Montgomery County PA Zoning — The Complete Resource

How Zoning Works in Montgomery County Pennsylvania

Montgomery County's 62 municipalities — boroughs, townships, and one city (Norristown) — each maintain independent zoning authority under Pennsylvania's Municipalities Planning Code. The Montgomery County Planning Commission serves as the regional planning agency, providing technical assistance, reviewing subdivision plans, and maintaining county-wide GIS and mapping data. The Planning Commission does not administer zoning — that authority rests entirely with each municipality.

This decentralized structure means a business owner, developer, or investor must research the specific municipality's code for every property they evaluate. Two parcels across a township line may have completely different zoning classifications, permitted uses, and dimensional requirements even if they appear physically similar and are located within blocks of each other.

When researching any Montgomery County property for a specific use:

1. Identify the municipality the parcel sits in

2. Obtain the municipality's current zoning map and determine the zoning district

3. Review the municipality's zoning ordinance for permitted uses, conditional uses, and dimensional requirements

4. Determine whether your intended use is permitted by right, by conditional use, or requires a variance

5. Confirm sewage capacity — public sewer is required for most commercial and industrial uses

Major Zoning Classifications in Montgomery County

Montgomery County municipalities use varied classification systems, but the following categories appear throughout most local codes:

RESIDENTIAL DISTRICTS

R-1, AAA, AA, A — Very Low to Low Density Residential. Single-family detached homes on larger lots. Minimum lot sizes range from 2+ acres in rural townships to 12,000-20,000 square feet in developed suburban communities. Agricultural uses often permitted by right in lower-density classifications.

R-2, R-3 — Medium Density Residential. Single-family detached on moderately sized lots. Some municipalities permit accessory uses and home occupations.

R-4, R-MF, MF — Higher Density / Multifamily Residential. Attached homes, townhouses, condominiums, apartment buildings. Requires public water and sewer. Common in Norristown, Conshohocken, and townships with transit access.

MHP — Mobile Home Park District. Manufactured housing communities where specifically permitted.

COMMERCIAL DISTRICTS

C-1, NC, LB — Neighborhood Commercial / Local Business. Small-scale retail and service uses serving immediate neighborhood needs. Gas stations, convenience stores, personal services, small restaurants. Typically located at intersections and along secondary roads. Scale limitations generally prohibit shopping centers or large-format retail.

C-2, GC, GB — General Commercial / General Business. Broad commercial district permitting retail stores, restaurants, automotive services, hotels, shopping centers, office uses, and most commercial services. The workhorse commercial district throughout Montgomery County. Concentrated along Route 309, Route 202, Route 422, Route 30, Germantown Pike, and other major arterials.

HC, C-3 — Highway Commercial. Large-format retail, auto dealerships, hotels, shopping centers. Requires highway frontage and significant lot sizes. Common along Route 309 corridor in Horsham and Montgomeryville, Route 422 in Collegeville and Phoenixville area, and Route 30 (Lancaster Avenue) along the Main Line.

SC, RC — Shopping Center / Regional Commercial. Planned large-scale retail environments. King of Prussia retail corridor is the most significant example in Montgomery County. Requires planned development approvals.

O, OP, OB — Office / Office Park / Office Business. Professional and business office uses. Medical offices, corporate headquarters, financial services, research facilities. Ancillary retail often limited to 10-15% of gross floor area. Prevalent along Route 202, Route 309, Route 422, and the Route 30 Main Line corridor.

INDUSTRIAL DISTRICTS

LI, I-1, IL — Light Industrial. Manufacturing with limited external impacts, warehousing, distribution, flex space, research and development, data centers. Performance standards limit noise, vibration, odor, and outdoor storage. Concentrated in Horsham Township, Lansdale Borough, Upper Gwynedd Township, and portions of Upper Merion Township.

GI, I-2, M — General / Medium Industrial. Heavier manufacturing, processing, large distribution. More permissive performance standards. Less common in Montgomery County than in Bucks County's lower industrial corridor.

BP, IP, R&D — Business Park / Industrial Park / Research and Development. Campus-style planned environments mixing office, R&D, light manufacturing, and ancillary uses. Prevalent along Route 202 and Route 422 corridors. GlaxoSmithKline, Merck, and other pharmaceutical campuses operate under variants of these districts.

