LAND ANALYSIS
The Northern Lehigh area is well known for its varied topography, beautiful landscape and rural character. These features—including natural areas and farmland—contribute significantly to the area’s identity and quality of life. Many of these areas are already under pressure from growth and development and could face increased pressure if population growth forecasts prove to be true.
The Northern Lehigh Multi-Municipal Comprehensive Plan will need to balance growth and development with preservation and conservation to maintain the quality of life that residents greatly appreciate.
A Land Analysis was done to better understand some of the critical resources in the area and potential impacts of current zoning. The analysis focused on a review of the existing zoning for each municipality and a calculation of the development potential of that zoning. These analyses were based on allowable building density provided by existing municipal zoning and land potentially available for development—which is land not currently developed; protected lands, such as parks, agricultural or conservation easements; and natural resources land. The results will be used to help guide the development of policies, actions and implementation steps so Northern Lehigh is able to support the amount of population and employment growth anticipated and get the kind and quality of development the area desires.
Methodology
The land potentially available for development was estimated by taking the total area of Northern Lehigh and subtracting natural resources, preserved farmland and other protected lands, roadways and existing development. The analysis was not parcel-based such that portions of larger “developed” parcels could have some land potentially available for development. The remaining areas were identified by their respective zoning districts, and the total area within each district was calculated in acres.
The maximum potential density for both residential and non-residential land use was researched for each zoning district within each municipality. These densities were multiplied by the amount of total land potentially available for development within each zoning district to estimate the maximum number of housing units for residential development and building square footage of non-residential development.
Maximum potential residential units and non-residential square footage were calculated based on total acres of available land within a zoning district, including, but not limited to, vacant parcels. This means that larger developments will not always be possible because the actual parcels may be too small.
The maximum density of housing units specified in the zoning ordinance was used when available. When maximum densities were not easily available (typically for mixed-use or apartment land uses), the total square footage of building per acre was calculated based on maximum building coverage and building height. This square footage was converted to an estimated number of housing units, with 800 square feet (a two-bedroom apartment) used for a typical unit, unless a larger size was specified in the municipality’s zoning ordinance.
The density of non-residential land uses was calculated using maximum building coverage and maximum building height to calculate buildable square footage. This square footage was converted to square footage per acre for each zoning district. Both residential and non-residential densities were calculated as if public sewer and/or water were available, when specified in the ordinance. While many areas do not currently have sewer or water access, the analysis assumes that access would be provided if development occurred at the highest possible intensity.
Because many of the zoning districts in Northern Lehigh allow for both residential and non-residential land uses, the analysis was done with two scenarios: one that maximized housing and one that maximized the square footage of non-residential development.
Heidelberg Township
Zoning Review
Heidelberg Township completed its municipal zoning in 1981, and it was last amended in 2011. The ordinance is divided into four districts. Residential development is allowed in all four districts, with higher-density residential development allowed in the Rural and Rural Village districts.
Land Analysis
Heidelberg Township has more than enough available land to accommodate the projected population for the municipality. If zoning is maximized, the Rural District alone could provide for the projected housing demand. The Agricultural Preservation District could also accommodate the projected housing, which could undermine the rural character of the Township. Much less housing potential is available in the two remaining districts.
The Township can accommodate a high amount of non-residential growth. The highest potential exists in the Agricultural Preservation District. High levels of non-residential growth in these areas could significantly impact the character and quality of life of the community. The Rural Village, Rural and Blue Mountain districts can also accommodate a significant amount of non-residential growth.
The Township will need to consider where and what kind of development it wants to accommodate growth, while maintaining its identity.
New Housing Units Projected by 2040: 457
Lowhill Township
Zoning Review
Lowhill Township completed its municipal zoning in 2018. The ordinance is divided into three districts. Residential development is allowed in all three districts, with higher-density residential allowed in the Rural and Rural Village districts.
Land Analysis
Lowhill Township has more than enough available land to accommodate the projected population for the municipality. The Rural Conservation District alone could accommodate the projected housing needs, which could undermine the rural character of the Township. The Rural and Rural Village districts could each accommodate the growth if zoning is maximized.
The Township can accommodate a high amount of non-residential growth in each of its zoning districts. The highest potential for growth exists in the Rural Conservation District. High levels of non-residential development in this district could significantly impact the quality of life and character of the community.
