Growth Area Zoning - Chesapeake Bay Program
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Growth Management and Land Use Tools The Montgomery County PA Approach Joint Meeting of the Citizens and Local Government Advisory Committees Alliance for the Chesapeake Bay May 21, 2015 MCPC Regional Context Lehigh To the Lehigh Valley Bucks Berks To Central New Jersey and New York City § ¨¦ 476 Montgomery County To Harrisburg 95 § ¨¦ 276 § ¨¦ 76 Philadelphia To Wilmington, Baltimore, and Washington, D.C. § ¨¦ 76 Chester § ¨¦ 476 Delaware § ¨¦ 295 MCPC § ¨¦ Growth Trends Bucks County Lehigh County Telford Souderton 29 East Greenville Pennsburg Salford Marlborough Horsham Hatfield Bor. Franconia Red Hill Upper Hanover § ¨¦ Bryn Athyn Upper Moreland 309 476 Lansdale Green Lane Towamencin Upper Salford 663 Douglass New Hanover Upper Frederick Lower Moreland Hatboro Montgomery Hatfield Twp. Upper Gwynedd Lower Salford Lower Gwynedd North Wales £ ¤ 202 Abington Rockledge § ¨¦ Ambler Lower Frederick 611 Upper Dublin 276 Jenkintown Whitpain Cheltenham 73 73 Worcester Schwenksville Springfield Skippack East Norriton Plymouth Berks County 100 Whitemarsh Perkiomen Upper Pottsgrove Limerick Lower Pottsgrove grove West Potts Pottstown Norristown Trappe Collegeville £ ¤ 422 Sch uyl k ill Riv e Philadelphia Upper Providence Lower Providence West Norriton Bridgeport Upper Merion r Royersford Conshohocken West Conshohocken § ¨¦ 76 29 Lower Merion Narberth Chester County § ¨¦ 476 Land Developed Before 1970 (99,256 acres) Delaware County 0 1 2 3 4 Land Developed Between 1970 and 2000 (71,567 acres) Land Developed Since 2000 (12,844 acres) MCPC ¯ 5 6 Miles Growth Trends 920,000 900,000 900,000 800,000 700,000 600,000 500,000 400,000 300,000 200,000 100,000 0 Persons 880,000 860,000 840,000 820,000 800,000 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 780,000 2010 2015 2020 2025 2030 2035 2040 96,000 new residents by 2040 39,000 more homes by 2040 MCPC MCPC Montgomery County, Pennsylvania 2015 THE NEW COMPREHENSIVE PLAN FOR MONTGOMERY COUNTY MCPC 2040 VISION MCPC 2040 Vision Land Use Vision Modern, walkable, and mixed use commercial and community cores Vibrant downtowns and village centers MCPC New development in research centers and business parks Transit-oriented development around train stations Traditional rural landscapes Attractive and accessible residential neighborhoods 2040 Vision Land Use Vision MCPC 2040 Vision Land Use Vision Almost all new nonresidential in Growth Areas 95% of new residential dwellings in Growth Areas 29,000 acres available for growth MCPC 2040 Vision Land Use Vision Bucks County Lehigh County Telford Souderton 29 East Greenville Pennsburg Salford Marlborough Hatfield Twp. Hatfield Bor. Franconia Red Hill Upper Hanover ^_ ^_ ^_ Horsham ^_ § ¨¦ Bryn Athyn Upper Moreland ^_ 309 476 Lansdale ^_ Green Lane Upper Salford Douglass New Hanover Upper Frederick Upper Gwynedd Lower Salford Lower Gwynedd North ^_ Wales ^_ £ ¤ Lower Frederick 202 611 Upper Dublin ^_ § ¨¦ Ambler ^_ ^_ ^_ Whitpain ^_ ^_ Rockledge ^_ ^_ Jenkintown ^_ ^_ 276 ^_ ^_ Abington ^_ Cheltenham ^_ 73 73 ^_ ^_ ^_ Towamencin 663 Lower Moreland Hatboro Montgomery Worcester ^_ ^_ Schwenksville Springfield Skippack East Norriton Plymouth Perkiomen Upper Pottsgrove Limerick Lower Pottsgrove grove West Potts Berks County 100 Pottstown Trappe Collegeville £ ¤ 422 Philadelphia Norristown Lower Providence Upper Providence Sch uyl kill Riv er Whitemarsh _^ ^_ ^_^_ West Norriton ^_ Bridgeport Upper Merion Royersford ^_ West Conshohocken ^_ § ¨¦ 76 29 ^_ Conshohocken _^ ^_ ^_ ^_ Narberth ^_ Chester County ^_ Lower Merion ^_ § ¨¦ 476 ^_ ^_ ^_ ^_ ^_ ^_ Delaware County Regional Mixed Use Center Rural Resource Area Suburban Residential Area Town Center Community Mixed Use Town Residential Area Business Area Unique County Wide Uses Rail Lines Open Space Village Center Rail Station (1/2 