SPECIAL DISTRICTS

MX, MU, TC — Mixed Use / Town Center. Increasingly prevalent in newer zoning codes and in municipalities revisiting their downtown and transit-adjacent areas. Permits blend of retail, restaurant, office, and residential within a single district. Conshohocken, Ambler, Lansdale, and Jenkintown have active mixed-use downtown districts.

VC, DC — Village Center / Downtown Commercial. Historic walkable commercial cores in boroughs. Ambler Borough, Jenkintown Borough, Narberth Borough, Hatboro Borough, North Wales Borough, Lansdale Borough. Mixed retail, restaurant, professional office, upper-floor residential.

TOD — Transit-Oriented Development. Emerging district type in municipalities with SEPTA regional rail stations. Higher density mixed-use development within walking distance of rail stations. Lansdale, Ambler, Hatboro, and Conshohocken have explored or adopted TOD frameworks.

AG, A — Agricultural. Low-density residential and farming in the county's less-developed western municipalities. Limerick Township, Upper Providence Township, and portions of other western townships retain agricultural zoning.

FP — Floodplain Overlay. Development restrictions on FEMA-designated flood zone parcels. Affects properties along Schuylkill River, Wissahickon Creek, Perkiomen Creek, and their tributaries throughout the county.

Montgomery County Municipality-by-Municipality Zoning Authority

EASTERN MONTGOMERY COUNTY (Philadelphia Border / Route 309 Corridor)

Abington Township

Zoning Authority: Abington Township, 1176 Old York Road, Abington PA 19001

Primary Commercial Zones: C-1, C-2 along Old York Road, Easton Road, Welsh Road

Primary Office Zones: O along major arterials

Notable: Active suburban commercial market. Old York Road corridor is primary commercial spine. Proximity to Philadelphia drives strong residential and commercial demand. Limited industrial.

Cheltenham Township

Zoning Authority: Cheltenham Township, 8230 Old York Road, Elkins Park PA 19027

Primary Commercial Zones: C-1, C-2 along Cheltenham Avenue, Old York Road, Ogontz Avenue

Notable: Eastern gateway community bordering Philadelphia. Cheltenham Avenue/Ogontz Avenue corridor is primary commercial area. Significant transit access via multiple SEPTA lines.

Jenkintown Borough

Zoning Authority: Jenkintown Borough, 459 Meetinghouse Road, Jenkintown PA 19046

Primary Commercial Zones: TC, C-1 along West Avenue and Cedar Street downtown

Notable: Walkable historic borough with distinctive downtown commercial district. Two SEPTA regional rail lines serve Jenkintown. Mixed retail, restaurant, and professional service. Limited industrial.

Lower Moreland Township

Zoning Authority: Lower Moreland Township, 640 Red Lion Road, Huntingdon Valley PA 19006

Primary Commercial Zones: C-1, C-2 along Welsh Road and Red Lion Road

Notable: Primarily residential township with commercial development along primary arterials. Huntingdon Valley area is primary commercial concentration.

Springfield Township (Montgomery)

Zoning Authority: Springfield Township, 1510 Paper Mill Road, Wyndmoor PA 19038

Primary Commercial Zones: C-1, C-2 along Germantown Pike and Paper Mill Road

Notable: Borders Chestnut Hill. Mixed residential and commercial character. Germantown Pike corridor has neighborhood commercial development.

Upper Dublin Township

Zoning Authority: Upper Dublin Township, 801 Loch Alsh Avenue, Fort Washington PA 19034

Primary Commercial Zones: C-1, C-2 along Susquehanna Road, Limekiln Pike, and Bethlehem Pike

Primary Office Zones: OP along Pennsylvania Turnpike corridor

Notable: Fort Washington Office Park is one of Montgomery County's most significant suburban office concentrations. Pennsylvania Turnpike access drives strong office and commercial demand. Limited industrial.

Upper Moreland Township

Zoning Authority: Upper Moreland Township, 117 Park Avenue, Willow Grove PA 19090

Primary Commercial Zones: C-1, C-2 along Easton Road, Welsh Road, and Moreland Road

Primary Industrial Zones: I-1, LI along Route 309 and Pennsylvania Turnpike area

Notable: Willow Grove Park Mall (closed/redeveloping) and surrounding commercial corridor is primary retail concentration. Route 309 corridor has significant commercial and light industrial development.

