Indian Valley Industrial Marketing Plan INDIAN VALLEY REGIONAL PLANNING COMMISSION Franconia • Lower Salford • Salford • Souderton • Telford • Upper Salford 2009 Indian Valley Regional Planning Commission FRANCONIA TOWNSHIP Steven Barndt (Treasurer) W. Keith Freed (Chair) LOWER SALFORD TOWNSHIP Philip Heilman Richard Prescott SALFORD TOWNSHIP Donald Lodge (Vice-Chair) Charles Loughery SOUDERTON BOROUGH Brian Goshow (Secretary) John U. Young TELFORD BOROUGH Carolyn A. Crouthamel Jay R. Stover UPPER SALFORD TOWNSHIP John Giannini Theodore Poatsy Indian Valley Industrial Marketing Plan INDIAN VALLEY REGIONAL PLANNING COMMISSION Franconia • Lower Salford • Salford • Souderton • Telford • Upper Salford Front Cover Photos: Top Left: Colorcon, Inc. in Lower Salford Township (MCPC) Top Right: Almac Group, Ltd. In Lower Salford Township (under construction) (MCPC) Middle Right: Asher’s Chocolates plant in Franconia Township (courtesy Asher’s Chocolates) Bottom Right: Souderton Main Street (MCPC) Back Cover Photos: Top: Met-Pro Corporation in Franconia Township (Met-Pro website) Center: Merck Co. in Upper Gwynedd Township (Pictometry) Bottom: Asher’s Chocolates (MCPC) Several photos in this report were provided through Wikimedia Commons, a collection of digital media, much of which is available for free public use. Photos on pages 4, 30, and 31 are being used under the GNU Free Documentation License, as noted in the photo captions. More details and the full text of the GNU License may be found at: http://commons.wikimedia.org/wiki/Commons:GNU_Free_Documentation_License Welcome! You are about to be introduced to one of the most dynamic areas in the Delaware Valley and Southeastern Pennsylvania. The Indian Valley is strategically located in the North Central corner of Montgomery County, the number one county for manufactur- ing in Pennsylvania. It offers numerous opportunities: Reasonably priced land Excellent highway access Ample infrastructure Dynamic Educational Facilities Dependable Workforce Affordable Cost of Living Responsive and Business Friendly Municipal Governments The diverse economy of Montgomery County has helped us endure all economic cycles which have resulted in a favorable tax climate. Knowing that time means money to a company making a site location decision, we have created a “Team Concept” which includes the Governor’s Action Team, Select Greater Philadelphia, a regional marketing organization, as well as numerous partners from business & industry, utilities and educational institutions. If you are interested in a new location in the middle of the largest segment of the U.S. population, the Indian Valley is the place for you or your client. We look forward to working with you and having you join the “Engine” of Southeast Pennsylvania. Sincerely, Carmen S. Italia, Jr. President Montgomery County Economic Development Corporation Contents EXECUTIVE SUMMARY Building on Strength............................................................................................................. 2 Investing in the Future........................................................................................................... 2 REGIONAL OVERVIEW Central Location ................................................................................................................... 4 Regional Planning in the Indian Valley.................................................................................... 5 Vision for Future Land Use .................................................................................................... 6 INDUSTRIAL PROPERTIES Focus on Industrial Development........................................................................................... 8 Industrial Land Use and Zoning............................................................................................. 8 Industrial Zoning in the Boroughs.......................................................................................... 10 SPECIFIC BUSINESS ATTRACTION Specific Industries and Services ............................................................................................. 12 Direction of Future Development........................................................................................... 15 KEY COMPETITIVE ASSETS Transportation...................................................................................................................... 16 Utilities................................................................................................................................ 19 Workforce............................................................................................................................ 21 QUALITY OF LIFE History and Growth of the Region.......................................................................................... 22 Downtown Revitalization....................................................................................................... 23 Shopping and Entertainment.................................................................................................. 24 Neighborhoods and Housing ................................................................................................. 26 Parks and Recreation............................................................................................................. 26 Schools, Religious Institutions, and Community Facilities ........................................................ 28 Regional Cultural Assets ....................................................................................................... 30 B U S I N E S S R E S O U R C E S ......................................................................................................... 32 Indian Valley Industrial Marketing Plan Executive Summary • Easton • Allentown BUILDING ON STRENGTH • Flemington, NJ The Indian Valley in Montgomery County, Pennsylvania, has a robust base of existing businesses, both historic to the area and drawn more recently by outstanding community assets and a strong infrastructure system. The region particularly supports concentrations of agriculturally-based businesses Souderton • • Doylestown and pharmaceutical and related bio-science businesses, and is home to some of the largest companies of their kind on the •Harleysville Trenton, NJ East Coast. Significant improvements to transportation and • utility infrastructure, including new Turnpike access, are planned over the next several years that will further enhance Norristown the region’s competitive assets, making it one of the most • Norristown vital industrial centers of the Delaware and Lehigh Valleys. Mount Holly, NJ INVESTING IN THE FUTURE • Philadelphia • • West Chester The Indian Valley Regional Planning Commission is dedicated Camden, NJ Media • Camden, NJ to well-coordinated growth in the region, guided by the goals • and objectives of the 2005 Indian Valley Regional Compre- Woodbury, NJ hensive Plan. The Future Land Use section of the Compre- • hensive Plan designated potential locations for future growth in housing, commercial, industrial, and other types of devel- Wilmington, DE opment, as well as targeted preservation areas for open • space, farmland, and villages. Portions of Franconia and Lower Salford Townships near the Pennsylvania Turnpike’s Lansdale Interchange were particularly identified as appropri- The Indian Valley Regional Planning Area in Montgomery County, Pennsylvania consists ate locations for expanded industrial development, due to of six municipalities, and is centrally located between the City of Philadelphia and the Lehigh Valley. (Maps at left and above: MCPC) Indian Valley Industrial Marketing Plan 22 their locational advantages, strength of existing industries, and suitable tracts of undeveloped land. Industrial zoning is in place and infrastructure enhancements are being imple- mented to help support future industrial growth in the tar- geted areas. The Lansdale Interchange was recently upgraded, the Turn- pike is being widened and modernized, and construction will begin this year on a new connector road between Route 309 and the Turnpike interchange on Route 63, providing im- proved truck access throughout the study area. In addition, new sewer capacity and increased water, gas, data and electri- cal services are being added to the area. Most important, the Indian Valley has proven to be a very desirable place to live and work, with high quality housing, superb community facilities, good schools, and vibrant town centers. The region retains its historic, rural character, but residents have all the advantages of living a short distance from the fifth largest city in the United States. This marketing plan has been developed by the Indian Valley Regional Planning Commission with assistance from the Montgomery County Planning Commission and the support of MILEAGE FROM THE INDIAN VALLEY TO MAJOR CITIES AND AIRPORTS: the Montgomery County Economic Development Corporation and the participating municipalities. The purpose of this re- Center City Philadelphia 30 mi / 35 min Harrisburg, Pennsylvania 105 mi / 1:35 hrs port is to actively recruit new businesses and new industrial Philadelphia Int’l Airport 37 mi / 40 min New York, New York 110 mi / 1:45 hrs development to targeted portions of the planning area in a timely and well-coordinated fashion. It is our hope that the Lehigh Valley Airport 37 mi / 40 min Washington, DC 150 mi / 2:40 hrs information in this report will help business owners and in- Allentown, Pennsylvania 37 mi / 40 min Boston,