Updated Zoning Ordinance & Map

Upper Moreland Township has been working with the Township’s planning consultant,  Montgomery County Planning Commission , to update the zoning ordinance and zoning map since the spring of 2021. The goal of this project is to implement priority actions from  UpperMoreland2040 , the Township’s comprehensive plan, by creating a regulatory environment that promotes the community’s land use and economic development objectives.

The purpose of zoning is to promote, facilitate, and protect public health and welfare, to implement the comprehensive plan, to protect environmentally sensitive features, and to regulate how land can be used and the intensity of development. Zoning has two parts: the zoning ordinance text and the zoning map.

The Zoning Ordinance audit and amendment process was informed by the recommendations of UpperMoreland2040 Comprehensive Plan, which was adopted in July 2020. The recommendations noted on this page were all fulfilled to some extent through the proposed ordinance amendments, though additional effort will always be required.

Ensure Compatible Residential Infill and Expansions.

• Adopt zoning standards regulating residential infill and expansions.

Continue to allow sufficient numbers of apartments and condominiums.

• Support transit-oriented, walkable development and provide substantial housing choices for prospective residents or tenants. This is especially critical in downtown Willow Grove.

Encourage adaptive reuse of existing buildings.

• The zoning ordinance should make it attractive for developers to reuse abandoned but architecturally significant churches, schools, or other institutional buildings.

Create transitional districts to buffer residential neighborhoods from higher-intensity districts and uses.

• Implement streetscaping and building design standards along commercial-mixed use road corridors to create more attractive and welcoming places.

Create a user-friendly zoning code.

• Simplify the zoning map and adopt a set of “use regulations” and a corresponding “use matrix” that allow users to easily interpret the code.

Maintaining Neighborhood Character was one of the key tenets of the plan. The existing land use map revealed how the zoning is generally consistent with what’s on the ground, therefore, there were no substantial changes to the residential districts in terms of the uses, lot sizes, or permitted size of buildings. Some additional standards, characterized as “traditional neighborhood development” principles, have been added to require new residential developments to have a porch or portico, if there are already two existing houses with a porch/portico on the block. In addition, garage location and design standards have been added and would apply to new developments.

The zoning update would rezone the area that is currently HR-High Rise District to MD-Multiple Dwelling District, both of which are existing zoning districts. To simplify the zoning map, the HR District would be updated to a mapped overlay district. This zoning map amendment would mean that if a redevelopment were to happen, the housing types and uses that are permitted in the MD District would be permitted, in addition to high rise buildings.

The commercial areas of Willow Grove are currently located within two zoning districts: TC-Town Center and CC-Commercial Core. The updated zoning map would keep the TC District the same, and expand the area of the CC District on Davisville and York Roads. The regulations of the Town Center Districts (TC-1 and TC-2) are largely unchanged and maintain the high level of design standards. The most significant change is that the maximum height of buildings has been reduced to 45 feet, 4 stories.

The Commercial Core District is located primarily along York and Davisville Roads, and serves as a transitional district between higher-intensity Town Center District and surrounding residential districts. Both districts permit a mix of uses and also allow a mix of residential, office, service, and commercial uses within the same building.

The CMU District would consist of areas that areas along Easton Road and York Road that are currently zoned Office, C-1 Commercial, C-2 Commercial.

The CMU District includes a high proportion of suburban-style strip commercial development. Typical uses consist of retail, service, and professional offices on small lots.

The new I-Industrial District consolidated the previous three industrial districts.

The area of Maryland Road, Computer Road, and Commerce Avenue is within the new BC-Business Center District, which consists of office and light industrial uses. Over time, portions of the area have been converted to multifamily (apartment buildings) residential uses.

The intent of the BC District is to create a modern office park with a mix of uses. This area will be the site of the extension of the Power Line and Cross County. In order to restrict additional residential development, the new BC District would not permit residential uses.

Edits to the SC-Shopping Center district are intended to allow shopping centers to adapt to changing market trends, as well as to accommodate development that maintains the suburban character while enhancing the building, site, and landscape design. More green space and pedestrian plazas would be required for any new development.

The intent of the SC District is to serve the shopping needs of the township residents, minimize conflicts between the SC District and adjacent residential neighborhoods, and to encourage redevelopment where appropriate.

Article IV Regulation of Uses. At the most basic level, zoning can be boiled down to setting “what” use is allowed “where” within a community. Figuring that out should be a straightforward process for the average user so, in that spirit, all uses permitted throughout the borough have been reviewed and reorganized into standardized use categories. Each of these “new” use categories are defined in Article IV, Use Regulations. In addition to a definition and description of each use, Article IV also prescribes any supplemental regulations attached each use. To complement this, all permitted uses are reflected in a borough-wide use matrix that notes each use, where it is allowed, and the type of approval (zoning permit, special exception, conditional use, or prohibited).

Article XXVI Parking and Loading. Parking and loading is another integral piece of the zoning ordinance. Due to its importance, the parking and loading regulations are now housed within their own article, Article XV, Parking and Loading. This updated section includes:

• Parking design and location requirements.
• Minimum parking requirements by land use, prescribes the minimum parking requirements for all land use categories.  
• Parking reduction options that allow applicants to lessen their parking requirement under certain circumstances (such as when on-street parking is available or when an existing building is being preserved).

Article XXI Steep Slope Conservation Overlay District

Article XXII Riparian Corridor Conservation Overlay District. New Overlay District requiring dense strips of vegetation along streambanks to help slow runoff, provide natural habitat.

Article XXIII Historic Preservation Overlay District. Minor edits, reviewed by Historical Commission

Article XXXIII Renewable Energy Technologies. Updated to reflect the industry best practices for solar energy systems and facilities