NORTH CENTRAL MONTGOMERY COUNTY (Route 309 / Route 202 Corridor)

Ambler Borough

Zoning Authority: Ambler Borough, 122 East Butler Avenue, Ambler PA 19002

Primary Commercial Zones: TC, C-1, C-2 along Butler Avenue and Main Street downtown

Primary Industrial Zones: I-1 along former rail corridor (legacy industrial)

Notable: One of Montgomery County's most distinctive downtown commercial districts. Walkable Butler Avenue corridor with retail, restaurant, entertainment, and professional services. SEPTA regional rail station. Legacy industrial land being redeveloped for mixed use and residential. Wissahickon School District.

Hatboro Borough

Zoning Authority: Hatboro Borough, 414 South York Road, Hatboro PA 19040

Primary Commercial Zones: C-1, C-2 along York Road and County Line Road

Notable: Walkable historic borough with active York Road commercial corridor. SEPTA Warminster line serves Hatboro station. Mixed retail, restaurant, and service commercial. Hatboro-Horsham School District.

Hatfield Borough

Zoning Authority: Hatfield Borough, 401 South Main Street, Hatfield PA 19440

Primary Commercial Zones: C-1, C-2 along Main Street and Cowpath Road

Primary Industrial Zones: I-1 along Cowpath Road corridor

Notable: Small borough with commercial and light industrial activity. North Penn School District.

Hatfield Township

Zoning Authority: Hatfield Township, 1950 School Road, Hatfield PA 19440

Primary Commercial Zones: C-1, C-2 along Bethlehem Pike (Route 309) and Cowpath Road

Primary Industrial Zones: I-1, LI along Cowpath Road and Derstine Avenue

Notable: Route 309 corridor provides significant commercial frontage. Active light industrial market. North Penn School District.

Horsham Township

Zoning Authority: Horsham Township, 1025 Horsham Road, Horsham PA 19044

Primary Commercial Zones: C-1, C-2, HC along Horsham Road, Dreshertown Road, and Welsh Road

Primary Office Zones: OP, BP throughout township — one of Montgomery County's largest suburban office markets

Primary Industrial Zones: I-1, LI throughout

Notable: One of the most commercially and industrially active municipalities in Montgomery County. Significant pharmaceutical, technology, and professional services office campus development. Welsh Road corridor and surrounding areas constitute a major suburban employment center. Hatboro-Horsham School District. Former Naval Air Station Horsham site (Horsham Air Guard Station) is a major redevelopment opportunity- it has been stated that this parcel will be mostly residential.

Lansdale Borough

Zoning Authority: Lansdale Borough, 1 Vine Street, Lansdale PA 19446

Primary Commercial Zones: TC, C-1, C-2 along Main Street and Broad Street downtown

Primary Industrial Zones: I-1, LI along railroad corridor

Notable: Active walkable downtown commercial district. SEPTA Lansdale/Doylestown regional rail line terminus. Mixed retail, restaurant, professional office in downtown. Legacy industrial along railroad corridor being redeveloped. North Penn School District.

Lower Gwynedd Township

Zoning Authority: Lower Gwynedd Township, 1130 N. Bethlehem Pike, Spring House PA 19477

Primary Commercial Zones: C-1, C-2 along Bethlehem Pike and Sumneytown Pike

Notable: Primarily residential with commercial development along primary arterials. Wissahickon School District.

Montgomery Township

Zoning Authority: Montgomery Township, 1001 Stump Road, Montgomeryville PA 18936

Primary Commercial Zones: C-1, C-2, HC along Bethlehem Pike (Route 309) and Route 202

Primary Office Zones: OP along Route 202

Notable: Montgomeryville commercial corridor along Route 309 is one of upper Montgomery County's primary retail concentrations. Route 202 corridor has significant office development. North Penn School District.

North Wales Borough

Zoning Authority: North Wales Borough, 300 School Street, North Wales PA 19454

Primary Commercial Zones: TC, C-1 along Main Street

Notable: Small walkable borough with neighborhood commercial. SEPTA Lansdale/Doylestown line serves North Wales station. North Penn School District.

Towamencin Township

Zoning Authority: Towamencin Township, 1090 Troxel Road, Lansdale PA 19446

Primary Commercial Zones: C-1, C-2 along Sumneytown Pike and Forty Foot Road

Primary Industrial Zones: I-1, LI throughout — significant industrial market

Notable: Active industrial and office market. Sumneytown Pike corridor. Significant warehouse and flex space inventory. North Penn School District.

