Volume v Land Use

8/3/2019 Volume v Land Use

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Venango County Regional Planning Commission191 Howard St.

Franklin, PA 16323Phone: 814-432-4555

Fax: 814-432-5885

This Plan was partially funded with a grant from thePennsylvania Department of Community and Economic Development.

Current and Future Land UseOverview

Subdivision activity in Venango County has occurred in cycles and in limited

geographic areas over the last half of the 20 th Century. Both Franklin and Oil City have

evolved beyond their formative periods, and both have used their histories to promote a

sense of “place” in their communities. However, both Sugarcreek Borough and

Cranberry Township in close proximity to these home rule communities, have

experienced increased development pressure throughout the 1980’s and to some extent

into the 1990’s. This trend is expected to continue with varying rates of growth.

The Central Planning Unit communities experienced increases in new housing

starts during the 1980’s ranging from a low of 2.9% in Oil City to a high of 13% in

Cranberry Township. The following decade produced a range of 1.4% (Oil City) to a high

of 7.4% (Sugarcreek Borough). In the Northern Planning Unit communities, Jackson

Township added 19.5% of their total housing stock during the 1980’s and 8.9% during

the 1990’s, while both Canal and Oakland Townships reported new starts in excess of

17% during the 1980’s. Oakland Township added another 12.3% of the total housing

stock during the 1990’s. Between 1990 and 2000 Cherry Tree Township added 28.2% of

their total housing stock.



In the Southern Planning Unit, Clintonville Borough saw the addition of 24.2% of

their housing stock between 1980 and 1989, while both Irwin and Clinton Townships

experienced residential growth, at 16.7% and 17.5% of their totals respectively. The

attractiveness of rural land in some areas continued into the 1990’s. Victory and Mineral

Townships gained 23.1% and 22.1% of their total housing stock respectively during the

1990’s, and Irwin (18.3%) and French Creek (14.6%) Townships also experienced

residential growth during the 1990’s. While some of these percentages sound

significant, the fact is, in these rural communities residential development occurred at

moderate rates throughout the last half of the 20 th Century. In addition, the number of

existing housing units was relatively small compared to the Central Planning Unit

communities. A more in-depth discussion of these land use trends can be found in the

Housing and Household section.

Commercial and industrial development continued to be a small part of overall

growth in Venango County. While the County’s Economic Development Corporation

continues to acquire new land for industrial growth, the problem of access must be

addressed. Aside from the Interstate 80 corridor along the southern perimeter of the

County, there is not an arterial network in place. While small businesses and

manufacturing companies have proliferated throughout the rail and river corridors

between Franklin and Oil City, they have done so without the benefit of regional access.

The introduction of public utilities to the interchange area of Barkeyville (State

Route 8) and Interstate 80 in the later 1990’s has increased the availability of land

dedicated to industrial development, and similar infrastructure improvements are

projected for the Clintonville interchange area. While these areas may attract

development first because of access from Interstate 80 to regional markets, older

industrialized areas of the County have relied on “adaptive reuse” and structural retro-

fitting to accommodate a changing industrial sector. Taken in the aggregate, however, a

number of sites employing only a few people can have the same effect as one large

facility, and have less of an impact on the existing public utilities and roadway network.

Ten municipalities in Venango County have enacted zoning ordinances to

regulate land use activities. Several of the municipalities are adjacent to one another,

and the following is a summary of the compatibility of uses between zoning districts in

each municipality.



The portion of Sugarcreek Township abutting Cornplanter Township is zoned R1,

Suburban Residential and the portion of Cornplanter Township abutting Sugarcreek is

zoned R1, Single Family Residence.

The portion of Sugarcreek Township abutting the City of Oil City is zoned A1,

Conservation and the portion of the City of Oil City abutting Sugarcreek Township is

zoned R2, Single Family Residential and R2, Low Density Residential.

The portion of the City of Franklin abutting Sandy Creek Township is zoned R1,

Residential and a small portion is zoned IN, Industrial. The portion of Sandy Creek

Township abutting the City of Franklin is zoned R, Residential and a small portion is

zoned B, Business.

The portion of the City of Oil City abutting Cornplanter Township is zoned R1,

Single Family Residence, R2, Low Density Residential and a small portion is zoned

Manufacturing and Industrial. The portion of Cornplanter Township abutting the City of

Oil City is zoned R1, Single Family Residence, C Conservation and a small portion is

zoned I, Industrial Business.

