Post on 09-Apr-2022
2019 Annual Summary Subdivision, Land Development and Zoning Activity
Montgomery County Planning Commission
Montgomery County, Pennsylvania
Planning Commission Board
Steven Kline, Chairperson
Dulcie F. Flaharty, Vice Chairperson
Obed Arango
Robert E. Blue, Jr.
Jill Blumhardt
David L. Cohen, AICP
Scott Exley
John Ernst
Charles J. Tornetta
John Cover, AICP, Interim Executive Director
Montgomery County Board of Commissioners
Valerie A. Arkoosh, MD, MPH, Chair
Kenneth E. Lawrence Jr., Vice Chair
Joseph C. Gale, Commissioner
2019 Annual Summary
Subdivision, Land Development, and Zoning Activity
Montgomery County Planning Commission
As part of our green initiative, our goal is to reduce printed quantities.
This publication is available at www.planning.montcopa.org for viewing and printing.
Montgomery County
Preface
This report summarizes the subdivision, land development, and zoning proposals received by the Mont-
gomery County Planning Commission in 2019. The proposals were reviewed under the requirements of
the Pennsylvania Municipalities Planning Code (Act 247).
The information and statistics in this report reflect proposal plans only - not actual construction activity.
Information on construction activity is available from municipal building inspectors and zoning officers
as well as the Montgomery County Board of Assessment Appeals. Subdivision activity is recorded on
tax maps, which are available for viewing in the Montgomery County Board of Assessment Appeals
map room. Property records from the county are also available online at propertyrecords.montcopa.org.
The Planning Commission also publishes two annual reports covering residential and nonresidential
construction activity for the previous year. These reports are usually published in early summer.
Proposed plans are preliminary plans under consideration for municipal approval. Proposed plan char-
acteristics discussed in this report include residential acreage and number of units by type, and nonresi-
dential acreage and square footage.
The report contains a brief summary of zoning text and map amendments. Special requests for review
(such as conditional uses) are not included.
This report can be used to indicate areas of the county that may experience development in the future.
Ten-year summaries are included to provide a historical perspective.
iii
Note to the 2019 Annual Summary:
Development proposals submitted at the site of the Village at Valley Forge in Upper Merion Township
have been included in this analysis despite not having been formally submitted to MCPC. This site was
granted a court-ordered approval in 2006 and is not required to undergo the Act 247 process, although
developments are still required to receive final plan approval from the township. This report recognizes
submissions from the Village in the year that they occurred. In 2019, there were no new developments
proposed within the Village at Valley Forge.
Montgomery County iv
Montgomery County
Table of Contents
Section One – Number of Submissions ·························································································· 1
Section Two – Acreage of Submissions ························································································· 5
Section Three – Residential Submissions ···················································································· 9
Section Four – Nonresidential Submissions ················································································· 15
Section Five – Zoning Activity ····································································································· 21
Section Six – Conclusion ·············································································································· 23
v
Montgomery County vi
Montgomery County 1
Section One
Section One
Number of Submissions
In 2019, the Planning Commission received 444 submissions for subdivision, land development,
and zoning ordinance and map amendments. This was an increase of 2.3% compared to 2018. The
2019 submissions included 170 new proposals for land developments or subdivisions that had not
been previously submitted with similar land use and density components.
386
344383
474452
478
412
455434 444
127 114 122
182 174201 190 199
177 170
0
100
200
300
400
500
600
Year
Total Annual Submissions, 2010 to 2019
Total Submissions New Proposals
Montgomery County 2
Section One: Number of Submissions
Number of Submissions by Municipality, 2019
East Greenville
Pennsburg
Red Hill
Green Lane
Schwenksville
Pottstown
West P
ot ts
gro
ve
Royersford
Trappe
Collegeville
Telford
Souderton
HatfieldBor.
Lansdale
NorthWales
Ambler
Hatboro
Bryn Athyn
JenkintownRockledge
Norristown
Bridgeport Conshohocken
WestConshohocken
Narberth
Upper Hanover
Douglass NewHanover
Marlborough Salford
UpperSalford
UpperFrederick Lower
Frederick
Franconia
LowerSalford
Perkiomen
Skippack
UpperPottsgrove Lower
Pottsgrove
Limerick
UpperProvidence
LowerProvidence
Worcester
Whitpain
East NorritonPlymouth
WestNorriton
UpperMerion
Towamencin
Hatfield Twp.
Montgomery Horsham
UpperGwynedd
LowerGwynedd
UpperDublin
UpperMoreland
Lower Moreland
Abington
Whitemarsh
Springfield
Cheltenham
Lower Merion
¯
Philadelphia
Delaware County
Chester County
Ber
ks C
ounty
Lehigh County Bucks County
Schuylkill River
§̈¦476
§̈¦276
§̈¦76
£¤422
£¤202
§̈¦476
309
611
100
663
29
73
29
73
0
1 - 9
10 - 19
20 - 29
30 +
A look at the county map above reveals that submission activity in 2019 was relatively spread
throughout the county, but a bit more frequent in the southeastern part of the county and along the Route
422 corridor. By far, Lower Merion had the most submissions with a total of 35. Upper Providence and
Whitpain ranked second with a total of 20 each.
