are sensitive natural areas that can easily be degraded. One way to protect streams is to protect the natural wooded riparian corridors that should exist along the region’s streams. These riparian areas preserve the bank of the stream and shade the water.
Recommended District Name
Riparian Corridor District
Intent of District
To protect water quality, limit erosion and flooding, and promote environmental diversity.
Key Standards
• Regulations apply to all streams, wetlands, and ponds.
• Area within 25 feet of waterbody must be kept in a natural, wooded state.
• Area from 25 feet to 75 of the waterbody should be undeveloped, but can include farm-
land, yards, and playing fields.
Model or Sample Ordinances
• Riparian Corridor Conservation District, Montgomery County Planning Commission model
ordinance.
• RCCD Riparian Corridor Conservation District, Perkiomen Township.
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General Districts and Regulations
Steep Slopes
As Montgomery County becomes more developed, land that is difficult to develop, such as
steep slope areas and floodplains, becomes more attractive to builders. However, over development of these areas can create a variety of problems, including increased flooding, erosion,
mud slides, and environmental degradation. To the greatest extent possible, steep slopes
should be protected from excessive development and grading.
Recommended District Name
Steep Slope Conservation District
Intent of District
Conserve steep slopes in order to protect property, ensure human safety, and preserve the
environment.
Key Standards
• Steep slopes defined as areas with slopes of 15% or greater.
• Buildings, structures, and parking areas prohibited from steep slope areas.
• Roads and other improvements requiring some regrading are only permitted as a special
exception when no other alternative is feasible.
• When some regrading is allowed, it should be limited to a percent of the steep slopes.
• Possible exception allowed for man-made steep slopes.
Model or Sample Ordinances
• SS Steep Slope Conservation District, Bryn Athyn Borough.
Tree Preservation
The county’s woodlands and specimen trees are a wonderful asset that frequently is destroyed
during the land development process. This destruction could often be avoided with sensitive
design that respects the natural topography of a property and limits the amount of regrading
that is done. Tree preservation ordinances encourage this better design by requiring protection of trees or the replacement of trees that are removed.
Recommended District Name
Preservation of Existing Trees and Woodlands
Intent of District
To reduce erosion, improve air quality, limit noise, absorb odors, cool the air in the summer,
protect the environment, and bolster property values by protecting trees and woodlands.
Key Standards
•
•
•
•
Land developments must be designed to minimize the destruction of trees.
Trees that will remain must be protected with barrier fencing placed at the drip line.
When over 25% of trees will be removed, replacement trees must be planted.
Additional replacement trees required for removal of large specimen trees.
Model or Sample Ordinances
• Removal and replacement of existing trees section in Landscaping standards, Worcester Township.
• Existing vegetation and natural features section in Landscaping standards, Horsham Township.
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General Districts and Regulations
Landscaping
Landscaping is a critical part of land development that too often is a second thought. In many
cases, landscaping makes the difference between a mediocre development and a good one.
Well-designed landscaping mitigates the impact of new development by providing physical
buffers next to existing development, by softening the appearance of the development, and by
reinforcing existing vegetation found in natural areas.
Recommended District Name
Landscaping Regulations
Intent of District
Through landscaping, to mitigate the impact of new development on abutting properties, existing community character, and the environment.
Key Standards
•
•
•
•
Street trees required along all streets and large driveways, planted 40 to 50 feet apart.
Stormwater basins should be planted with naturalized plantings, not grass.
Parking lots should have islands and planting strips with trees and groundcovers.
Extensive buffers and site element screens should be required, with the intensity of planting dependent on land uses and specific site elements.
Model or Sample Ordinances
• Model Landscape Regulations, Montgomery County Planning Commission model ordinance.
Parking
Parking regulations are a key component of zoning. If there is too little parking, residents and
business customers can waste time looking for a space, potentially park in inappropriate locations, or leave the area without conducting their business. On the other hand, excessive parking wastes land, creates too much paving, and fosters a pedestrian unfriendly environment.
Parking need should be balanced.
Recommended District Name
Parking Regulations
Intent of District
To allow an appropriate amount of parking.
Key Standards
• Standards for the minimum amount of required parking, by land use, with potential ex-
ceptions or reductions for downtown, village, or transit accessible areas.
• Maximum amount of parking limited to 120% of the minimum required amount.
• Reserve parking allowed, where the amount of parking that is built can be reduced, provided space is available for the parking if necessary in the future.
• Shared parking allowed, where the amount of required parking is reduced to reflect land
uses that have different peak times for parking demand.
Model or Sample Ordinances
• Off-Street Parking, Upper Hanover Township.
• Appendix 4, Parking and Access, Town Center District, Montgomery County Planning
Commission model ordinance.
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General Districts and Regulations
Signs
Signs are a necessary and helpful part of land development, identifying properties and directing motorists and pedestrians. Because of their visibility, signs also help define the character
of a community. In too many places, there are too many large and jumbled signs, creating a
poor image for a commercial area and often, because of competition between signs, making it
harder for customers to spot businesses or important directional signs.
Recommended District Name
Sign Ordinance
Intent of District
To allow appropriately scaled and placed signs to be erected on individual properties.
Key Standards
• List of signs permitted in all areas, such as government signs, real estate signs,
and temporary signs.
• List of prohibited signs, such as animated signs, flashing signs, and signs at-
tached to trees.
• Sign size, location, lighting, and height should be regulated by land use type or
zoning district.
• Smaller and potentially externally lit signs for historic areas, including downtowns
and villages.
• Billboards limited to industrial areas.
Model or Sample Ordinances
• Signs, Pottstown Borough.
• Signs, Lower Providence Township.