Upper Gwynedd Township

Zoning Authority: Upper Gwynedd Township, 1 Parkside Place, North Wales PA 19454

Primary Commercial Zones: C-1, C-2 along Sumneytown Pike and Forty Foot Road

Primary Office/Industrial Zones: BP, OP, LI along Sumneytown Pike

Notable: West Point (Merck) pharmaceutical campus is located in Upper Gwynedd — one of the largest single employers in Montgomery County. Significant supporting commercial and office development along Sumneytown Pike. North Penn School District.

Whitpain Township

Zoning Authority: Whitpain Township, 960 Wentz Road, Blue Bell PA 19422

Primary Commercial Zones: C-1, C-2 along Skippack Pike, DeKalb Pike (Route 202), and Butler Pike

Primary Office Zones: OP along major arterials

Notable: Blue Bell community is the commercial hub. Significant suburban office park development along Route 202 and surrounding corridors. Wissahickon School District. Limited industrial.

WESTERN MONTGOMERY COUNTY (Route 422 / Perkiomen Valley Corridor)

Collegeville Borough

Zoning Authority: Collegeville Borough, 491 E. Main Street, Collegeville PA 19426

Primary Commercial Zones: C-1, C-2 along Main Street and Route 422

Notable: Small borough along Route 422 corridor. Ursinus College presence shapes community character. Limited industrial.

Limerick Township

Zoning Authority: Limerick Township, 646 West Ridge Pike, Limerick PA 19468

Primary Commercial Zones: C-1, C-2 along Route 422, Ridge Pike, and Lewis Road

Primary Industrial Zones: I-1, LI along Route 422 corridor

Notable: Active commercial and industrial development along Route 422. Proximity to Pottstown area. Spring-Ford School District.

Lower Providence Township

Zoning Authority: Lower Providence Township, 100 Ridge Pike, Collegeville PA 19426

Primary Commercial Zones: C-1, C-2 along Ridge Pike and Route 422

Primary Industrial Zones: I-1, LI throughout

Notable: Active industrial and commercial market along Route 422. Providence Town Center retail development. Methacton School District.

Perkiomen Township

Zoning Authority: Perkiomen Township, 319 Ridge Road, Collegeville PA 19426

Primary Agricultural/Residential Zones: A, R throughout

Notable: Primarily residential and agricultural. Limited commercial.

Skippack Township

Zoning Authority: Skippack Township, 4089 Heckler Road, Skippack PA 19474

Primary Commercial Zones: TC along Skippack Pike (Skippack Village)

Notable: Skippack Village is a distinctive specialty retail and dining destination along Skippack Pike. Walkable village commercial character with boutique retail, restaurants, and services. Limited industrial.

Trappe Borough

Zoning Authority: Trappe Borough, 100 W. Main Street, Trappe PA 19426

Primary Commercial Zones: C-1 along Main Street

Notable: Small borough adjacent to Collegeville. Limited commercial.

Upper Providence Township

Zoning Authority: Upper Providence Township, 1286 Black Rock Road, Phoenixville PA 19460

Primary Commercial Zones: C-1, C-2 along Rt 422, Black Rock Road

Primary Industrial Zones: I-1 along Route 422

Notable: Commercial and industrial development along Route 422 corridor. Methacton School District.

KING OF PRUSSIA / MAIN LINE / LOWER MERION CORRIDOR

Bridgeport Borough

Zoning Authority: Bridgeport Borough, 4th & DeKalb Streets, Bridgeport PA 19405

Primary Commercial Zones: C-1, C-2 along DeKalb Street and Main Street

Notable: Small borough adjacent to Conshohocken and King of Prussia. Active redevelopment along Schuylkill riverfront. Upper Merion School District.

Conshohocken Borough

Zoning Authority: Conshohocken Borough, 400 Fayette Street, Conshohocken PA 19428

Primary Commercial Zones: TC, C-1, C-2 along Fayette Street downtown

Primary Office Zones: OP, MX along Schuylkill riverfront (River Road / Washington Street)

Notable: One of Montgomery County's most dramatically redeveloped communities. Schuylkill riverfront corridor has been transformed with significant Class A office buildings, hotels, and mixed-use development. SEPTA Manayunk/Norristown regional rail serves Conshohocken. Active downtown restaurant and retail scene. Upper Merion School District.