Montgomery County 3
Section One: Number of Submissions
Note: Municipal totals also include zoning-related submissions and special reviews. Also, land
developments and subdivisions may appear on the same submission, so the sum of these two
actions may actually be greater than the total submissions. The Municipal total does not include
submissions from outside of the county.
Municipality Total Land Developments Subdivisions
Abington 12 6 4
Ambler 2 1 0
Bridgeport 3 3 3
Bryn Athyn 0 0 0
Cheltenham 16 5 4
Collegeville 4 2 1
Conshohocken 6 6 3
Douglass 10 7 5
East Greenville 0 0 0
East Norriton 2 1 1
Franconia 6 4 2
Green Lane 0 0 0
Hatboro 8 0 0
Hatfield Borough 2 0 1
Hatfield Township 17 14 2
Horsham 9 6 5
Jenkintown 3 2 1
Lansdale 7 6 4
Limerick 11 7 5
Lower Frederick 1 0 1
Lower Gwynedd 10 4 3
Lower Merion 35 25 11
Lower Moreland 7 4 3
Lower Pottsgrove 7 4 0
Lower Providence 10 4 1
Lower Salford 14 6 3
Marlborough 11 0 5
Montgomery 16 9 2
Narberth 11 8 3
New Hanover 6 4 4
Norristown 11 8 1
Municipality Total Land Developments Subdivisions
North Wales 2 1 0
Pennsburg 2 1 0
Perkiomen 2 1 1
Plymouth 6 4 2
Pottstown 12 4 0
Red Hill 4 1 1
Rockledge 0 0 0
Royersford 2 0 2
Salford 4 1 1
Schwenksville 2 0 0
Skippack 6 4 4
Souderton 3 0 0
Springfield 2 0 0
Telford 0 0 0
Towamencin 13 5 2
Trappe 3 1 1
Upper Dublin 15 7 2
Upper Frederick 2 0 0
Upper Gwynedd 7 3 2
Upper Hanover 8 3 1
Upper Merion 9 7 3
Upper Moreland 8 3 2
Upper Pottsgrove 2 1 1
Upper Providence 20 16 8
Upper Salford 2 1 0
West Conshohocken 6 3 2
West Norriton 3 0 0
West Pottsgrove 1 0 0
Whitemarsh 15 9 5
Whitpain 20 11 6
Worcester 6 2 2
Totals 444 235 126
Montgomery County Submissions by Municipality, 2019
Montgomery County 4
Section One: Number of Submissions
Approved Plans
In 2019, 185 plans were recorded as a final plan by their respective municipalities for the first time.
These plans were not necessarily submitted in 2019. In fact, many had originally been submitted in
previous years. They may have undergone extended review periods and multiple revisions before
eventually gaining approval. Applicants may have also incurred delays due to financing or other
economy-related causes before getting a project approved.
158
142
108
144
158
195
143
169
184 185
0
50
100
150
200
250
Total Plans Approved, 2010 to 2019
Montgomery County 5
Section Two
Section Two
Acreage of Submissions
Countywide Acres Proposed for Development
The total amount of land proposed for development in 2019, which excludes land set aside for municipal
use, open space, agricultural lands, recreation areas, transportation or utilities, was 1,415 acres. This is
a relatively large jump in relation to the previous year and slightly above the five year average.
However, going forward, fewer impacted acres are still likely due to the trends of redevelopment, infill,
and expansions on existing sites.
594543 562
1,523
1,036
1,535 1,540
1,649
848
1,415
0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
Acres Proposed for Development, 2010 to 2019
Montgomery County 6
The amount of land proposed in 2019 for residential use (847 acres) represents a dramatic increase from
the previous year. However, this is still less acreage proposed than in previous decades. A rebound in
residential activity occurred after the housing bubble burst in the late 2000s, but it is still unlikely that
we will see the kind of acreage consumed in previous decades. There is simply less undeveloped land
available and the prominence of denser housing types over single family detached homes (see Section 3)
will result in less land being consumed per home.
Total nonresidential acreage proposed amounted to 568 acres in 2019 which is a moderate rebound from
the year prior at 469. This figure is slightly below the five year average for nonresidential acres
proposed.
Section Two: Acreage of Submissions
The chart below shows the breakdown of acreage proposed for development by land use type. Land
proposed for residential use is typically the largest land consumer, and that pattern held true to form in
2019 with 60% of acreage proposed going toward residential uses. This is an increase from last year.
Nonresidential land uses remain popular, especially industrial and institutional uses which have been
growing in recent years. Despite residential land use being the single largest type proposed in terms of
acreage, nonresidential land uses still accounted for 40% of total acreage proposed.
Acres Proposed for Development by Municipality
The table on the opposite page shows the distribution of proposed acres throughout the county. In 2019,
Horsham and Hatfield Township led the county with 187 acres and 174 acres proposed for development,
respectively. Other leading municipalities included New Hanover and Upper Merion.