Mile) Walk Shed 0 MCPC ^_ Rail Stations 1 2 3 4 ¯ 5 6 Miles 2040 Vision Multi-Municipal Cooperation MCPC GROWTH MANAGEMENT TOOLS 2040 Vision Growth Management Tools 1. Infrastructure Investment 2. Preservation Tools 3. Growth Area Zoning MCPC 2040 Vision Infrastructure Investment 29 Hatboro Pennsburg § ¨¦ 309 476 Lansdale § ¨¦ 611 276 Ambler 663 £ ¤ Jenkintown 202 73 Collegeville £ ¤ 100 73 ¯ Norristown Conshohocken 422 76 Pottstown 29 § ¨¦ 476 Existing Public Sewer Service Future Public Sewer Service Conservation Areas and Preserved Farmland Areas Without Future Public Sewer Service Note: Mapping based, in part, upon 2010 Land Use Information MCPC § ¨¦ 2040 Vision Infrastructure Investment MCPC 2040 Vision Infrastructure Investment MCPC 2040 Vision Preservation Tools 1. Farm Zoning 2. Transfer of Development Rights 3. Farm Preservation Programs 4. Open Space Purchase 5. Land Preservation Ordinances 6. Large Lot Zoning 7. Environmentally Based Density 8. Natural Features Preservation 9. Local Food Initiatives 10. Historic Preservation Ordinances 11. Village Commercial Zoning MCPC 2040 Vision Preservation Tools TDR zoning transfers development from a preservation part of a community to a growth area. •This is a market driven process •New development in growth area must meet zoning standards •Normally, residential development is transferred Existing Landscape MCPC Normal Development TDR Development 2040 Vision Preservation Tools Land Preservation Districts are cluster ordinances for rural areas that preserves significant open space and include: •75% open space •15,000 square foot single-family detached lots •One home per 2 developable acres •Central or public sewers and water Normal Development MCPC Land Preservation Development 2040 Vision Preservation Tools Rural Residential zoning preserves key scenic, historic, and environmental areas and includes: •Home placement that preserves most important site features •30,000 square foot lots •One home per 2 developable acres •Possibility of on-site sewer and water Normal Development MCPC Rural Residential Development 2040 Vision Growth Area Zoning 1. Town Center Zoning 2. Village Commercial Zoning 3. Mixed Residential Zoning 4. Mixed Use Zoning 5. Transit Oriented Development 6. Form Based Zoning 7. Business Park Reinvestment 8. Brownfield Redevelopment 9. Grayfield Redevelopment 10. Green Infrastructure MCPC 2040 Vision Growth Area Zoning New Town Mixed Use zoning is designed for places where compact, walkable, mixed use development is appropriate, such as near train stations, historic downtowns, old shopping centers, and underutilized industrial land. •Mix of uses required on larger tracts •Walkable building design Rockville Town Square •Compact development with FAR of 1.5 and height of 6 stories •Parking garages and parking lots are hidden from view •Central plazas and open space MCPC Princeton, New Jersey 2040 Vision Growth Area Zoning MCPC 2040 Vision Growth Area Zoning MCPC 2040 Vision Growth Area Zoning MCPC 2040 Vision Growth Area Zoning • “Wrapping” parking structures with other uses is ideal, but the basic goal is to • • • MCPC conceal the parking element as much as possible Active uses should occupy at least 70% of the first floor of parking garages that front a public street Exposed parking structures should have design treatments to create the appearance of an occupied building Cars should be visually screened 2040 Vision Growth Area Zoning CENTRAL PLAZA SURROUNDED BY ROADS MCPC CENTRAL PLAZA ON CORNER The county’s 16 model ordinances provide guidance for improving the quality of new development. These models can be accessed online at: www.planning.montcopa.org/ModelOrdinances To see the county comprehensive plan, Montco 2040: A Shared Vision, go to the MCPC website at www.montcopa.org/Montco2040 Brian O’Leary, AICP, Section Chief of County Planning boleary@montcopa.org 610-278-3728 MCPC