The Township will need to consider where and what kind of development it wants to accommodate growth, while maintaining its identity.
New Housing Units Projected by 2040: 398
Lynn Township
Zoning Review
Lynn Township completed its municipal zoning in 1982, and it was last amended in 2018. The ordinance is divided into seven districts and two overlay districts—Mixed-Use Residential Neighborhood Overlay and Age Qualified Community Overlay. Residential development is allowed in six of the districts and both overlay districts.
Land Analysis
Lynn Township has more than enough available land to accommodate the projected population for the municipality. If zoning is maximized, the Rural Residential, Village Center and General Commercial/General Industrial districts could each provide for the projected housing demand. The Agriculture Preservation also has a high potential for residential development, which could undermine the rural character of the Township. Limited space is available for residential development in the three remaining districts.
The Township will need to consider where and what kind of development it wants to accommodate growth, while maintaining its identity.
New Housing Units Projected by 2040: 581
Slatington Borough
Zoning Review
Slatington Borough completed its municipal zoning in 1982, and it was last amended in 2009. The ordinance is divided into six districts. Residential uses are allowed in each district, however, in the Commercial and Industrial districts, residential units must be within a non-residential building structure.
Land Analysis
Slatington Borough has enough available land to accommodate the projected population for the municipality. The Suburban Residential, Town Residential and Industrial districts have the highest potential for accommodating future housing units.
The Borough can accommodate a moderate amount of non-residential growth in most of its zoning districts. The highest potential for non-residential growth exists in the Suburban Residential District followed by the Industrial and Rural Residential districts.
The Borough will likely need to use a combination of revitalization, redevelopment and new development to accommodate growth and economic development.
New Housing Units Projected by 2040: 177
Washington Township
Zoning Review
Washington Township completed its municipal zoning in 2009, and it was last amended in 2019. The ordinance is divided into seven districts. Residential development is allowed in every district except the the General Industrial District. Higher-density residential development is allowed in the Village Center, Residential and Rural Village districts.
Land Analysis
Washington Township has more than enough available land to accommodate the projected population for the municipality. The Rural District alone could accommodate the projected growth. If zoning is maximized, the Residential and Rural Village districts could each provide for the projected housing demand. Limited space for residential development is available in the Blue Mountain, General Commercial and Village Center districts.
The Township can accommodate a high amount of non-residential growth in the Rural and Rural Village districts. High levels of non-residential development in these districts could significantly impact the quality of life and character of the community. The Residential District can also accommodate a significant amount of non-residential growth, with much more limited space available in the remaining districts.
The Township will need to consider where and what kind of development it wants to accommodate growth, while maintaining its identity.
New Housing Units Projected by 2040: 1,410
Weisenberg Township
Zoning Review
Weisenberg Township completed its municipal zoning in 1993, and it was last amended in 2017. The ordinance is divided into six districts. Residential development is allowed in only three of the districts, with no residential development allowed in the commercial and industrial districts. High-density residential development is not allowed anywhere in the township.
Land Analysis
Weisenberg Township has more than enough available land to accommodate the projected population for the municipality. The Rural Conservation District has the most potential acreage and could accommodate all the projected future housing units alone. However, the Rural and Rural Village districts combined could also provide for the projected housing demand.
The Township can accommodate a high amount of non-residential growth, with the highest potential in the Rural Conservation District followed by the Rural District. High levels of non-residential development in these districts could significantly impact the quality of life and character of the community. The General Commercial and Light Industrial districts have the least amount of available space, resulting in a more limited amount of non-residential development than the remaining districts.
The Township will need to consider where and what kind of development it wants to accommodate growth, while maintaining its identity.
New Housing Units Projected by 2040: 1,011
Summary
Northern Lehigh has a large amount of natural resources and farmland that give the region its distinct character and quality of life. However, projected population growth could put development pressure on these areas. Overall, under the existing zoning, the municipalities can accommodate future growth, but some of this new development could end up in agricultural or rural conservation areas under the existing zoning.
Northern Lehigh will need to work together on how to best accommodate future growth and development. Where and how this growth occurs will have significant effects on the character and quality of life in the area.