Montgomery County 7
Section Two : Acreage of Submissions
Note: Figures include age restricted development and exclude agricultural, municipal,
open space, recreation, transportation and utility acreage. They have also been rounded to
the nearest whole acre.
Montgomery County Acres Proposed For Development by Municipality, 2019
Municipality Total Nonresidential Residential
Abington 15 6 9
Ambler 0 0 0
Bridgeport 0 0 0
Bryn Athyn 0 0 0
Cheltenham 22 22 0
Collegeville 1 0 1
Conshohocken 7 0 7
Douglass 77 27 50
East Greenville 0 0 0
East Norriton 0 0 0
Franconia 29 1 28
Green Lane 0 0 0
Hatboro 0 0 0
Hatfield Borough 0 0 0
Hatfield Township 174 72 102
Horsham 187 25 162
Jenkintown 2 1 1
Lansdale 75 70 5
Limerick 82 8 74
Lower Frederick 0 0 0
Lower Gwynedd 11 1 10
Lower Merion 40 39 1
Lower Moreland 1 0 1
Lower Pottsgrove 0 0 0
Lower Providence 2 1 1
Lower Salford 16 16 0
Marlborough 0 0 0
Montgomery 45 30 15
Narberth 4 2 2
New Hanover 138 36 102
Norristown 12 8 4
Municipality Total Nonresidential Residential
North Wales 0 0 0
Pennsburg 5 5 0
Perkiomen 2 0 2
Plymouth 8 6 2
Pottstown 7 7 0
Red Hill 0 0 0
Rockledge 0 0 0
Royersford 0 0 0
Salford 6 0 6
Schwenksville 0 0 0
Skippack 6 2 4
Souderton 0 0 0
Springfield 0 0 0
Telford 0 0 0
Towamencin 7 7 0
Trappe 8 0 8
Upper Dublin 0 0 0
Upper Frederick 0 0 0
Upper Gwynedd 8 6 2
Upper Hanover 2 2 0
Upper Merion 140 88 52
Upper Moreland 12 7 5
Upper Pottsgrove 60 0 60
Upper Providence 84 52 32
Upper Salford 1 1 0
West Conshohocken 8 7 1
West Norriton 0 0 0
West Pottsgrove 0 0 0
Whitemarsh 29 4 25
Whitpain 78 9 69
Worcester 4 0 4
Totals 1,415 568 847
Montgomery County 8
Section Two: Acreage of Submissions
Acreage Proposed for Development on Previously Developed Sites
In 2000, the Planning Commission began tracking proposed subdivisions and land developments with
regard to the amount of existing developed land already on the proposed site. A record is kept of the
approximate percentage of a site proposed for development that already has a structure, parking lot, or
some other man-made feature. In 2019, the Planning Commission estimates that approximately 44% of
the acres proposed for development had some such feature on it. Overall, this is reflective of a trend
toward residential, commercial, and industrial infill development, rather than toward developing tracts of
previously undisturbed open space. This percentage is above the decade average of 39%.
Montgomery County 9
Section Three
Section Three
Residential Submissions
Proposed Residential Development
There were 4,656 units proposed in 2019, which marks a sharp rebound from the previous year. This
year’s total reflects a market that has moved on from the caution it demonstrated in 2018 when
proposing new housing units. While 2018 saw a significant drop in new housing proposed, the number
of sketch plans reviewed, which are not counted here, increased. Some of these sketch plans moved
forward to preliminary planning in 2019. This year’s total represents the largest amount of new units
proposed since 2005.
345
1,924
2,027
4,067
2,470
4,089
3,805
3,594
1,501
4,656
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
5,000
Proposed Residential Units, 2010 - 2019
Montgomery County 10
Section Three: Residential Submissions
Residential Proposals by Type
Since 2006, the densest housing type, multifamily, has frequently accounted for nearly half of all the
units proposed in a given year. The booming rental apartment market has certainly held an influence,
but other changes also drive this trend. Market preference has shifted towards walkability and urbanized
lifestyles which incorporate mixed-uses. New zoning changes have permitted new multifamily
development in different areas like business parks, commercial corridors, and transit-oriented
developments.
All housing types saw an increase in units from last year. Single family housing types have started to
gain higher percentages than recent years. Multifamily continues to represent a plurality of all
residential development proposed, but in general, the market for new multifamily units may start to
soften while demand for single family housing types increases.
Housing Type
Single Family Detached 217 1,130
Single Family Attached 463 1,469
Multifamily 821 2,057
2018 2019 Change
421%
217%
151%
Proposed Development of Residential Housing Units, 2018 - 2019
0
500
1,000
1,500
2,000
2,500
3,000
Proposed Residential Units by Type, 2010 - 2019
Single Family Detached Single Family Attached Multifamily
Montgomery County 11
Section Three: Residential Submissions
Age-Restricted Housing Development
There were ten proposals that accounted for 936 age-restricted units proposed in 2019 — one
multifamily, four attached, and five detached. The multifamily development, Elon at Montgomery Park
II in Norristown, accounted for 42 units. The five detached proposals accounted for a total of 477 units,
while the four attached accounted for 417 units. The percent of all housing proposed attributed to age-
restricted units was 20% in 2019. This is similar to last years total at 21%. In fact, since 1996, the
average annual percentage has been about 21%. Developers and municipalities may also give
consideration to “age-targeted” developments that provide amenities and design consistent with the
needs of active adults while not mandating a specific age cutoff to potential residents.
