Growth Management

Strategy 3: Interchange Area Planning Process

Strategy Description:

This strategy outlines the process needed to develop master plans for each interchange area. The strategy targets a multi-municipal approach, where necessary, and coordination at the regional-level. It recognizes the model interchange overlay as being only one component of public policy needed to manage and sustain the interchange areas. "Effective interchange area management requires a combination of techniques involving land use/zoning, subdivision regulation, sign control, access management, and intergovernmental coordination" ("Land Development and Access Management Strategies for Interchange Areas," by Laurel A. Land, AICP, Transportation Planning, Volume XXV, Number 4, Winter 2000/1, p.4). This strategy provides the tools to develop this multi-dimensional approach. The strategy builds on the previous work of the I-99 Interchange Overlay Zone Model Ordinance and strives to outline the process needed for sound land use planning and the eventual development of underlying zoning and land development controls.

Key Components:

Begin with the primary areas of influence at the interchange areas, defined as locations under the greatest pressure to develop within the 20 year period following the opening of I-99 (Vision 2020: Living with I-99 - Probable Future Report, February 2001). In many cases, the shape and size of these areas differs from the arbitrary one-mile and ¼ mile radius suggested in the I-99 Interchange Overlay Zone Model Ordinance.

Initiate the Interchange Area Planning Process. Municipalities need to take a careful look at all zoning and/or land use regulations in these areas to see how they are currently managing land uses within the areas of influence. An audit of these ordinances should be one of the first steps (see Strategy 27: Land Development Audit Strategy). The Probable Future Scenario completed some of this activity and provides some baseline indicators. The following steps and procedures should be pursued:

Step 1: Determine the affected municipalities in the area of influence (see the Interchange Area Planning Process Strategy Appendix--Primary Area of Influence Profile sheets following this strategy).

Step 2: Organize an interchange area study committee with representatives of all municipalities within the area of influence (this committee is not the same as the Overlay Zone Committee – this activity is not a reinvention of previous work. While the previous work provides measures to control design, it does not control the overall use of the land. Public policy, which addresses the extent, patterns, types, and location of land uses, is needed to guide development and to control impacts.)

The development of these policies and action steps is the mission of this committee. The committee’s responsibilities would be to:

Complete the interchange area of influence audit
Recommend an interchange growth area

Develop an interchange land use scenario with land use policy and action strategies
Ensure the actions are implemented at the municipal and/or multi-municipal level

Step 3: Complete the Interchange Area of Influence Audit. The following existing information should be examined as a part of the review:

Interchange Areas of Influence (AOI) Profiles (see the Strategy Appendix)

Development Suitability Analysis (see Growth Area and Resource Area Strategy Appendix) – note: mapping is based on 1995 land use data, an effort would be required to update this data. A variety of layers were developed for this map. These maps may be produced as individual layers, by theme (environment, community, economic), or as the composite development suitability map. The analysis gives further definition to the AOI. Strategy 13: Open Lands Prioritization and Management Strategy focuses on the use and integration of specific resource and cultural layers and themes. Through the Technical Advisory Committee process this was given high priority for the development of the future land use scenarios. At a minimum these elements should be considered in assessing the suitability of an area for future development.

Existing land use (see the Map Book) – note: mapping is based on 1995 land use data; an effort would be required to update this data.

Municipal zoning districts within the AOI – a zoning layer was created for the Vision 2020 project. This layer may be a starting point for the creation of the AOI zoning map; however, updating would be required. This information was used to complete a cursory calculation of build out potential and 2020 land use impact. A more detailed analysis would be desirable for the interchange area planning effort.

Preliminary assessment of the 14 interchanges (see the Appendix following this strategy)

Municipal land use regulation (zoning, subdivision and land development, stormwater management ordinances) -- review to summarize permitted uses and area / bulk regulations by district, specifications on cartway / right-of-way widths, open space / conservation provisions, parking requirements, and special use regulations.

Step 4: Develop the preferred purpose and objectives for the interchange through the planning process.

Step 5: Based on review of the audit and the interchange purpose and objectives, highlight the interchange growth area.

Step 6: Present the information to the public, include a discussion of the process and the reasoning behind the recommendations, and collect public input and response.

Step 7: Refine the growth area based on the public comment.

Step 8: Develop a land use / transportation master plan based on the interchange purpose and objectives. The following strategies from this Land Use and Sustainability Plan should be used to help determine the best location for land use types and corridor development: Strategy 2: Future Land Use, Strategy 6: Functional Roadway (Transportation) Classification System, Strategy 7: Highway Corridor Access Management, Strategy 13: Open Lands Prioritization and Management, Strategy 17: Target Industry Analysis, and Strategy 24: Reuse and Redevelopment Program.

The long-term land use / transportation planning process goes beyond the usual 20-year period and introduces much more detailed sub-area roadway systems including coordinated inter-parcel access, buildout right of way, and median requirements on key corridors and roads (see the Interchange Area Planning Process Strategy Appendix – Technical Memorandum: I-99 Interchange Overlay Zone Model Ordinance Review following this strategy). Consider ideas provided in the PA Municipalities Planning Code, such as official maps to reserve new transportation corridors and public facility spaces, transportation impact zones and fees, transfer of development rights, and specific plans.

Step 9: Present the land use plan to the public, include a discussion of the process and the reasoning behind the recommendations, and collect public input and response.

Step 10: Refine the land use plan based on the public comment.

Step 11: Prepare an action plan, which outlines implementation strategies and provides guidance for each strategy, describing the timing, costs, and responsibilities for implementation.

Step 12: Adopt as an amendment to local and/or multi-municipal comprehensive plans.

Step 13: Begin implementation and meet regularly to assess progress and to determine corrective actions, if necessary.

Regional Application:

The Interchange Area Planning Process is one of the most important strategies in the Land Use and Sustainability Plan. It is expected that the interchange areas will feel the greatest pressure for development over the next twenty years. Currently, the primary areas of influence around the fourteen interchange areas contain approximately 26,940 acres. In 1995, approximately 7.8 percent of the area was devoted to residential uses, one percent to commercial use, and less than one percent to industrial uses. The majority of this land area was devoted to agriculture (41.4%) and forests (32.3%). Over the course of the next twenty years with the presence of I-99 and current land use regulations, this picture may change dramatically. Residential land use has the potential to quadruple, commercial lands to triple, and industrial lands to exceed one percent, all at the expense of farmed and forested lands. The implementation of I-99 Interchange Overlay Zone Model Ordinance will not affect this development potential. The implementation of a long-range land use and transportation plan will help guide the affected communities to implement policies for managing the amount and type of growth and development at their interchange areas.

Implementation:

The interchange planning activity would be the first of several planning activities to be pursued at the multi-municipal level. Ideally, it would be part of a multi-municipal comprehensive plan; however, with the completion of I-99 slated for 2003 the timing of the interchange planning would need to be fast tracked so the long-range policy is in place prior to the opening of the roadway. The planning process should be completed in nine months to one-year. The multi-municipal comprehensive plan typically takes 18 months to two years to complete.

Indicators:

Number of Interchange Master Plans completed
Number of land use regulations amended to reflect Master Plan Concepts
Number of other land use techniques implemented
Growth tracking indicators (see the Growth Area and Resource Area Delineation Strategies)
Number of rezoning requests / approvals
Number and type of variances requests / approvals

Funding:

Planning process funding in Pennsylvania may come from a variety of sources including general or special funds at the local and county level, State grants (Land Use Planning and Technical Assistance Grants), Community Development Block Grants, and non-profit organizations.