Rouseville Borough is the only community in the County that is entirely

surrounded by a municipality that has a zoning ordinance, in this case Cornplanter

Township. The northern side abutting Cornplanter Township is zoned Conservation, and

the eastern side is, with the exception of a small portion zoned B-2, Community

Business, also zoned Conservation. The southern end of the Borough is zoned primarily

conservation, with small portions zoned R-1 Residential and Industrial. The western

portion of the Borough is bordered by Oil Creek, thus creating a natural barrier with

Cornplanter Township. The northern portion of Cornplanter that abuts Rouseville is

primarily zoned Conservation, with a small section zoned R1 Single Family Residence

and I Industrial Business. The southern and eastern portions of the Township that abut

Rouseville are primarily zoned Conservation, with very small areas zoned R1. The

western portion of the Township that abuts Rouseville is zoned entirely Conservation.

Cranberry Township is separated by the Allegheny River by the municipalities

abutting it with zoning, thus creating a natural barrier between uses. Barkeyville



Borough, Emlenton Borough and Pleasantville Borough each have zoning ordinances

but are surrounded by municipalities that have not enacted any zoning ordinance

Municipal Planning and Land Use Controls

The following municipalities have Planning Commissions. The Venango County

Subdivision and Land Development Ordinance requires the developer of a Major Subdivision toreceive written comments from the municipal Planning Commission before the major subdivision,

preliminary plan or final plan can be approved.

Northern Planning Unit Central Planning Unit Southern Planning UnitCanal Township City of Franklin Barkeyville BoroughCherry Tree Township City of Oil City Emlenton BoroughCornplanter Township Cranberry Township Sandy Creek TownshipPleasantville Borough Sugarcreek BoroughPresident TownshipRouseville Borough

The following municipalities have prepared comprehensive plans:

Northern Planning Unit Central Planning Unit Southern Planning UnitCherry Tree Township City of Franklin Barkeyville BoroughPleasantville Borough City of Oil City Emlenton BoroughCornplanter Township Sugarcreek Borough Polk BoroughPresident Township Cranberry Township Sandy Creek TownshipRouseville Borough



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Venango County, PennsylvaniaComprehensive Development Plan

The following two (2) townships have setback requirements in their building

ordinances and are the minimums established in the County Subdivision and Land

Development Ordinance:

Allegheny Township Oil Creek Township

Ten (10) municipalities have zoning ordinances, which control land use as well as

lot area, dimensions and setbacks in each designated zone:

Northern Planning Unit Central Planning Unit Southern Planning UnitCornplanter Township City of Franklin Barkeyville BoroughPleasantville Borough City of Oil City Emlenton BoroughRouseville Borough Cranberry Township Sandy Creek Township

Sugarcreek Borough

Three (3) municipalities have their own subdivision ordinances that control

development inside their borders. For all other municipalities in Venango County,

subdivisions are approved according to the County Subdivision and Land Development

Ordinance. A written recommendation is still required from the Venango County

Planning Commission for subdivisions and land developments or site plans within these

communities.

City of Franklin City of Oil City Cornplanter Township

Current and Future Land Use Page 6



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COUNTY MUNICIPAL PLANNING, ZONING AND BUILDINGCODE REPORT *


NORTHERNPLANNING

UNIT

ComprehensivePlan

ZoningOrdinance

SubdivisionOrdinance

CountySubdivision

PlanningCommission

Buildingcode

AlleghenyTownship Y - - Y - Y

CanalTownship - - - Y Y Y

Cherry TreeTownship Y - - Y Y Y

CooperstownBorough - - - - - -

Cornplanter Township Y Y Y Y Y -

JacksonTownship N - - Y N -

OaklandTownship - - - Y - YOil CreekTownship N N N - N Y

Pine GroveTownship - - - Y - -

PleasantvilleBorough Y Y N - Y N

Plum Township - - - Y N YPresidentTownship Y - - Y Y Y

RousevilleBorough Y Y - Y Y Y

CENTRALPLANNING

UNIT

ComprehensivePlan

ZoningOrdinance


CountySubdivision

PlanningCommission

BuildingCode

City of Franklin Y Y Y - Y Y

City of OilCity Y Y Y - Y Y

CranberryTownship Y Y - Y Y -

Sugarcreek

BoroughY Y - Y Y Y



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*As written in the Venango Co. SALDO & Municipal Data Binder 2/ /03

Land Use

Land use regulations have been enacted in those Venango County municipalities

which experienced one or more periods of growth and development and/or determined

that it was in their best interest to adopt such regulations. While only ten (10) of the