Largest Residential Proposals
The list of the largest residential proposals on the following page emphasizes how multifamily housing
types were yet again the strongest category in 2019. Five out of the top ten residential proposals in 2019
included multifamily structures. Interestingly, most proposals constituted a mix of housing types rather
than just one. New Hanover had the most units proposed at 631 total units, a mix of 564 units located
within the New Hanover Town Center development. Upper Providence had the second most units
proposed at 598 units, with almost all of those units being multifamily and only 12 units being detached.
The largest developments proposed in 2019 were spread across the county and represented denser
development being placed in a number of different environments from greenfields to more urbanized
boroughs.
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
Proposed Age-Restricted Units 1999-2019
Total Age-restricted
Montgomery County 12
Development Name Units Type Municipality
1. Residences at Providence Town Center 586 MF Upper Providence
2. New Hanover Town Center 564 SFA, MF, SFD New Hanover
3. 1176 Limekiln Pike and 200 Park Road* 496 SFD, SFA Horsham
4. Matson Mill 296 MF Conshohocken
5. Glasgow Tract 271 SFA, MF Upper Merion
6. The Fairway 244 MF Abington
7. Del Webb at North Penn* 206 SFA, SFD Ha2ield Township
8. Luxor @ Lansdale 205 MF Lansdale
9. The Village of Windsor 186 MF Montgomery
10. Holly Road—Gambone 166 SFA Douglass
Section Three: Residential Submissions
Location of Top Ten Largest Residential Proposals, 2019
* Indicates Age-Restricted
Montgomery County Largest Residential Proposals, 2019
East Greenville
Pennsburg
Red Hill
Green Lane
Schwenksville
Pottstown
West P
otts
gro
ve
Royersford
Trappe
Collegeville
Telford
Souderton
HatfieldBor.
Lansdale
NorthWales
Ambler
Hatboro
Bryn Athyn
JenkintownRockledge
Norristown
Bridgeport Conshohocken
WestConshohocken
Narberth
Upper Hanover
Douglass NewHanover
Marlborough Salford
UpperSalford
UpperFrederick Lower
Frederick
Franconia
LowerSalford
Perkiomen
Skippack
UpperPottsgrove Lower
Pottsgrove
Limerick
UpperProvidence
LowerProvidence
Worcester
Whitpain
East NorritonPlymouth
WestNorriton
UpperMerion
Towamencin
Hatfield Twp.
Montgomery Horsham
UpperGwynedd
LowerGwynedd
UpperDublin
UpperMoreland
Lower Moreland
Abington
Whitemarsh
Springfield
Cheltenham
Lower Merion
¯
Philadelphia
Delaware County
Chester County
Berk
s C
ou
nty
Lehigh County Bucks County
Schuylkill River
§̈¦476
§̈¦276
§̈¦76
£¤422
£¤202
§̈¦476
309
611
100
663
29
73
29
73
1
2
3
45
6
78
9
10
Montgomery County 13
Section Three: Residential Submissions
Proposed Housing Units by Municipality, 2019
Residential Units Proposed for Development by Municipality
The table on the following page lists proposed residential unit totals by type for each municipality. New
Hanover received a total of 631 units proposed, making it the only municipality to receive over 600
units. Abington, Conshohocken, Douglass, Hatfield Township, Horsham, Lansdale, Upper Merion, and
Upper Providence all had totals above 200 units.
Geographically, the countywide map below shows the distribution of residential activity that has been
received by municipalities. It still shows that major projects and smaller scale infill development
proposals are being made in eastern and central areas of the county. While, a few major projects are still
being proposed in some western townships and along the Route 422 corridor.
Over a third of the county’s municipalities were quiet in terms of new residential activity, with 26 of the
county’s 62 municipalities not receiving a new residential proposal in 2019.
East Greenville
Pennsburg
Red Hill
Green Lane
Schwenksville
Pottstown
We
st P
ottsg
rove
Royersford
Trappe
Collegeville
Telford
Souderton
HatfieldBor.
Lansdale
NorthWales
Ambler
Hatboro
Bryn Athyn
JenkintownRockledge
Norristown
Bridgeport Conshohocken
WestConshohocken
Narberth
Upper Hanover
Douglass NewHanover
Marlborough Salford
UpperSalford
UpperFrederick Lower
Frederick
Franconia
LowerSalford
Perkiomen
Skippack
UpperPottsgrove Lower
Pottsgrove
Limerick
UpperProvidence
LowerProvidence
Worcester
Whitpain
East NorritonPlymouth
WestNorriton
UpperMerion
Towamencin
Hatfield Twp.
