Venango County 2004 Comprehensive Development Plan Land Use (Vol.

V)

Pleasantville Cherrytree Oil Creek

Allegheny

Jackson Cooperstown Canal Utica Frenchcreek Polk Mineral Sugarcreek Oil City Franklin Cranberry Sandycreek Victory Pinegrove Oakland Cornplanter Rouseville President

Rockland

Venango County in the 21st Century

Plum

Barkeyville Irwin

Clintonville Clinton

Scrubgrass

Richland Emlenton

Venango County Regional Planning Commission 191 Howard St. Franklin, PA 16323 Phone: 814-432-4555 Fax: 814-432-5885 This Plan was partially funded with a grant from the Pennsylvania Department of Community and Economic Development.

Current and Future Land Use

Overview
Subdivision activity in Venango County has occurred in cycles and in limited geographic areas over the last half of the 20th 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 1980s and to some extent into the 1990s. This trend is expected to continue with varying rates of growth. The Central Planning Unit communities experienced increases in new housing starts during the 1980s 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 1980s and 8.9% during the 1990s, while both Canal and Oakland Townships reported new starts in excess of 17% during the 1980s. Oakland Township added another 12.3% of the total housing stock during the 1990s. 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 1990s. Victory and Mineral Townships gained 23.1% and 22.1% of their total housing stock respectively during the 1990s, and Irwin (18.3%) and French Creek (14.6%) Townships also experienced residential growth during the 1990s. 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 Countys 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 1990s 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 retrofitting 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 to receive written comments from the municipal Planning Commission before the major subdivision, preliminary plan or final plan can be approved.
Northern Planning Unit
Canal Township Cherry Tree Township Cornplanter Township Pleasantville Borough President Township Rouseville Borough

Central Planning Unit

City of Franklin City of Oil City Cranberry Township Sugarcreek Borough

Southern Planning Unit

Barkeyville Borough Emlenton Borough Sandy Creek Township

The following municipalities have prepared comprehensive plans:

Northern Planning Unit
Cherry Tree Township Pleasantville Borough Cornplanter Township President Township Rouseville Borough

Central Planning Unit

City of Franklin City of Oil City Sugarcreek Borough Cranberry Township

Southern Planning Unit

Barkeyville Borough Emlenton Borough Polk Borough Sandy Creek Township

. . . . . . . . .

Venango County, Pennsylvania Comprehensive 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
Cornplanter Township Pleasantville Borough Rouseville Borough

Central Planning Unit

City of Franklin City of Oil City Cranberry Township Sugarcreek Borough

Southern Planning Unit

Barkeyville Borough Emlenton Borough Sandy Creek Township

Three (3) municipalities have their own subdivision ordinances that control development inside their borders. Ordinance. communities. City of Franklin City of Oil City Cornplanter Township For all other municipalities in Venango County, subdivisions are approved according to the County Subdivision and Land Development A written recommendation is still required from the Venango County Planning Commission for subdivisions and land developments or site plans within these

Current and Future Land Use Page 6

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

COUNTY MUNICIPAL PLANNING, ZONING AND BUILDING CODE REPORT*

NORTHERN PLANNING UNIT Allegheny Township Canal Township Cherry Tree Township Cooperstown Borough Cornplanter Township Jackson Township Oakland Township Oil Creek Township Pine Grove Township Pleasantville Borough Plum Township President Township
Rouseville Borough
Comprehensive Plan Zoning Ordinance Subdivision Ordinance County Subdivision Planning Commission Building code

Y Y Y N N Y Y
Y

Y N Y Y

Y N N -

Y Y Y Y Y Y Y Y Y
Y

Y Y Y N N Y N Y
Y

Y Y Y Y Y N Y Y
Y

CENTRAL PLANNING UNIT City of Franklin City of Oil City Cranberry Township Sugarcreek Borough

Comprehensive Plan

Zoning Ordinance

Subdivision Ordinance

County Subdivision

Planning Commission

Building Code

Y Y Y Y

Y Y Y Y

Y Y -

Y Y

Y Y Y Y

Y Y Y

Current and Future Land Use Page 7

. . . . . . . . .
SOUTHERN PLANNING UNIT Barkeyville Borough Clinton Township Clintonville Borough Emlenton Borough French Creek Township Irwin Township Mineral Township Polk Borough Richland Township Rockland Township Sandy Creek Township Scrubgrass Township Utica Borough Victory Township
Comprehensive Plan Zoning Ordinance Subdivision Ordinance

