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Planning & Zoning |
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Planning & Zoning - Community Development Department |
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The Community Development Department administers the Township's Subdivision and Land Development, the Erosion and Sedimentation Control, Floodplain, Zoning and Stormwater Management Ordinances. The Community Development Department is also responsible for administering the Township's Comprehensive Plan, Open Space Plan and all new and amended Township Zoning Ordinances. Lastly, the Community Development Department administers all applications for Subdivision and Land Development projects, and all Zoning Appeals. |
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Planning and Zoning Department Staff |
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Michael Siegel |
Director of Community Development |
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Contact Information |
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Telephone |
(610) 539-8020 |
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Fax |
(610) 539-6347 |
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Hours of Operation |
7:30 AM - 4:30 PM Weekdays |
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Department Contact |
Contact Form |
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Department Email |
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Zoning Appeal Decisions |
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To review Zoning Appeal decisions, please view the new
zoning appeal decisions webpage. |
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Village Commercial Committee |
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Village Commercial Proposed Ordinance Amending Chapter 143 Revd 12/22/2008 |
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Lower Providence Township Demographics |
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If you require complete demographic information of the Township, please click on this Link for Demographics. For Employment and Population Growth, please click on this link Planning 2000 - 2030 Population Forecast and 2025 Final Jobs Forecasts. |
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Individual Property Records Information |
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If you require property information such as tax parcel number, tax map, sales data, lot dimensions and size,sketch plan of a home, ownership records, properties within 500 feet or even assessment records for properties in Lower Providence Township, please click on the following link: Montgomery County Property Records |
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Neighborhood Traffic Calming Program |
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Lower Providence Township often times receives concerns and complaints from its residents
about speeding and cut-through traffic on neighborhood streets. Neighborhood livability and safety
are recognized as important issues to address through the officials of the Township. In response to the
public's concerns, the Lower Providence Township Board of Supervisors developed a Neighborhood Traffic Calming Manual for your reference. |
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Act 209 Report -Traffic Impact Fee Study |
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The Act 209 Traffic Impact Fee Study has been prepared in accordance with the
requirements set forth in Pennsylvania Act 209 on behalf of Lower Providence Township.
Act 209 was signed into law effective December
19, 1990. It amends the Pennsylvania Municipalities Code (Act 247 of 1968, as amended) to permit
municipalities to assess transportation impact fees on new development within their boundaries,
provided they have adopted a municipal transportation impact fee ordinance in accordance with the
procedures set forth in the Act.
Impact fees under Act 209 may only be used for those costs incurred for improvements
designated in the adopted transportation capital improvements plan of the municipality that are
attributable to new development. ; it neither applies to, nor restricts the procedures or powers of the
municipality to require on-site transportation improvements to remedy impacts of new development. |
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Land Use Assumptions Report |
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 DRAFT Land Use Assumptions Report 07/24/2008 |
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Open Space Plan |
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Open Space Plan Document
Open Space Plan Map
Build Out Plan
Master Trail Plan |
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Comprehensive Plan |
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Comprehensive Plan |
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Township Land Use Map |
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Recreation Plan and Update |
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Recreation Plan
Recreation Plan Update 2006  |
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Subdivision and Land Development Process |
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If you are considering a subdivision or land development project, you are strongly encouraged to contact the Community Development Department to arrange a no cost initial consultation meeting with the Community Development Director before submitting your project. This will assure your project is expedited and handled in the most efficient manner. The Community Development Department may be reached at (610) 539-8020 Ext 128.
The subdivision and land development application process begins with the submission of a subdivision or land development application to the Township Planning Commission. The Township Planning Commission either grants a favorable or unfavorable recommendation concerning these applications to the Board of Supervisors. All plans are reviewed by staff and Township consultants for compliance with the Lower Providence Township's Subdivision and Land Development Ordinance, Zoning Ordinance and other Township ordinances.
The Board of Supervisors reviews and makes decisions about these subdivisions and land development projects following recommendations from the Planning Commission. The Board of Supervisors always makes the final decision for land development plans.