Montgomery Horsham
UpperGwynedd
LowerGwynedd
UpperDublin
UpperMoreland
Lower Moreland
Abington
Whitemarsh
Springfield
Cheltenham
Lower Merion
¯
Philadelphia
Delaware County
Chester County
Ber
ks C
ou
nty
Lehigh County Bucks County
Schuylkill River
§̈¦476
§̈¦276
§̈¦76
£¤422
£¤202
§̈¦476
309
611
100
663
29
73
29
73
0
1 - 150
151 - 300
301 - 500
501 - 600
601+
Montgomery County 14
Section Three: Residential Submissions
Municipality Total Detached Attached Multifamily
Abington 246 2 0 244
Ambler 0 0 0 0
Bridgeport 6 2 4 0
Bryn Athyn 0 0 0 0
Cheltenham 2 0 2 0
Collegeville 3 3 0 0
Conshohocken 313 5 0 308
Douglass 220 54 166 0
East Greenville 0 0 0 0
East Norriton 0 0 0 0
Franconia 32 32 0 0
Green Lane 0 0 0 0
Hatboro 0 0 0 0
Hatfield Bor 0 0 0 0
Hatfield Twp 485 225 232 28
Horsham 498 313 185 0
Jenkintown 25 0 2 23
Lansdale 209 2 2 205
Limerick 86 59 19 8
Lower Frederick 0 0 0 0
Lower Gwynedd 13 7 6 0
Lower Merion 1 1 0 0
Lower Moreland 1 1 0 0
Lower Pottsgrove 0 0 0 0
Lower Providence 1 1 0 0
Lower Salford 0 0 0 0
Marlborough 0 0 0 0
Montgomery 187 1 0 186
Narberth 81 0 0 81
New Hanover 631 118 390 123
Norristown 72 0 30 42
Municipality Total Detached Attached Multifamily
North Wales 6 0 0 6
Pennsburg 0 0 0 0
Perkiomen 2 2 0 0
Plymouth 6 6 0 0
Pottstown 0 0 0 0
Red Hill 0 0 0 0
Rockledge 0 0 0 0
Royersford 0 0 0 0
Salford 1 1 0 0
Schwenksville 0 0 0 0
Skippack 20 2 0 18
Souderton 0 0 0 0
Springfield 0 0 0 0
Telford 0 0 0 0
Towamencin 0 0 0 0
Trappe 96 0 0 96
Upper Dublin 1 0 0 1
Upper Frederick 0 0 0 0
Upper Gwynedd 2 2 0 0
Upper Hanover 0 0 0 0
Upper Merion 276 70 206 0
Upper Moreland 102 0 0 102
Upper Pottsgrove 143 143 0 0
Upper Providence 598 12 0 586
Upper Salford 0 0 0 0
West Conshohocken 4 2 2 0
West Norriton 0 0 0 0
West Pottsgrove 0 0 0 0
Whitemarsh 189 2 187 0
Whitpain 95 59 36 0
Worcester 3 3 0 0
Totals 4,656 1,130 1,469 2,057
Montgomery County Proposed Residential Units by Municipality, 2019
Montgomery County 15
Section Four: Nonresidential Submissions
Section Four
Nonresidential Submissions
Proposed Nonresidential Development
Nonresidential development includes retail commercial, office, industrial, and institutional uses. The
institutional category includes hospitals, schools, skilled nursing facilities, and churches. Independent
living units within continuing care facilities are not included in these totals, but are counted as
residential units instead. A single continuing care facility can have any number of detached, attached, or
multifamily units. If the facility includes an assisted living and common area, the square footage of that
building and an estimate of the land area is included in the summation of institutional land development.
Municipal land uses have their own separate land use category and are not included in institutional land
use. Recreational land uses are also not counted in the nonresidential total.
In 2019, the amount of nonresidential square feet proposed for development increased from the prior
year. The total, 4,316,167 square feet is well above the post-recession era numbers and reflects that the
economy is still solid within Montgomery County with numerous opportunities for nonresidential
development.
1,393,455
1,561,335
637,192
2,153,770
1,738,591
3,228,371
3,255,854
4,846,191
2,795,810
4,316,167
-
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
Proposed Nonresidential Square Footage, 2010 to 2019
Montgomery County 16
Section Four
Nonresidential Proposals by Type
Proposed commercial development square footage decreased by 13% in 2019. Commercial activity is
usually the most active category but it has been more moderate the past few years as other categories
start to gain momentum. The largest commercial development proposal was retail proposed for the New
Hanover Town Center in New Hanover at 142,600 square feet. Other major commercial developments
included a 104,796 square foot self-storage facility in Plymouth, a 90,275 square foot self-storage
facility in Abington, and a 77,000 square foot hotel in Upper Providence.
Type
Commercial 888,946 777,419
Industrial 818,775 1,966,828
Ins:tu:onal 914,732 805,011
2018 2019 Change
-13%
140%
-12%
Office 173,357 766,909 342%
Total 2,795,810 4,316,167 54%
Proposed Development of Nonresidential Square Footage, 2018 - 2019
Industrial continued its exponential growth. It was the largest total since 2001 and five of the ten largest
nonresidential submissions were all industrial. Speculative warehouse construction continues to
increase in Montgomery County as e-commerce rises and distribution networks intensify. The total
square footage of these five proposals make up over 75% of all industrial square footage proposed in
2019. The largest was North Penn Business Park with 711,168 square feet of flex space. This proposal
would add a significant amount of new industrial space to an existing underutilized center just north of
Lansdale’s downtown.