SOUTHERNPLANNING

UNIT

ComprehensivePlan

ZoningOrdinance


CountySubdivision

PlanningCommission

BuildingCode

BarkeyvilleBorough Y Y - Y Y YClintonTownship N N N Y - Y

ClintonvilleBorough - - - - - Y

EmlentonBorough Y Y N - Y Y

French CreekTownship - - - Y - Y

IrwinTownship - - - Y - -

MineralTownship - - - Y - -

Polk Borough Y - - Y Y YRichlandTownship - - - Y N Y

RocklandTownship - - - Y - Y

Sandy CreekTownship Y Y - Y Y -

ScrubgrassTownship - - N Y - -

UticaBorough - - - Y - -

VictoryTownship - - - - - -



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County’s thirty-one (31) municipalities have a current zoning ordinance, these

communities have experienced the most significant growth. The rate of subdivision

activity and development proposal submission in other areas of Venango County has

been dealt with administratively at the local level through the County’s review and

approval process.

Because new industrial and commercial development is the target, the adoption

of restrictive regulations for the use of land at the local level may not be in the County’s

interest at present. The pace of subdivision activity has not overwhelmed County

personnel or resources and projections for the long term trend do not indicate the need

for sophisticated growth management programs.

Perception of Venango County as a rural, wooded area with low population

density is accurate for the most part. Aside from the communities in the Central

Planning Unit, development pressure is not sufficient to warrant the adoption of

expanded land use ordinances. And even in the central core of the County, which could

function as Venango County’s “downtown,” the development pressure is manageable

within the context of current regulations. In addition, while Franklin and Oil City have

established infrastructure, there is not a large percentage of developable land available

in either community.

It is suggested, however, that certain supplemental regulations be encouraged

for adoption in those municipalities that approve their own subdivisions and land

developments. The inclusion of “standard construction details” eliminate interpretative

issues in an ordinance where standards for public improvements are included. These

“details” assist both the property owner and the municipality to evaluate the impacts of

development proposals and to mitigate perceived impacts. Samples of such

“construction details” follow:




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Another area of land use which has become better managed in recent decades, due to

the new options being made available by the Commonwealth, is the issue of access and the

improvement of transportation facilities. While any number of small land developments may not

lower levels-of-service at abutting intersections to any great extent, in a given area of the County,

an aggregate of neighborhood scaled development all accessing the same collector along differentsegments may, in fact, create problems at intersections which are not controlled.

In order to evaluate development proposals with significant transportation components, it

is recommended that communities with zoning ordinances, and the County itself, consider

adopting procedural language which will provide the information necessary. Specific benchmarks

for the requirement of a “traffic impact analysis” can be determined based on existing conditions at

the municipal level.

Recommended Language

In order to continue to provide appropriate levels-of-serve at key intersections

county-wide and to assure that “future developments of regional significance and impact”

are required to participate in the mitigation of perceived negative impacts, the Venango

County Planning Commission should encourage communities in the transitional or

growth mode to monitor transportation impacts. The most effective method of monitoring

trip generation impacts caused by new development, at the local level, is to apply

standards for the analysis.

While these guidelines may not be appropriate in every community experiencing

growth, the requirement to produce such traffic impact analyses will certainly protect a

municipality’s investment in infrastructure. These guidelines are recommended for

incorporation into local land use regulations where Venango County determines that the

transportation element of proposed land development plans have the potential to

degrade the local and/or regional transportation network. Those guidelines are as

follows :




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Guidelines for Traffic StudiesOBJECTIVE:

All new developments generate additional traffic flow which increases the

existing flow and accelerates the timetable for needed street and highway

improvements. The added flows may also upscale the levels of required improvement,

be potentially hazardous and unduly congestive at the development access points.

The objective of a traffic study is to ascertain the expected increase in traffic flow

to be generated by a proposed development and the expected distribution of those

added flows through the affected network. From these findings, the expected effect on

the traffic handling capabilities of the network streets and intersections can be

ascertained, and the timing and extent of required improvements determined.

In similar fashion, the expected operating characteristics of the proposed accesspoints for the development can be ascertained.

To assure that no major traffic generating developments are constructed without

benefit of a traffic study, such studies shall be conducted for all developments of five or

more acres or a thirty percent (30%) increase in building coverage, all commercial and

industrial districts of any size.

STUDY REQUIREMENTS

Inventory

The traffic study team shall examine the street and highway network described in

the current municipal development plan and make a preliminary determination as to the

streets and intersections like to be significantly affected by the proposed development.