The Planning Commission is also authorized at the request of the Board of Supervisors to review Township proposed ordinances and make recommendations concerning those ordinances. The Lower Providence Township Planning Commission meets the 4th Wednesday of each month at 7:30 P.M. at the Lower Providence Township Building meeting room. |
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Conditional Use Application |
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The Conditional Use application and procedure is available from the Township by email utilizing this link-- Contact Form or by obtaining a copy at the Township. Please refer to the zoning and subdivision & land development ordinances before requesting this conditional use application. A letter of intent for the proposed use must accompany this application. |
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Planning Commission 2009 Meeting Dates |
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January 28th Reorganization & Regularly Scheduled Meeting
February 25th
March 25th
April 22nd
May 27th
June 24th
July 22nd
August 26th
September 23rd
October 28th
November 18th
December 16th
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Subdivision & Land Development Application Package |
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The complete subdivision and land development application package can be downloaded from this section. All application, required notices and required forms must be signed for a complete submission. When submitting your application at the Township, the applicant must fill out a bank deposit form at the Township for all required escrows and must be able to supply their federal id# on the deposit slip at the time of submission. All submissions must be by 3:30 p.m. to be accepted for review by the deadline date (45 days) before the next planning commission. Please read the LPVRSA procedures for obtaining sewage capacity. |
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- Subdivision and Land Development Application Submission Procedures
- Subdivision and Land Development Application
- Posting of Property
- Montgomery County Planning Commission Request Form
- Professional Services Escrow Agreement
- Procedure Escrow Policy Appendix A
- Procedure for County Plan Recording
- Release and Dedication Procedures
- Contacts for outside agency reviews
- 90-day Extension Notice for Plan Reviews
- LPVRSA Procedures
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Subdivision & Land Development Links to Township Maps and Ordinances |
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Lower Providence Township Zoning Map (8.5x11)
Lower Providence Township Ultimate Right-of-Way Street Map
Section 123 - Subdivision & Land Development Ordinance
Section 143 - Zoning Ordinance |
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Zoning Appeal Process |
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The Zoning Hearing Board consists of five members who hear all zoning appeals. In the event one Board member cannot attend the meeting and the Board is composed of four (4) members, the applicant will be given the option of having their appeal heard with the four (4)-member board or request a continuance of the appeal to a date at which a full board can be convened. If the applicant(s) requests a continuance, the request will be granted provided the applicant(s) agrees in writing to waive the provision under the Municipal Planning Code (MPC) requiring that a hearing be held within 60 days of the date of the applicant's request for a hearing. If the applicant(s) elects to proceed with a four-member board and the Board's vote is split (i.e. two members voting for and two members against), the appeal is deemed to be denied.
If any appeal is not concluded by the adjournment time, usually 10:00 p.m., the Zoning Hearing Board may either complete the appeal or continue the appeal to a date that is publicly announced before adjournment. If the Zoning Hearing Board is unable to select a date for any continued hearing at the time of the public meeting, the date for the rescheduled continued hearing should be advertised pursuant to the provisions of the Zoning Ordinance and the MPC.
The Zoning Hearing Board is permitted fourty-five (45) days to render a written decision following the last hearing at which testimony was given or oral arguments were made or legal memos or briefs filed, whichever is last to occur. A signed copy of the written decision along with be sent to the applicant not later than the day following its date.
Applicant(s) shall have a right of appeal to the Court of Common Pleas of Montgomery County within thirty (30) days after the entry of the decision as provided in 42 PA. C.S. 5572, or, in case of a deemed decision, within 30 days after the date upon which notice of said deemed decision is given as set forth in Section 908(9) of the MPC. |
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Zoning Hearing Board 2009 Meeting Dates |
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January 22 Reorganization & Regularly Scheduled Meeting
February 26
March 26
April 23
May 28
June 25
July 23
August 27
September 24
October 22
November 17
December 15
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Zoning Information Links |
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Zoning Hearing Board Appeal Application
Zoning Hearing Board Appeal Procedures and Policy
2009 Planning Fee Schedule
2009 Zoning Fee Schedule |
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Recently Adopted Ordinances |
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Important Note: Lower Providence Township Ordinances are provided as a service provided to our community. While every effort has been made to ensure the accuracy of the documentation provided, copies of the official Ordinances of the Township are available at the Township offices. Anyone considering activity which may be affected by these ordinances is advised to consult with the Community Development Department for further information. |
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The Ridge Pike Business District Ordinances |
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Ordinance #546 RPBD SALDO Design Standards
Ordinance #547 RPBD Map Amendment
Ordinance #548 RPBD Zoning |
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2009 Ordinances |
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Ordinance #576 Natural Resources Protection |
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Ordinance #577 Village Commercial and Evansburg Village Commercial Zoning Amendment |
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Ordinance #578 Evansburg Village Commercial Map Amendment |
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2008 Ordinances |
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Ordinance #568 Recreational Vehicle Parking |
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Stormwater Management Program |
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Please view the Lower Providence Stormwater webpage to learn more about the Lower Providence Stormwater Management Program and how you can help prevent non-point source water pollution to our streams. |
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Additional Information for Lower Providence Township and PA Planning Regulations |
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Route 422 Coalition River Crossing Complex
Municipalities Planning Code
PA Laws Regulating Private Property Rights
For additional local resources and information, please visit our local links webpage
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Land Development Projects Currently Under Township Review |
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* Please note all information and documentation posted here is preliminary and subject to change. |
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- Terra Landscaping - 3481 Germantown Pike
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