Institutional decreased by 12% in 2019 to a total of 805,011 square feet proposed. The driving force
behind this total was the school district growth in Lower and Upper Merion. The largest proposal was
for the 340,000 square foot Upper Merion High School which was followed by the new Lower Merion
Middle School with 218,000 square feet. A new medical facility in Upper Providence was a distant third
with 73,671 square feet.
Office square footage increased the most, in terms of percentage from last year, of any nonresidential
category. Up 342% from 2018, 10 office proposals were submitted for a total of 766,909 square feet.
The largest proposal (Montgomery County Justice Center) was 288,365 square feet opposed to 2018’s
largest proposal at 95,000 square feet. The second largest was for a 218,200 square foot building added
to the Tower Bridge complex in West Conshohocken.
Montgomery County 17
Section Four: Nonresidential Submissions
-
500,000
1,000,000
1,500,000
2,000,000
2,500,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Proposed Nonresidential Square Feet by Development Type, 2010 - 2019
Commercial Industrial Institutional Office
Commercial
18%
Industrial
45%
Institutional
19%
Office
18%
Proposed Nonresidential Square Footage, 2019
Montgomery County 18
Section Four: Nonresidential Submissions
Location of Top Ten Largest Nonresidential Proposals, 2019
Montgomery County Largest Nonresidential Proposals, 2019
Development Name Square Feet Type Municipality
1. North Penn Business Park 711,168 Industrial Lansdale
2. Upper Merion Area High School 340,000 Ins:tu:onal Upper Merion
3. Ha2ield North—Smokehouse 308,000 Industrial Ha2ield Township
4. Montgomery County Jus:ce Center 288,365 Office Norristown
5. 400 Barr Harbor Drive—Tower Bridge 218,200 Office West Conshohocken
6. Lower Merion Middle School 218,000 Ins:tu:onal Lower Merion
7. Sheppard Redistribu:on—Providence
Business Park II 189,740 Industrial Upper Providence
8. 59 Fretz Road 151,200 Industrial Lower Salford
9. New Hanover Town Center 142,600 Commercial New Hanover
10. 100 Progress Drive—Warehouse 132,645 Industrial Horsham
East Greenville
Pennsburg
Red Hill
Green Lane
Schwenksville
Pottstown
West P
ot tsg
rove
Royersford
Trappe
Collegeville
Telford
Souderton
HatfieldBor.
Lansdale
NorthWales
Ambler
Hatboro
Bryn Athyn
JenkintownRockledge
Norristown
Bridgeport Conshohocken
WestConshohocken
Narberth
Upper Hanover
Douglass NewHanover
Marlborough Salford
UpperSalford
UpperFrederick Lower
Frederick
Franconia
LowerSalford
Perkiomen
Skippack
UpperPottsgrove Lower
Pottsgrove
Limerick
UpperProvidence
LowerProvidence
Worcester
Whitpain
East NorritonPlymouth
WestNorriton
UpperMerion
Towamencin
Hatfield Twp.
Montgomery Horsham
UpperGwynedd
LowerGwynedd
UpperDublin
UpperMoreland
Lower Moreland
Abington
Whitemarsh
Springfield
Cheltenham
Lower Merion
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Philadelphia
Delaware County
Chester County
Ber
ks C
ou
nty
Lehigh County Bucks County
Schuylkill River
§̈¦476
§̈¦276
§̈¦76
£¤422
£¤202
§̈¦476
309
611
100
663
29
73
29
73
1
2
3
4
5
6 7
8
9
10
Montgomery County 19
Section Four: Nonresidential Submissions
Proposed Nonresidential Square Footage by Municipality, 2019
Nonresidential Square Footage Proposed for Development by Municipality
The table on the following page lists nonresidential square footage totals by type for each municipality.
Lansdale received the most square feet in proposals (725,108 square feet) while Upper Merion, Hatfield
Township, and Upper Providence were the only other municipalities to receive more than 400,000
square feet. Lower Merion, Norristown, and West Conshohocken followed with over 200,000 square
feet proposed in each municipality.
The countywide map below shows that nonresidential development proposals are relatively spread out
across the county with a greater concentration around the mid-county area. Nonresidential activity is
strongest around areas with good access to the regional highway network.
East Greenville
Pennsburg
Red Hill
Green Lane
Schwenksville
PottstownW
est P
otts
gro
ve
Royersford
Trappe
Collegeville
Telford
Souderton
HatfieldBor.