For purposes of this finding, the expected addition of as many as twenty-five (25)

vehicles per hour traveling in any direction along the affected street or approach to an

intersection during either the morning or evening peak hour shall be deemed to be a

significant effect. For these significantly affected facilities, an inventory of pavement

widths and conditions, travel speeds, traffic flow composition, twenty-four (24) hour traffic

flows along the streets and AM and PM peak street traffic hour period (two hour each)

turning movement counts at the intersections shall be obtained. The physical inventory

data shall include locations and lengths of restricted sight distances, restricted lateral

clearances, traffic and parking regulatory controls and pertinent observations concerning

traffic operating conditions. Traffic flow data shall be adjusted to represent the expected




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flow on an average annual day through application of appropriate PennDOT adjustment

factors.

The most current available three (3) year history of accidents as filed with the

police department shall be obtained for each affected intersection and collision diagrams

presented.

Collision diagrams shall also be prepared for any high accident location (five or

more per year) along the affected street system which comes to the attention of the

study team.

Traffic Flow Analyses

For each study intersection, a Level-of-Service capacity study, using the

techniques for signalized or unsignalized intersections as described in the current edition

of the Transportation Research Board's Highway Capacity Manual shall be completed.

For these purposes, intersections shall be treated as if they are signalized with an

optimum timing plan.

Any section of the affected street system which is carrying four hundred (400) or

more vehicles per hour on a two-lane section, also shall be subjected to the appropriate

capacity study.

The presentation of the findings of these studies shall include findings on what

improvements, if any, are indicated as being needed under existing conditions, and their

relationship to the improvements and priorities described in the Municipality land useregulations. These findings shall include an examination of the volume and accident

warrants for signalization in the Manual on Uniform Traffic Control Devices, as they may

apply to any of the unsignalized study intersections which have need for immediate

signalization.

Trip Generation

The expected number of trips to be generated by the proposed development

shall be estimated for the AM and PM peak hours and for a twenty-four (24) hour period

by use of the appropriate trip generation factors in the current edition of Trip Generation,published by the Institute of Transportation Engineers. The expected numbers of

vehicles to be generated to and from the site may be adjusted downward by the

estimated proportion of passersby in the existing flow which will be intercepted by the

new development. This adjustment may be reasonable and, wherever possible, based




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on actual survey resulted. The study team will be expected to defend its selection of

adjustment factors in subsequent reviews.

In similar fashion, for complex multi-use sites, the number of off-site movements

may be adjusted downward by estimating the synergistic absorption of movements

between different generators on-site. Again, this adjustment must be reasonable anddefendable.

Trip Distribution

The expected distribution of the generated movements throughout the defined

study area shall be estimated for the AM and PM peak hours and for a twenty-four (24)

hour period. This distribution shall be based on the study team's best available

information as to the likely movement directions to and from the site. The directional

distribution and magnitudes of existing traffic flows may be employed for this purpose as

well as origin and destination data for the area which can be obtained by the NorthwestPennsylvania Regional Planning and Development Corporation (NWPRPDC).

The distributed flows shall be added to the existing volumes and turning

movements for the AM and PM peak hour and for a twenty-four (24) hour period. These

shall then be the estimated flows which are expected to prevail upon completion of the

development.

Staged Development

For projects which will take several years to complete, the projected overall

development plan shall be presented, and specific portions for which permits are sought

shall be sufficiently detailed to make the above described studies. The timetable for

completion of each section for which permits are sought shall be specified and the study

shall be broke into phases in accord with this schedule.

The trips for the first section shall be added to the existing flows for a current

year estimate and the trips for subsequent sections shall be added to the estimated

volumes expected on the street system for each appropriate year plus the generated

trips added for each prior section. It is to be noted that this procedure covers only those

sections for which permits are being sought and does not constitute any obligation or

assurance concerning future sections of the development on the part of the Township or

developer.

Adjustment of Study Area




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If the above studies shall disclose that there are parts of the street system or

intersection approaches beyond those originally examined which will be affected in

either peak hour or to the extent of twenty-five (25) or more added vehicles, the study

area shall be extended and necessary inventory data gathered to incorporate them into

the study process. Conversely, if any are found to fall below that threshold, they may be

dropped from further consideration.

Impact Analyses

For each established study location, appropriate Level-of-Service capacity

studies shall be made to ascertain the expected impact on the traffic flow. If the

expected Level of Service is "D" or less, appropriate corrective measures shall be

identified and described. If the prescribed corrective measures are already identified in

the Municipality land use regulations, that fact shall be noted. If the expected Level-of-

Service has changed from "D" to "E" or "F" as a result of the added traffic, that fact shall

also be noted.