Venango County, Pennsylvania Comprehensive Development Plan

County Subdivision

Planning Commission

Building Code

Y N Y Y Y -

Y N Y Y -

N N N -

Y Y Y Y Y Y Y Y Y Y Y -

Y Y Y N Y -

Y Y Y Y Y Y Y Y -

*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
Current and Future Land Use Page 8

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Countys 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 Countys 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 Countys 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 Countys 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. construction details follow: Samples of such

Current and Future Land Use Page 9

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Current and Future Land Use Page 10

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 different segments 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 municipalitys 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. follows: Those guidelines are as

Current and Future Land Use Page 11

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Guidelines for Traffic Studies

OBJECTIVE: 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 access points 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
Current and Future Land Use Page 12

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 use

regulations. 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
Current and Future Land Use Page 13

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 and defendable. 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 Northwest Pennsylvania 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

Current and Future Land Use Page 14

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 identified and described. If the developer desires to volunteer to undertake any of the identified corrective measures 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 expected level 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
Current and Future Land Use Page 15
Municipality

, shall be

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 a

formal 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 these forests is reaching the harvesting prime of between 70 and 110 years of age. NORTHWEST PENNSYLVANIA FOREST LAND

Current and Future Land Use Page 16

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Following is a comparison of forested land by County in Northwestern Pennsylvania: County Venango Erie Crawford Mercer Lawrence Clarion Forest Warren Total Acres 432,000 513,280 648,320 432,000 212,200 385,280 273,920 554,400 3,451,400 1921 Forest 181,440 102,656 207,462 103,680 44,562 154,112 235,571 382,536 1,412,019 % 42 20 32 24 21 40 86 69 1997 Forest 311,600 238,200 315,100 167,800 93,900 236,500 254,200 435,200 2,052,500 % 72 47 49 39 44 62 93 78 Increase 130,160 135,544 107,638 64,120 49,338 82,388 18,629 52,664 640,481

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. 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. As suggested in other work elements of this planning document, establishing a resource-based curriculum in area

Designated Growth Area

Current and Future Land Use Page 17

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

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 Countys downtown. All four (4) participating municipalities can benefit from the arrangement and Venango County can coordinate the marketing effort, sharing costs with 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.

Current and Future Land Use Page 18

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Summary Current and Future Land Use

Only ten (10) of the thirty-one (31) municipalities in Venango County have zoning regulations in place. Three (3) Boroughs with zoning regulations (Barkeyville, Emlenton, and Pleasantville) are surrounded by municipalities with no local land use regulations. Only three (3) communities have adopted local Subdivision and Land Development Regulations (Franklin, Oil City and Cornplanter Township). Fifteen (15) communities have prepared a Comprehensive Development Plan. Standard construction details and traffic impact analyses guidelines are recommended for adoption by the County. Forestry lands as the primary natural resource could produce new employment opportunities in the County. Future development should be concentrated in Cranberry Township and Sugar Creek Borough with optional development areas along the State Route 8, State Route 322, and State Route 62 corridors.

POLICY RECOMMENDATIONS GOAL No. 1 - To sustain the highest quality of rural, suburban and urban life for the residents of Venango County.
1. To provide for a planned mixture of residential, agricultural, commercial, recreational and industrial land uses throughout the county. Immediate Priority Establish a Regional Planning organization that provides services to all Venango County Municipalities, and enables the municipalities to actively participate in County Government Venango County Planning Commission Enact Municipal and Multi-Municipal Comprehensive Plans which are 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 all Venango County Municipalities. - Municipal Governments. Insure compatibility of land use/land development Districts and Regulations at municipal boundaries. - Municipal Governments.
Current and Future Land Use Page 19