Lansdale
NorthWales
Ambler
Hatboro
Bryn Athyn
JenkintownRockledge
Norristown
Bridgeport Conshohocken
WestConshohocken
Narberth
Upper Hanover
Douglass NewHanover
Marlborough Salford
UpperSalford
UpperFrederick Lower
Frederick
Franconia
LowerSalford
Perkiomen
Skippack
UpperPottsgrove Lower
Pottsgrove
Limerick
UpperProvidence
LowerProvidence
Worcester
Whitpain
East NorritonPlymouth
WestNorriton
UpperMerion
Towamencin
Hatfield Twp.
Montgomery Horsham
UpperGwynedd
LowerGwynedd
UpperDublin
UpperMoreland
Lower Moreland
Abington
Whitemarsh
Springfield
Cheltenham
Lower Merion
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Philadelphia
Delaware County
Chester County
Berk
s C
oun
ty
Lehigh County Bucks County
Schuylkill River
§̈¦476
§̈¦276
§̈¦76
£¤422
£¤202
§̈¦476
309
611
100
663
29
73
29
73
0
1 - 200,000
200,001 - 400,000
400,001 - 600,000
600,001+
Montgomery County 20
Municipality Total Commercial Industrial Institutional Office
Abington 134,137 97,074 0 0 37,063
Ambler 2,526 0 0 2,526 0
Bridgeport 4,104 0 4,104 0 0
Bryn Athyn 0 0 0 0 0
Cheltenham 12,561 12,561 0 0 0
Collegeville 0 0 0 0 0
Conshohocken 3,200 3,200 0 0 0
Douglass 39,063 39,063 0 0 0
East Greenville 0 0 0 0 0
East Norriton 0 0 0 0 0
Franconia 7,667 0 7,667 0 0
Green Lane 0 0 0 0 0
Hatboro 0 0 0 0 0
Hatfield Bor 0 0 0 0 0
Hatfield Twp 467,810 16,244 451,566 0 0
Horsham 197,576 4,931 192,645 0 0
Jenkintown 15,546 15,546 0 0 0
Lansdale 725,108 0 711,168 13,940 0
Limerick 44,731 22,931 19,400 0 2,400
Lower Frederick 0 0 0 0 0
Lower Gwynedd 2,805 2,805 0 0 0
Lower Merion 264,508 3,028 0 261,480 0
Lower Moreland 0 0 0 0 0
Lower Pottsgrove 0 0 0 0 0
Lower Providence 2,625 210 0 2,415 0
Lower Salford 151,200 0 151,200 0 0
Marlborough 0 0 0 0 0
Montgomery 144,534 6,400 0 52,634 85,500
Narberth 17,905 17,905 0 0 0
New Hanover 169,400 142,600 0 0 26,800
Norristown 301,065 7,500 5,200 0 288,365
Municipality Total Commercial Industrial Institutional Office
North Wales 0 0 0 0 0
Pennsburg 20,690 0 0 20,690 0
Perkiomen 0 0 0 0 0
Plymouth 111,919 111,919 0 0 0
Pottstown 48,942 24,942 24,000 0 0
Red Hill 0 0 0 0 0
Rockledge 0 0 0 0 0
Royersford 0 0 0 0 0
Salford 0 0 0 0 0
Schwenksville 0 0 0 0 0
Skippack 24,008 24,008 0 0 0
Souderton 0 0 0 0 0
Springfield 0 0 0 0 0
Telford 0 0 0 0 0
Towamencin 34,719 23,284 11,435 0 0
Trappe 0 0 0 0 0
Upper Dublin 1,610 0 0 0 1,610
Upper Frederick 0 0 0 0 0
Upper Gwynedd 47,941 29,141 18,800 0 0
Upper Hanover 7,943 2,343 5,600 0 0
Upper Merion 521,044 69,514 0 350,750 100,780
Upper Moreland 84,303 0 84,303 0 0
Upper Pottsgrove 0 0 0 0 0
Upper Providence 436,602 77,000 279,740 73,670 6,191
Upper Salford 6,873 6,873 0 0 0
West Conshohocken 218,200 0 0 0 218,200
West Norriton 0 0 0 0 0
West Pottsgrove 0 0 0 0 0
Whitemarsh 8,973 8,973 0 0 0
Whitpain 34,329 0 0 0 0
Worcester 0 0 0 0 0
Totals 4,316,167 777,419 1,966,828 805,011 766,909
Proposed Nonresidential Square Footage by Municipality, 2019
Section Four: Nonresidential Submissions
Montgomery County 21
Section Five
Section Five
Zoning Activity
Zoning Amendments
All 62 municipalities in the county have officially adopted zoning ordinances, including zoning maps. In
accordance with the Municipalities Planning Code (MPC), each township and borough is required to
submit all proposed zoning ordinance or map amendments to the county Planning Commission for re-
view. These amendments can be minor, involving small changes to the text of the zoning code, or major
comprehensive amendments to the entire zoning ordinance.
The Planning Commission received 127 proposed amendments to local zoning code ordinances and zon-
ing maps. This was down from the total last year (142) and below the ten year average of 144. There
were 102 ordinance amendments and 25 zoning map proposals. Upper Dublin and Lower Salford had
the most amendments of all municipalities with 10 and 9, respectively. The county also reviews amend-
ments to local Subdivision and Land Development Ordinances (SALDO), but these are not included in
the zoning totals. Last year there were 13 SALDO amendments proposed.