For each identified high hazard location, and for each study intersection with five

(5) or more accidents per year, and studies shall be presented of the extent to which

these may be due to existing physical or control conditions and the extent to which the

added traffic may exacerbate the condition. Appropriate corrective measures, along with

their relationship to the minimum levels of service established by the Municipality , shall be

identified and described.

If the developer desires to volunteer to undertake any of the identified correctivemeasures at his cost in the interest of timely completion in respect to his project, they

should be identified in the impact report.

Site Access

The location and design details of all proposed site access points shall be

presented along with estimates of expected peak hour entrance and exit flows and

turning movements. Sight distances along the access streets at the access points shall

be stated and any proposed modifications or controls of the access street which the

developer proposed to build or install shall be described. An analysis of the expectedlevel of hazard which may exist at the access points when in operation shall be

presented.

In the case of multi-stage, multi-year projects, the overall development project

shall identify the anticipated final access point layout, but only those access points being




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provided to handle the development traffic for those sections which permits are

requested need be subjected to this detailed analysis.

Study Presentation

The completed traffic study shall be incorporated into a report containing such

text, tabulations and graphic material as the developer deems necessary to describe the

study effort and the findings and recommendations. The professional person(s)

responsible for the content of the report shall be identified. The report shall be submitted

at the time applications for approvals are filed, and the study team shall be available to

present and defend the report at subsequent technical review meetings and formal

hearings.

IMPACT STUDY REVIEW

Developers are advised that their impact studies will be reviewed by and for the

Municipality for technical content and adequacy. The review findings will be presented at aformal hearing.

Future Considerations

As discussed in other parts of this document, forests as a valuable natural

resource, could play an expanded role in the long term socio-economic well-being of

Venango County. A plan for the preservation and utilization of this resource must begin

with the identification of wood lots, their approximate size (in acres), types of tree

species present, access to logging sites by rail or overland highway networks and the

current harvesting schedule.

While this document provides basic data and the framework for an expansion of

value added activities to this economic sector, private industry is well organized with

respect to forest management. The Northern Pennsylvania Hardwood group, known

individually as the Northwest, North Central and Northern Tier regions, offer the largest

combination of black cherry, red and hard maple, red and white oak, poplar, ash, hickory,

walnut and beech in North America. At this point in time, much of the timber in theseforests is reaching the harvesting prime of between 70 and 110 years of age.

NORTHWEST PENNSYLVANIA FOREST LAND




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Following is a comparison of forested land by County in Northwestern

Pennsylvania:

County Total Acres 1921 Forest % 1997 Forest % IncreaseVenango 432,000 181,440 42 311,600 72 130,160Erie 513,280 102,656 20 238,200 47 135,544

Crawford 648,320 207,462 32 315,100 49 107,638Mercer 432,000 103,680 24 167,800 39 64,120Lawrence 212,200 44,562 21 93,900 44 49,338Clarion 385,280 154,112 40 236,500 62 82,388Forest 273,920 235,571 86 254,200 93 18,629Warren 554,400 382,536 69 435,200 78 52,664

3,451,400 1,412,019 2,052,500 640,481

The Intermodal Study conducted for the Northwest Regional Planning and

Development Commission released in the Fall of 2001, includes a recommendation to

establish a freight movement task force which includes PennDOT and the Pennsylvania

Department of Community and Economic Development as participants. Strategic

implementation objectives start with the concept of a Northwest Hardwoods Intermodal

Hub. This starts with opportunities for industries to collaborate on goods movement,

including rail and trucking companies.

The intermodal hub could become the primary processing point for a variety of

value-added activities. Local craftsmen, cabinet makers, carpenters and wood-working

professionals need to participate in a study of how the timber industry can become a

catalyst for employment opportunities County-wide. As suggested in other work

elements of this planning document, establishing a resource-based curriculum in area

schools is one of the basic goals.

The Titusville Opportunity Park in Crawford County is suggested as a strategic

location for the intermodal facility, however, because of the cost of significant upgrades

to the rail system and associated roadway circulation system, other alternatives in

Venango County may be identified.

Designated Growth Area




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The “core” area of the County which includes both Franklin and Oil City, with

portions of Sandy Creek Borough and Cranberry Township, has been tentatively

identified as a “Designated Growth Area.” It should be noted that this is not the only

area being suggested for development, but this area probably has the greatest potential

for attracting new development. Recent amendments to the Pennsylvania Municipalities

Planning Code have provided participating municipalities with the ability to enter into

cooperative agreements for the sharing of tax revenues.