Lower Merion Township

Zoning Authority: Lower Merion Township, 75 East Lancaster Avenue, Ardmore PA 19003

Primary Commercial Zones: C-1, C-2 along Lancaster Avenue (Route 30), Montgomery Avenue, Haverford Avenue, and local commercial corridors in each community

Primary Office Zones: O throughout various communities

Notable: Montgomery County's most prestigious and highest-value residential municipality. Commercial development concentrated in borough-like commercial districts throughout the township — Ardmore Junction, Narberth, Wynnewood, Merion. Lancaster Avenue (Route 30 / Main Line) is the primary commercial spine. Very limited industrial. Lower Merion School District throughout.

Narberth Borough

Zoning Authority: Narberth Borough, 100 Conway Avenue, Narberth PA 19072

Primary Commercial Zones: TC, C-1 along Haverford Avenue and Forrest Avenue downtown

Notable: Highly walkable borough with distinctive and active downtown commercial district. SEPTA Paoli/Thorndale regional rail serves Narberth. One of the Main Line's most vibrant neighborhood commercial destinations. Lower Merion School District.

Norristown Borough (Municipality of Norristown)

Zoning Authority: Municipality of Norristown, 235 East Airy Street, Norristown PA 19401

Primary Commercial Zones: C-1, C-2, TC along Main Street and DeKalb Street downtown

Primary Industrial Zones: I-1, I-2 along Stony Creek and East Norriton border

Notable: Montgomery County seat. Active redevelopment of downtown Main Street corridor. County courthouse and government complex anchors downtown. SEPTA Manayunk/Norristown regional rail serves Norristown. Significant industrial legacy along creek corridors. Norristown School District.

Upper Merion Township

Zoning Authority: Upper Merion Township, 175 West Valley Forge Road, King of Prussia PA 19406

Primary Commercial Zones: C-1, C-2, SC along Routes 202, 363, and 422

Primary Office Zones: OP, BP throughout — largest suburban office market in Montgomery County

Primary Industrial Zones: I-1, LI along Route 202 and adjacent corridors

Notable: King of Prussia is Upper Merion Township's commercial core — home to one of the largest retail destinations on the East Coast, a massive suburban office market, and significant hotel and hospitality inventory. The intersection of I-76, I-276, and Route 202 makes Upper Merion the most accessible municipality in the Philadelphia suburbs for vehicular traffic. Valley Forge National Historical Park occupies significant land in the township. Upper Merion School District.

West Norriton Township

Zoning Authority: West Norriton Township, 1630 West Marshall Street, Norristown PA 19403

Primary Commercial Zones: C-1, C-2 along Germantown Pike and Johnson Highway

Primary Industrial Zones: I-1, LI along creek corridors and Route 422 frontage

Notable: Active commercial and industrial market adjacent to Norristown. Norristown School District.

NORTH MONTGOMERY COUNTY (Souderton / Franconia / Salford Corridor)

Franconia Township

Zoning Authority: Franconia Township, 671 Allentown Road, Souderton PA 18964

Primary Commercial Zones: C-1, C-2 along Allentown Road and Route 113

Primary Agricultural Zones: A throughout rural portions

Notable: Mix of agricultural, residential, and commercial. Souderton Area School District.

Harleysville (unincorporated — Lower Salford Township)

See Lower Salford Township below.

Lower Salford Township

Zoning Authority: Lower Salford Township, 490 Harleysville Pike, Harleysville PA 19438

Primary Commercial Zones: C-1, C-2 along Route 113 and Skippack Pike

Primary Agricultural Zones: A throughout rural portions

Notable: Skippack Village adjacency creates lifestyle commercial character. Agricultural land throughout eastern portions. Souderton Area School District.

Salford Township

Zoning Authority: Salford Township, 1545 Hendricks Road, Harleysville PA 19438

Primary Agricultural Zones: A throughout

Notable: Primarily agricultural.

Souderton Borough

Zoning Authority: Souderton Borough, 31 West Summit Street, Souderton PA 18964

Primary Commercial Zones: C-1, C-2 along Main Street and Broad Street

Notable: Small borough with neighborhood commercial core. Souderton Area School District.

Telford Borough (partial — also Bucks County)

Zoning Authority: Telford Borough, 122 Penn Avenue, Telford PA 18969

Primary Commercial Zones: C-1, C-2 along Penn Avenue

Notable: Borough split between Montgomery and Bucks counties. Souderton and Perkasie school districts.