0
20
40
60
80
100
120
140
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Montgomery County Proposed Zoning Amendments: 2010 - 2019
Ordinance Amendments Map Amendments
Montgomery County 22
Section Five: Zoning Activity
Municipality Total Map
Amend. Ordinance
Amend.
Abington 1 0 1
Ambler 1 0 1
Bridgeport 0 0 0
Bryn Athyn 0 0 0
Cheltenham 8 1 7
Collegeville 2 0 2
Conshohocken 0 0 0
Douglass 1 0 1
East Greenville 0 0 0
East Norriton 2 1 1
Franconia 3 1 2
Green Lane 0 0 0
Hatboro 7 1 6
Hatfield Borough 1 0 1
Hatfield Township 2 2 0
Horsham 0 0 0
Jenkintown 1 0 1
Lansdale 0 0 0
Limerick 1 0 1
Lower Frederick 0 0 0
Lower Gwynedd 6 1 5
Lower Merion 5 1 4
Lower Moreland 1 0 1
Lower Pottsgrove 1 0 1
Lower Providence 5 0 5
Lower Salford 9 3 6
Marlborough 5 1 4
Montgomery 2 0 2
Narberth 2 0 2
New Hanover 0 0 0
Norristown 1 0 1
Municipality Total Map
Amend. Ordinance
Amend.
North Wales 0 0 0
Pennsburg 1 0 1
Perkiomen 1 0 1
Plymouth 1 1 0
Pottstown 3 0 3
Red Hill 4 0 4
Rockledge 0 0 0
Royersford 0 0 0
Salford 2 0 2
Schwenksville 3 1 2
Skippack 0 0 0
Souderton 2 0 2
Springfield 1 0 1
Telford 0 0 0
Towamencin 6 1 5
Trappe 2 0 2
Upper Dublin 10 4 6
Upper Frederick 1 0 1
Upper Gwynedd 4 1 3
Upper Hanover 1 0 1
Upper Merion 1 0 1
Upper Moreland 0 0 0
Upper Pottsgrove 1 0 1
Upper Providence 4 2 2
Upper Salford 0 0 0
West Conshohocken 1 0 1
West Norriton 2 1 1
West Pottsgrove 0 0 0
Whitemarsh 3 0 3
Whitpain 4 1 3
Worcester 2 1 1
Total 127 25 102
Zoning Activity by Municipality, 2019
Montgomery County 23
Section Six
Section Six
Conclusion
Submissions
The number of submissions to the Planning Commission (444) increased in 2019 from the
previous year and was exactly the same as the five year average of 444. Despite a three year post
-recession dip in development activity, as well as an unexpected drop in proposals in 2018,
overall activity is generally trending upwards. Pressure continues to be placed on existing areas
of development to accommodate new infill opportunities. This is due to an improved outlook for
the United States construction sector and overall economy.
Acreage Consumed
The amount of acreage proposed for development in 2019 was 1,415 acres. Generally, smaller lot sizes
and less unimproved land are driving average acreage totals down for new developments. However,
2019 saw a surge in large-scale development proposals across the county—especially when it came to
land-intensive types such as single family detached and attached housing.
Residential
Residential land development proposals increased significantly from 2018. 4,656 units were proposed
with multifamily housing continuing to be the dominant form. Multifamily units are still benefitting
from the relatively robust market for apartment rentals in the Philadelphia Region. However, this trend
seems to be cooling nationally, and other housing types are gaining popularity. As millennials age into
their thirties and start to form families, the county is beginning to see a tightening in the market for
single family detached and attached homes. These young families may not be seeking the large homes
and lots of the few generations before them, but they seem to be driving a nascent return to single family
home construction as evidenced by our local real estate dynamics and number of proposals.
As Upper Merion begins to wrap up large-scale construction projects at the Village at Valley Forge, the
majority of multifamily housing proposals are now seen elsewhere. Abington, Lansdale, Conshohocken,
and Upper Providence also saw major multifamily projects proposed near employment centers and
major transportation corridors in 2019.
Montgomery County 24
Section Six: Conclusion
Nonresidential
Proposed nonresidential square footage also increased significantly in 2019 and showed considerable
strength especially when it came to industrial and office developments. There were two office
developments in the top ten nonresidential submissions in 2019, as opposed to only one in 2018. The
office sector faces challenges, but as the economy continues to improve and municipalities address the
changing needs and desires of companies, this is a sector that will continue to see new opportunities over
time.
The industrial sector saw the highest square footage proposed in that sector since 2001. This type of
development is in high demand in Montgomery County with five of the top ten largest nonresidential
proposals in 2019 being industrial. In the last few years, speculative warehouse development has driven
industrial sector growth. However, now the county is beginning to see other types of industrial
developments being proposed, such as purpose-built facilities and flex-spaces.
Zoning
The Planning Commission received 127 proposed amendments to either the zoning code or
zoning map of local municipalities. This was a decrease from the prior year.
Montgomery County Planning Commission
Montgomery County, Pennsylvania