LAND ANALYSIS
The Nazareth Area is well known for its varied topography, beautiful landscape and historic boroughs. 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 Nazareth Area 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 the current zoning. The analysis focused on the existing zoning for each municipality and calculating 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. The results will be used to help guide the development of policies, actions and implementation steps so the Nazareth Area is able to support the amount of population and employment growth anticipated and get the kind and quality of development the area wants.
Natural Resources
The Nazareth Area is rich with natural resources that enhance quality of life in the region. The Natural Resources map shows natural resources that are important to conserve, restore or enhance.
Agricultural Resources
Farming is highly valued in the Nazareth Area both as a business and as a way to maintain the rural character of the area. Preserving farmland through agricultural easements and establishing agricultural security areas are ways to maintain the character and quality of life of the Nazareth Area.
Parks, Recreation and Open Space
The Nazareth Area has a wide variety of public and private parks, outdoor recreation, open space and scenic resources that provide health benefits to the residents of the region.
Water and Sewer
The Nazareth Area has public sewer in four of the five boroughs, which extends into small portions of the townships. Hanover Township is extensively served by public sewer from the City of Bethlehem. Public water extends much farther into the denser areas of the townships.
Municipal Zoning
The Nazareth Area has large areas that are zoned for agricultural or rural districts, with higher intensity land uses concentrated near the availability of public sewer, and to a lesser degree, public water.
Existing Land Use
The Nazareth Area has large areas devoted to agricultural and rural residential land uses in the northern portion of the study area. More intensive land uses occur in the southern portion of the study area where public sewer and/or public water is available.
Methodology
The land potentially available for development was estimated by taking the total area of the Nazareth Area 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, with the exception of Chapman Borough, because the Borough does not have a zoning ordinance in place. 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.
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.
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.
Because many of the zoning districts in the Nazareth Area 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.
Bath Borough
Zoning Review
Bath Borough completed its municipal zoning in 2011, and it was last amended in 2017. The ordinance is divided into three residential districts and five non-residential districts. Higher intensity residential or mixed-use development is allowed in only three of the districts. No residential development is allowed in the Commercial Highway-Without Residential, Manufacturing Commercial and Light Manufacturing Commercial districts.
Land Analysis
Bath Borough has enough available land to accommodate the projected population for the municipality. The municipality would not need to maximize potential density under its existing zoning. The Low Density Residential District has the most potential acreage, and along with the Medium Density Residential District, has the highest potential for accommodating future housing units.
The Borough can accommodate a moderate amount of non-residential growth. While the highest potential for non-residential development exists in the Low Density Residential District, which would compete with projected housing demands, the Manufacturing Commercial and Commercial Highway-Without Residential districts also have a relatively high potential for new non-residential development.
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: 95
Bushkill Township
Zoning Review
Bushkill Township completed its municipal zoning in 2012, and it was last amended in 2018. The ordinance is divided into one residential district and three non-residential districts. Residential development is allowed in three of the districts, with no residential development allowed in the General Commercial/Industrial District.
Land Analysis
Bushkill Township has more than enough available land to accommodate the projected population for the municipality. The municipality would not need to maximize potential density under its existing zoning. The largest potential exists in the Rural Residential District, with much smaller amounts of housing in other districts.
Bushkill Township can accommodate a high amount of non-residential growth in each of its zoning districts. The highest potential for non-residential development exists in the Rural Residential 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: 805
Chapman Borough
Zoning Review
Chapman Borough does not have a zoning ordinance in place.
Land Analysis
With 43.5 acres of developable land, Chapman has enough available land to accommodate its projected population growth.
New Housing Units Projected by 2040: 17
Hanover Township
Zoning Review
Hanover Township completed its municipal zoning in 2000, and it was last amended in 2019. The ordinance is divided into six residential districts, ten non-residential districts and two overlay districts. Residential development is only allowed in four of the non-residential districts.
Land Analysis
Hanover Township does not have enough available land to accommodate the projected population growth for the municipality. The Single-Family Residential Suburban and Planned Highway Residential districts have the highest potential, but combined, would only be able to provide about 40% of the projected housing demand, even if they were fully developed at the maximum allowed densities.
The Township can accommodate a high amount of non-residential growth, with the highest potential in the Aircraft Flight Path Highway Business District. Other significant growth areas include the Commercial Center, Office and Institutional, and Planned Industrial/Business 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: 973
Lower Nazareth Township
Zoning Review
Lower Nazareth Township completed its municipal zoning in 2001, and it was last amended in 2017. The ordinance is divided into three residential districts, eight non-residential districts and two overlay districts—Health Care Overlay and Mixed-Use Overlay. Residential development is allowed in six of the districts and the Mixed-Use Overlay District.