This ability to spread tax revenues around when businesses relocate across

municipal boundaries, or when new commercial enterprises threaten to overwhelm

existing public utilities, really creates a more level playing field in the competition for new

jobs regionally. In the case of Venango County, the growth area could be seen as the

County’s “downtown.” All four (4) participating municipalities can benefit from the

arrangement and Venango County can coordinate the marketing effort, sharing costswith the participating municipalities.

Peripheral growth areas include the State Route 8 Corridor south of Franklin and

north from Oil City to Rouseville Borough, the interchange area of Clintonville Borough

with Interstate 80, the State Route 27 corridor north from Pleasantville, and segments of

the State Route 322 corridor north of Franklin. These areas must be evaluated for

adequacy in terms of infrastructure. Existing water and sanitary sewerage systems must

be able to accommodate increased development, or capacity improvements funded.

The “Smart Development” approach will work in Venango County because most of the

development which has occurred for decades has occurred in recognized industrial

districts within the context of the local zoning regulations. Improving existing facilities

will be less expensive than building new ones.




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Summary Current and Future Land Use

Only ten (10) of the thirty-one (31) municipalities in Venango County have zoningregulations in place.

Three (3) Boroughs with zoning regulations (Barkeyville, Emlenton, andPleasantville) are surrounded by municipalities with no local land use regulations.

Only three (3) communities have adopted local Subdivision and LandDevelopment Regulations (Franklin, Oil City and Cornplanter Township).

Fifteen (15) communities have prepared a Comprehensive Development Plan.

Standard construction details and traffic impact analyses guidelines arerecommended for adoption by the County.

Forestry lands as the primary natural resource could produce new employmentopportunities in the County.

Future development should be concentrated in Cranberry Township and Sugar Creek Borough with optional development areas along the State Route 8, StateRoute 322, and State Route 62 corridors.

POLICY RECOMMENDATIONS

GOAL No. 1 - To sustain the highest quality of rural, suburban and urban life for theresidents of Venango County.

1. To provide for a planned mixture of residential, agricultural, commercial,recreational and industrial land uses throughout the county.

Immediate PriorityEstablish a Regional Planning organization that provides servicesto all Venango County Municipalities, and enables themunicipalities to actively participate in County Government -Venango County Planning Commission

Enact Municipal and Multi-Municipal Comprehensive Plans whichare compatible with the County Comprehensive Plan. - Municipal Governments.

Provide professional planning services and assistance to

municipalities at a reasonable cost. - Planning Commission .Short Range Priority

Enact Municipal land use/land development Ordinances in allVenango County Municipalities. - Municipal Governments.

Insure compatibility of land use/land development Districts andRegulations at municipal boundaries. - Municipal Governments.




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Establish development options and incentives within the context of local land use regulations to ensure that private development isconsistent with local planning policies. - Municipal Governments.

Prepare and enact a county-wide recreation plan. – Planning Commission, Parks Authority and Oil Region Alliance.

Long Range PriorityEncourage the growth and effectiveness of existing multi-municipal efforts and establish Joint Municipal Planning effortswhere feasible and appropriate. - Municipal Governments.

Prepare and enact a countywide greenway plan – Planning Commission, Parks Authority, Conservation District and Oil Region Alliance.

2. To preserve, to the greatest extent possible, the rural character of VenangoCounty by focusing commercial and residential development in or near theestablished villages or Downtowns.

Immediate PriorityEstablish designated growth areas throughout Venango County,around existing population centers, utilizing the principles of density-based zoning. - Municipal Governments.

Encourage the adaptive reuse of existing structures, in villagesand downtowns – Municipal Governments.

Limit development in rural areas to cluster-type development inidentified Rural Centers by utilizing innovative and flexibledevelopment regulations such as Conservation Subdivision,Planned Residential Developments, Traditional NeighborhoodDevelopments and/or density bonuses. - Municipal Governments.

Short Range PriorityEstablish Resource Protection Areas which identify land areasworthy of significant local protection such as wetlands, floodplains,areas of steep slopes, scenic vistas, prime agricultural lands,historic and cultural resource in local zoning and land useregulations. - Planning Commission and Conservation District.

3. To promote alternatives to residential and commercial strip development alongmajor highways, such as Routes 8, 62, 257 and 322 and to encourage scenic

roadways on various state and local roads in rural areas

Immediate PriorityLimit driveway access on Routes 8, 62, 257 and 322, throughmunicipal land use regulations, in order to prevent strip




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development in these corridors. - Municipal Governments.

Limit driveway access onto local collector streets in order toprevent strip development, by means of local land use regulations(i.e. shared driveways, service roads, etc.). - Planning Commission and Municipal Governments.