General Provisions
There are many miscellaneous regulations that do not neatly fit into one zoning district or another. These are typically put into a general provisions section, although some codes address
these subjects within their definitions section.
Recommended District Name
General Provisions
Common Standards
• Use regulations on day care facilities, home occupations, accessory uses, communication
•
•
•
•
antennae, adult entertainment uses, quarries, airports, and municipal uses.
Lot and dimensional standards on modifications of front yards, corner lot setbacks, lot
frontage, rear lots, and projections into required yards.
Environmental and performance regulations on pollution, noise, lighting, nuisances, livestock, sewage disposal, and removal of topsoil.
Design standards on open space areas and parking lots.
General regulations on fences, yard sales, commercial vehicles, conservation easements,
and ownership.
Model or Sample Ordinances
• General Provisions, Douglass Township.
• General Provisions, Lower Salford Township.
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Chapter 10
Terminology
Because Montgomery County has 62 municipalities with 62 different zoning and subdivision ordinances, the terms and organization of the local codes can vary significantly, creating confusion for
developers, businesses, and others who work in multiple communities. To help create more uniform planning and zoning terminology, this chapter outlines guidelines for zoning district, land use,
dimensional, and design terminology.
Zoning District Names
The zoning district names used in this report are the recommended names for local township and
borough zoning ordinances. These names are descriptive, providing residents, businesses, and
other potential users a clear picture of the overall nature of the zoning district. The following zoning district names are recommended for use in Montgomery County:
New Town Mixed Use District
Village Mixed Use District
Town Center District
Village Commercial District
Rural Village District
Mixed Use and
Historic Centers
•
•
•
•
•
Retail Commercial
• Regional Shopping District
• General Commercial District
Office
• Office Employment District
• Limited Commercial-Residential District
Industrial
• Limited Industrial District
• Heavy Industrial District
• Rural Industrial District
Residential
•
•
•
•
•
•
•
Other
• Agricultural District
• Institutional District
New Town Residential District
High-Density Residential District
Mixed Residential District
Traditional Residential District
Neighborhood Residential District
Land Preservation District
Rural Residential District
In certain cases, such as the Neighborhood Residential District, local municipalities may want to
create subcategories within these zoning districts to allow different lot sizes, densities, or uses. A
straightforward lettering and numbering system, such as R-1 Neighborhood Residential District for
the lowest density residential, should be used in front of the names listed above. Numbers should
go from least intense or dense as number 1 to each higher number being more intense, and letters
should be R for residential, C for retail, I for industrial, and O for office.
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Terminology
Land Use Terms
The land use terms used throughout this report under the potential uses category are generally recommended for use in local township and borough zoning ordinances; however, a few of these terms
are not specific enough, and a more technical term will be more precise. The following land use
terms are recommended for use in Montgomery County. These lists are not exhaustive and more
detailed subcategories can be created.
Residential
Land Uses
•
•
•
•
•
•
•
•
•
Single-Family Detached
Village Home
Twin
Duplex
Triplex
Quadruplex
Townhouse
Apartment
Mobile Home
Non-Residential
Land Uses
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Retail Commercial
Restaurant
Personal Service Shop
Banks
Offices
Hotels
Light Industrial
Heavy Industrial
Warehouse and mini-storage facility
Research Facility
Conference Center
Theater
Indoor Recreation Facility
Schools
Day Care Centers
Life Care Facilities
Personal Care Homes
Nursing Homes
Places of Worship
Dimensional Standards Terminology
With a few exceptions, dimensional standards terminology is relatively consistent in Montgomery
County, with most codes using the terms found throughout this document, including lot size,
height, lot width, density, floor area ratio, setback, impervious coverage, and building coverage. A
few terms that cause confusion or are less common are described below.
• Net Lot Area: Many different factors can be subtracted from overall lot area to define net lot
area. Generally, areas within existing street rights-of-way, utility rights-of-way, floodplain areas, wetlands, and steep slope areas should be subtracted out from the definition. Any land
with a restrictive covenant that prohibits development should also be subtracted from the definition if net lot area is used to calculate density.
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Terminology
• Building Footprint: The building footprint is the total area that one building takes up on a lot
at ground level.
• Green Space: Green space is the portion of a lot that is landscaped with grass, groundcovers,
shrubs, and trees. It is not simply the inverse of impervious coverage, since impervious coverage does not include gravel areas, pervious paving, and similar areas that would not count as
green space either.
• Common Open Space: Outdoor portions of a development that are designed for the recrea-
tional use of all owners/tenants or, alternatively, for preservation of sensitive natural features
or farmland. Common open space areas should not include yards, green space in parking lots
and around buildings, and small or narrow pieces of green space scattered around a development. (Specific location and dimensional standards for open space should be spelled out in the
zoning ordinance.)
• Build-to-Line: Generally, this is a substitution for front yard setback. Buildings must be built
up to this line to match the distance from the street edge of other buildings along a block.
Design Standards Terminology
The Design Standards terms used throughout this publication are mostly straightforward, everyday
terms, such as front doors, pitched roofs, residentially-scaled windows and doors, interconnected
streets, and driveways. These terms should be used in municipal zoning ordinances.
Other recommended design terms include central green, historic property, front building façade,
streetscape, common driveway, architectural rhythm, and building mass.
Additional Resources for Definitions
The following two resources can be used when writing a definition:
• The New Illustrated Book of Development Definitions, Harvey
Moskowitz and Carl Lindbloom, Rutgers University, 1993.
• A Planners Dictionary, PAS Report Number 521, Michael Davidson
and Fay Dolnick, American Planning Association, 2004.
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Terminology
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Future Land Use in Montgomery County
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Prepared by the Montgomery County Planning Commission
.25C-6/06