Upper Salford Township

Zoning Authority: Upper Salford Township, 1379 Gravel Pike, Zieglerville PA 19492

Primary Agricultural Zones: A throughout

Notable: Primarily agricultural and rural.

Worcester Township

Zoning Authority: Worcester Township, 1721 Valley Forge Road, Worcester PA 19490

Primary Commercial Zones: C-1, C-2 along Skippack Pike and Valley Forge Road

Notable: Mix of residential and limited commercial. Methacton School District.

Where Commercial and Industrial Zoning Is Concentrated in Montgomery County

MAJOR RETAIL AND COMMERCIAL CORRIDORS

King of Prussia Retail Corridor (Upper Merion Township)

The largest retail concentration in Montgomery County and one of the largest in the eastern United States. King of Prussia Mall, surrounding power centers, big box retail, restaurants, hotels, and entertainment. C-2, SC, and regional commercial zoning throughout. I-76, I-276, and Route 202 intersection provides unmatched regional accessibility.

Route 309 / Bethlehem Pike Corridor (Horsham, Hatfield, Montgomery Township)

Primary commercial spine of central and northern Montgomery County. Stretching from Ambler north through Blue Bell, Horsham, Hatfield, and into Montgomeryville. Major retail, restaurants, automotive, service commercial, and hospitality. Heavy C-2 and HC zoning throughout:

Route 422 Corridor (Upper Providence, Lower Providence, Collegeville, Limerick)

Western Montgomery County's primary commercial and industrial spine. Active retail, commercial, pharmaceutical office campus development, and light industrial. Connects to Pottstown and Reading markets to the west.

Lancaster Avenue / Route 30 (Main Line Corridor — Lower Merion Township)

Primary commercial artery through Lower Merion Township. Neighborhood-scale retail, professional services, restaurants, and mixed-use development throughout Ardmore, Wynnewood, Narberth, and surrounding communities. Walkable commercial character consistent with Main Line community identity:

Germantown Pike Corridor (East Norriton, West Norriton, Plymouth, Whitemarsh)

Mid-county commercial corridor connecting Plymouth Meeting and King of Prussia to Norristown and beyond. Mixed retail, commercial, and light industrial.

Skippack Pike (Skippack Township, Lower Salford Township)

Specialty retail and dining destination. Walkable village commercial character. Not a high-volume commercial corridor but a destination commercial environment.

MAJOR OFFICE AND CORPORATE CAMPUS CONCENTRATIONS

King of Prussia Office Market (Upper Merion Township)

One of the largest suburban office markets in the Mid-Atlantic. Class A and B office buildings along Route 202, Route 363, and the Valley Forge corridor. Major corporate tenants across multiple industries.

Route 202 Corridor Office Market (Whitpain / Blue Bell, Montgomery Township)

Blue Bell and surrounding areas have significant suburban office campus development. Multiple corporate headquarters and regional offices along Route 202.

Welsh Road / Horsham Office Market (Horsham Township)

Major suburban office concentration with significant pharmaceutical, technology, and professional services tenants. Multiple office park developments throughout Horsham Township.

Fort Washington Office Park (Upper Dublin Township)

Established suburban office campus along Pennsylvania Turnpike corridor. Pennsylvania Turnpike access drives demand.

Conshohocken Riverfront Office Market

Transformed Class A office corridor along the Schuylkill River. Premium office buildings with river views. SEPTA access and proximity to Philadelphia drives strong tenant demand.

MAJOR INDUSTRIAL CORRIDORS

Horsham / Lansdale / Towamencin Industrial Corridor

Montgomery County's most active industrial market. Flex space, warehouse, light manufacturing, and R&D facilities concentrated throughout Horsham Township, Lansdale Borough, Towamencin Township, and Upper Gwynedd Township. Route 309 and Pennsylvania Turnpike access.

Route 422 Industrial Corridor (Lower Providence, Upper Providence, Limerick)

Active warehouse, distribution, and light manufacturing market along Route 422. Growing logistics market driven by Route 422 access and proximity to Route 76 and the regional highway network.

Conshohocken / West Norriton Industrial Legacy

Legacy industrial along Schuylkill River and Stony Creek corridors. Much being redeveloped for office and mixed use. Active redevelopment market.

How to Research Zoning for a Specific Montgomery County Parcel

Step 1: Identify the municipality. Use the Montgomery County GIS portal at data.montcopa.org or the Montgomery County Planning Commission's online mapping resources to identify the municipality for any parcel by address or tax parcel number.