Short Range PriorityEstablish development standards which require vegetativebuffering along arterial and collector streets. - Municipal Governments.

Enact development regulations which provide incentives to privatedevelopers to cluster development along arterial and collector streets. - County and Municipal Governments.

Long Range PriorityDesignate significant land areas fronting on arterial and collector roads as Scenic Areas within Resource Protection Areas. -Municipal Governments.

4. To promote higher density development where roads and utilities are capable of sustaining service to such development.

Short Range PriorityAmend existing zoning ordinances to provide for density bonusesfor innovative development plans such Conservation Subdivisions,Traditional Neighborhood Development or Planned ResidentialDevelopments in areas where infrastructure exists to sustain suchdensities. - Municipal Governments.

5. To maintain and strengthen the agricultural and forestry economy.

Immediate PriorityAmend existing zoning ordinances to establish exclusiveagricultural zoning districts which limit non-agriculturaldevelopment activities. - Municipal Governments.

Modify existing zoning ordinances to permit farm-based businessand related commercial activities as a source of supplementalincome in all agricultural zoning districts. - Municipal Governments.

Short Range PriorityExpand the acquisition of conservation easements and purchaseof development rights through the County’s Agricultural LandPreservation Board. - Planning Commission.

Establish designated growth areas around existing centers of population coupled with zoning density incentives in order todiscourage development activities in productive agricultural areas.




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- Municipal Governments.

Long Range PriorityExplore the feasibility of a Countywide Transfer of DevelopmentRights Program in cooperation with municipalities, wheredevelopers purchase the development rights of a farm and usethose rights as a density bonus within a designated growthmanagement area. Rural zoning districts should be the sendingareas and urban or suburban growth management areas shouldbe the receiving areas. - Planning Commission.

7. To identify opportunities for inter-municipal cooperation in the delivery of publicservices.

Short Range PriorityExplore the creation of Environmental Advisory Councils . -Municipal Governments.

GOAL No 2 - To provide policies, plans and proposals to municipalities for the physical,economic and social development of their communities while protecting the natural,historic and built environments .

1. To encourage all municipalities in Venango County to adopt local or multi-municipal land use plans, and, if recommended in those plans, to adopt localland use ordinances.

Immediate PriorityProvide professional planning assistance to municipalgovernments to undertake comprehensive planning and draft andadminister local land use ordinances. - Planning Commission.

2. To promote the form of development called “Conservation Subdivisions”throughout the county. “ [Conservation Subdivision is a form of subdivisiondesign that preserves 40% or more of the total land area of a parent tract aspermanently undeveloped land ].

Immediate PriorityDraft model regulations for use by municipalities which permit“Conservation Subdivisions” in designated zoning districts as anencouraged option preferable to traditional checkerboard or highway strip development. - Planning Commission.

3. To promote, through the use of public policy, the protection and preservationof the county’s natural, cultural and historic resources.

Immediate PriorityDraft model land use regulations for use by municipalities whichprovide publicly acceptable methods for protecting identifiednatural, cultural and historic resources. - Planning Commission.




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4. To encourage municipalities to consider standardization of land use districtdesignations, and to adopt compatible standards and designations especially atmunicipal boundary lines.

Immediate PriorityDraft model ordinance language which standardizes land usedistrict designations for municipalities. - Planning Commission.

Short Range PriorityReview all current municipal zoning ordinances for compatibledesign standards, permitted uses and district designations atmunicipal boundary lines. - Planning Commission.

5. To encourage municipalities to avoid future rezoning based primarily oneconomic reasons.

Immediate PriorityDraft model ordinance language which establishes standards for review of all land use/land development requests based uponconsistency with municipal and county planning documents inconformance with the recently enacted amendments to theMunicipalities Planning Code. - Planning Commission

6. To encourage municipalities to adopt regulations providing incentives for “Planned Residential Developments”, “Traditional Neighborhood Development”,mixed use land use districts and “Conservation Subdivisions”.

Immediate PriorityProvide municipal planning and governing bodies with variousmodels of incentives and disincentives which could be used toencourage private developers to utilize more innovative designs

for subdivision development. - County Government.

7. To encourage municipalities to explore inter-municipal planning, land use/landdevelopment regulations, codes enforcement, and other municipal functions.

Immediate PriorityProvide financial and other incentives for municipalities to utilizethe services of the Venango County Regional PlanningCommission and Councils of Governments for these functions. -County Commissioners.