Land Analysis
Lower Nazareth Township has more than enough available land to accommodate the projected population for the municipality and would not need to maximize potential density under their existing zoning. While the highest potential for residential development exists in the Agricultural District, the Low Density, Medium Density and Planned Industrial Commercial districts also have a relatively high potential for residential development.
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 Agricultural 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: 1,251
Moore Township
Zoning Review
Moore Township completed its municipal zoning in 2011, and it was last amended in 2018. The ordinance is divided into one residential district and five non-residential districts. High intensity residential or mixed-use development is only allowed in the Village Center District. No residential development is allowed in the Industrial District.
Land Analysis
Moore Township has more than enough land available to accommodate the projected population growth for the municipality and would not need to maximize potential density under their existing zoning. The Village Center District has the highest potential for residential development followed by the Rural Agricultural District, with smaller amounts of housing in other districts.
Moore Township can accommodate a high amount of non-residential growth in most of its zoning districts, with the exception of the Blue Mountain Conservation District. The highest potential for non-residential development exists in the Rural Agricultural 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: 1,557
Nazareth Borough
Zoning Review
Nazareth Borough completed its municipal zoning in 2005, and it was last amended in 2017. The ordinance is divided into three residential districts and four non-residential districts. Higher intensity residential or mixed-use development is allowed in four of the districts, maintaining a separation of residential development from the industrial districts.
Land Analysis
Nazareth Borough does not have enough available land to accommodate the projected population growth for the municipality. The Low Density Residential and Medium Density Residential districts combined would be able to provide less than half the projected housing demand if they were fully developed at the maximum allowed densities.
The Borough can accommodate a moderate amount of non-residential growth. While the highest potential for non-residential growth exists in the Extractive Industry and Light Industrial districts, a high potential for non-residential growth exists in the Low Density Residential District, which would compete with projected housing demands.
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: 253
Stockertown Borough
Zoning Review
Stockertown Borough completed its municipal zoning in 2005, and it was last amended in 2014. The ordinance is divided into one residential district and three non-residential districts. The Mixed Use District allows for the highest intensity residential development. No residential development is allowed in the Industrial and Office/Industrial districts.
Land Analysis
Stockertown Borough has enough land available to accommodate the projected population growth for the municipality. The highest potential for residential growth exists in the Residential District, however, enough land is also available in the Mixed-Use District alone at maximum density to meet projected housing demands.
The Borough can accommodate a moderate amount of non-residential growth. The Residential and Mixed-Use districts have the highest potential for non-residential growth, while the remaining non-residential districts have much more limited space and can only accommodate a limited amount of growth.
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: 102
Tatamy Borough
Zoning Review
Tatamy Borough completed its municipal zoning in 1991, and it was last amended in 2014. The ordinance is divided into two residential districts and five non-residential districts. Residential development is only allowed in the two residential districts and the Conservation and Recreation District, maintaining a separation of residential development from the business, commercial and industrial districts.
Land Analysis
Tatamy Borough nearly has enough land to accommodate the projected population for the municipality, but only if the average number of people per household remains steady and new housing is built at the maximum potential density. The Low Density Residential District has the highest potential for accommodating future housing units.
The Borough can accommodate a moderate amount of non-residential growth. While the highest potential for non-residential growth exists in the Business and Light Industrial districts, the Low Density Residential District has a high potential as well, which would compete with projected housing demands.
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: 234
Upper Nazareth Township
Zoning Review
Upper Nazareth Township completed its municipal zoning in 2007, and it was last amended in 2014. The ordinance is divided into four residential districts and six non-residential districts. Residential development is allowed in all but the three industrial districts.
Land Analysis
Upper Nazareth Township has more than enough land available to accommodate the projected population growth for the municipality and would not need to maximize potential density under their existing zoning. Enough land is available in the Medium Density Residential District alone at maximum density to meet projected housing demands.
The Township can accommodate a high amount of non-residential growth in most of its zoning districts. The highest potential for non-residential growth exists in the Extractive Industry and General Industrial districts, however, the Rural Residential and Medium Density Residential districts also have a relatively high potential for non-residential development.
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: 345
Summary
The Nazareth Area 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. Under the existing zoning, some of the boroughs would struggle to provide for their projected growth. The townships are in a much better position to accommodate future growth, but some of this new development could end up in agricultural areas under the existing zoning.
The Nazareth Area will need to work together on how to best accommodate future growth and development. While revitalization, redevelopment and development of remaining areas within the boroughs can accommodate some of this growth, most will need to be in the townships. Where and how this growth occurs will have significant effects on the character and quality of life in the area.