Step 2: Obtain the municipal zoning map. Contact the specific municipality's zoning office or visit the municipality's website. Most Montgomery County municipalities publish their zoning ordinances online. The Montgomery County Planning Commission maintains a comprehensive inventory of municipal planning documents.

Step 3: Determine the zoning district. Cross-reference the parcel with the zoning map to identify the specific district designation.

Step 4: Review the zoning ordinance. Read the permitted uses, conditional uses, and dimensional requirements for that district. Determine whether your intended use is permitted by right, by conditional use, or requires a variance.

Step 5: Contact the municipal zoning officer. For any commercial, industrial, or mixed-use contemplating a purchase, a pre-application meeting with the zoning officer before executing an agreement of sale is strongly advisable. Zoning interpretations can vary. Get confirmation in writing when possible.

Step 6: Confirm sewage facilities. Montgomery County has extensive public sewer infrastructure but capacity is not universal. For any commercial or industrial use — particularly those with significant water and sewer demands — confirm with the municipal engineer or authority that adequate capacity exists before committing.

Step 7: Review Act 537 Sewage Facilities Plan. Larger-scale commercial and industrial development or change of use may require amendment to the municipal Act 537 plan.

Montgomery County Zoning Resources

Montgomery County Planning Commission: montcopa.org/planning

Montgomery County GIS and Mapping: data.montcopa.org

Pennsylvania Municipalities Planning Code: pa.gov/agencies/dced

Municipal website directory: montcopa.org/municipalities

FAQ: Montgomery County Zoning

What is zoning and how does it work in Montgomery County PA?

Zoning is a system of land use regulation that divides a municipality into districts specifying what uses are permitted in each. In Montgomery County, each of the 62 municipalities administers its own zoning code independently. There is no county-wide zoning ordinance. The Pennsylvania Municipalities Planning Code provides the statutory framework, but the specific rules are set locally.

Who administers zoning in Montgomery County PA?

Each individual municipality — borough, township, or borough — administers its own zoning code through a designated zoning officer and zoning hearing board. The Montgomery County Planning Commission provides regional planning assistance but does not administer zoning.

How do I find out what a property is zoned in Montgomery County PA?

Use the Montgomery County GIS portal at data.montcopa.org to identify the municipality and parcel. Then contact that municipality's zoning office for the current zoning map and ordinance. Most municipalities now publish their codes online.

What zoning do I need for a commercial property in Montgomery County PA?

Retail, restaurant, and service commercial uses typically require C-1 (Neighborhood Commercial) or C-2 (General Commercial) zoning. Office uses may require O or OP (Office/Office Park) zoning. Industrial and warehouse uses require LI or I-1 (Light Industrial) at minimum. The specific classification depends on the municipality and the scale of the intended use.

Where is industrial zoning concentrated in Montgomery County PA?

The primary industrial markets are in Horsham Township, Lansdale Borough, Towamencin Township, and Upper Gwynedd Township along the Route 309 corridor, and in Lower Providence Township, Upper Providence Township, and Limerick Township along the Route 422 corridor. Conshohocken and West Norriton retain legacy industrial zoning along the Schuylkill corridor, much of which is being redeveloped.

What is King of Prussia zoned for in Montgomery County PA?

King of Prussia is in Upper Merion Township and is zoned primarily C-2 (General Commercial), SC (Shopping Center), OP (Office Park), and related commercial and office classifications throughout the retail and office corridor. The zoning framework accommodates the large-scale retail, office, hotel, and mixed-use development that defines King of Prussia. Residential zoning exists in the surrounding neighborhoods.

Can I operate a business out of my home in Montgomery County PA?

Most Montgomery County municipalities permit home occupations in residential zoning districts subject to specific limitations — typically restrictions on employees, signage, customer visits, and the nature of the business. Each municipality's home occupation ordinance sets the specific standards. Review the relevant municipal code before beginning any home-based business activity.

What is TOD zoning in Montgomery County PA?

Transit-Oriented Development (TOD) zoning permits higher-density mixed-use development within walking distance of SEPTA regional rail stations. Several Montgomery County municipalities — including Lansdale, Ambler, Hatboro, and Conshohocken — have adopted or are developing TOD frameworks to encourage walkable, transit-accessible development around their rail stations.