8. To encourage municipalities to require community impact and environmental

impact reviews for all major development projects. A major development projectis defined as one containing ten or more residential units, a non-residential usecontaining more than twenty thousand square feet of gross floor area

Immediate PriorityDraft model ordinance language for use by municipalities requiring




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traffic, financial, environmental and community impact reviews for major development projects. Such reviews would requireapplicants to provide all documents that would be required to besubmitted to any Federal, State or Regional permitting agency. -Planning Commission.

9. To encourage municipalities to exclude environmentally sensitive lands fromgross and net area calculations for zoning density. [Environmentally sensitivelands include jurisdictional wetlands, 100 year floodplain, and slopes in excess of 25%].

Immediate PriorityDraft model ordinance language for use by municipalities whichexcludes environmentally sensitive lands from land use/landdevelopment density calculations. - Planning Commission.

Short Range PriorityEstablish an accurate Geographic Information System whichidentifies the location of environmentally sensitive lands and iseasily accessed by municipalities. - County Government.

10. To encourage the municipalities to maintain accurate records of nonconforming, special exception and conditional uses, lots and structures inorder to appropriately regulate such uses, lots and structures.

Short Range PriorityEstablish a computerized data base of the development history of every parcel of land in the county and assure that the data base iseasily accessed by municipalities. - County Government.

Provide municipalities with “Permit Tracking Software” and GIS

Software as well as to establish computer hardware and softwarestandards for use by the County and its municipalities to insureease of electronic communications and data transfer. - County Government.

11. To encourage municipalities to develop central sewage and water systems inareas designated for higher density development or where on-lot sewagesystems are malfunctioning. Limit the number of privately owned central sewagefacilities in major new developments using stream outfalls and require thatcentral sewage and water systems operate in compliance with applicable Federalor State Regulations.

Short Range PriorityDevelop, in cooperation with the municipalities, a County-wide Act537 Sewage Facilities Plan which identifies areas for future




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expansion of sewage facilities and administers on-lot sewageenforcement regulations. “Such a plan should be administered bythe participating municipal governments and maintain existingmunicipal ownership of treatment facilities.” - Planning Commission.

12. To encourage municipalities to incorporate natural features andhistoric preservation protection standards into municipal land useordinances. Municipalities should develop a Venango County NaturalAreas Inventory and update the Venango County Historic PreservationPlan.

Short Range PriorityDraft model “Natural Features” and “Historic Sites” protectionRegulations for use by municipalities in their local land useordinances. - Planning Commission and Oil Region Alliance.

19. To encourage municipalities to prohibit new development in definedfloodways, and to severely limit new development in 100 year floodplains.Where feasible floodplain areas should be reserved for passiverecreational use and open space.

Short Range PriorityDraft model ordinance language which regulates floodplaindevelopment for use by municipalities, including language relatedto watershed-wide storm water management requirements, andoverlay zoning provisions. - Planning Commission and Conservation District.

5. To manage planned developments along major highways such as Routes 8,257, 62 and 322.

Short Range PriorityWork with municipalities to amend local land use regulations toencourage development design, which limits road access andclusters development projects fronting these major transportationcorridors. - Planning Commission

Prepare a “Corridor Design Manual” which emphasizes parallelaccess roads, underground utilities and sign regulations for areasdesignated for preservation, transition or growth. – Planning Commission and Oil Region Alliance.

3. To identify specifically designated growth areas for higher densitydevelopment where infrastructure can be extended and better utilized.

Immediate PriorityAmend zoning maps (where applicable) and establish designstandards to provide for higher density development in municipally




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identified Growth Areas. - Planning Commission and Municipal Governments.

4. To designate specific areas for low density rural housing, inhibiting the impactof strip development along local roads.

Immediate PriorityAmend zoning maps (where applicable) to reflect identified lowdensity rural housing locations. - Planning Commission and Municipal Governments.

5. To provide density bonus incentives to private developers who negotiateaffordable housing agreements with municipalities as part of the developmentapproval process.

Short Range PriorityDraft model ordinance language to provide a variety of types of density bonus incentives. - Planning Commission

6. To promote affordable housing in the regulations of municipalitieswhich permit “Planned Residential Developments (PRD) or TraditionalNeighborhood Developments (TND).”

Short Range PriorityDraft model ordinance language to provide affordable housingincentives in PRD’s and TND’s. - Planning Commission

4. To encourage the formation of a Venango County Regional PlanningCommission composed of a representative from each Council of Governments inthe county, which would explore and encourage cost-effective resource sharing.

Immediate PriorityThe County Commissioners should assume a leadership role inestablishing a Venango County Regional Planning Commissionopen to all municipalities in the County. - County Commissioners

Current and Future Land UsePage 26

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