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

Establish development options and incentives within the context of local land use regulations to ensure that private development is consistent with local planning policies. - Municipal Governments. Prepare and enact a county-wide recreation plan. Planning Commission, Parks Authority and Oil Region Alliance. Long Range Priority Encourage the growth and effectiveness of existing multimunicipal efforts and establish Joint Municipal Planning efforts where 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 Venango County by focusing commercial and residential development in or near the established villages or Downtowns. Immediate Priority Establish 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 villages and downtowns Municipal Governments. Limit development in rural areas to cluster-type development in identified Rural Centers by utilizing innovative and flexible development regulations such as Conservation Subdivision, Planned Residential Developments, Traditional Neighborhood Developments and/or density bonuses. - Municipal Governments. Short Range Priority Establish Resource Protection Areas which identify land areas worthy 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 use regulations. - Planning Commission and Conservation District. 3. To promote alternatives to residential and commercial strip development along major highways, such as Routes 8, 62, 257 and 322 and to encourage scenic roadways on various state and local roads in rural areas Immediate Priority Limit driveway access on Routes 8, 62, 257 and 322, through municipal land use regulations, in order to prevent strip
Current and Future Land Use Page 20

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

development in these corridors. - Municipal Governments. Limit driveway access onto local collector streets in order to prevent strip development, by means of local land use regulations (i.e. shared driveways, service roads, etc.). - Planning Commission and Municipal Governments. Short Range Priority Establish development standards which require vegetative buffering along arterial and collector streets. - Municipal Governments. Enact development regulations which provide incentives to private developers to cluster development along arterial and collector streets. - County and Municipal Governments. Long Range Priority Designate 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 Priority Amend existing zoning ordinances to provide for density bonuses for innovative development plans such Conservation Subdivisions, Traditional Neighborhood Development or Planned Residential Developments in areas where infrastructure exists to sustain such densities. - Municipal Governments. 5. To maintain and strengthen the agricultural and forestry economy. Immediate Priority Amend existing zoning ordinances to establish exclusive agricultural zoning districts which limit non-agricultural development activities. - Municipal Governments. Modify existing zoning ordinances to permit farm-based business and related commercial activities as a source of supplemental income in all agricultural zoning districts. - Municipal Governments. Short Range Priority Expand the acquisition of conservation easements and purchase of development rights through the Countys Agricultural Land Preservation Board. - Planning Commission. Establish designated growth areas around existing centers of population coupled with zoning density incentives in order to discourage development activities in productive agricultural areas.
Current and Future Land Use Page 21

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

- Municipal Governments. Long Range Priority Explore the feasibility of a Countywide Transfer of Development Rights Program in cooperation with municipalities, where developers purchase the development rights of a farm and use those rights as a density bonus within a designated growth management area. Rural zoning districts should be the sending areas and urban or suburban growth management areas should be the receiving areas. -Planning Commission. 7. To identify opportunities for inter-municipal cooperation in the delivery of services. public

Short Range Priority Explore 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 multimunicipal land use plans, and, if recommended in those plans, to adopt local land use ordinances. Immediate Priority Provide professional planning assistance to municipal governments to undertake comprehensive planning and draft and administer 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 subdivision design that preserves 40% or more of the total land area of a parent tract as permanently undeveloped land]. Immediate Priority Draft model regulations for use by municipalities which permit Conservation Subdivisions in designated zoning districts as an encouraged option preferable to traditional checkerboard or highway strip development. - Planning Commission. 3. To promote, through the use of public policy, the protection and preservation of the countys natural, cultural and historic resources. Immediate Priority Draft model land use regulations for use by municipalities which provide publicly acceptable methods for protecting identified natural, cultural and historic resources. - Planning Commission.

Current and Future Land Use Page 22

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

4. To encourage municipalities to consider standardization of land use district designations, and to adopt compatible standards and designations especially at municipal boundary lines. Immediate Priority Draft model ordinance language which standardizes land use district designations for municipalities. - Planning Commission. Short Range Priority Review all current municipal zoning ordinances for compatible design standards, permitted uses and district designations at municipal boundary lines. - Planning Commission. 5. To encourage municipalities to avoid future rezoning based primarily on economic reasons. Immediate Priority Draft model ordinance language which establishes standards for review of all land use/land development requests based upon consistency with municipal and county planning documents in conformance with the recently enacted amendments to the Municipalities 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 Priority Provide municipal planning and governing bodies with various models of incentives and disincentives which could be used to encourage private developers to utilize more innovative designs for subdivision development. - County Government. 7. To encourage municipalities to explore inter-municipal planning, land use/land development regulations, codes enforcement, and other municipal functions. Immediate Priority Provide financial and other incentives for municipalities to utilize the services of the Venango County Regional Planning Commission 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 project is defined as one containing ten or more residential units, a non-residential use containing more than twenty thousand square feet of gross floor area

Immediate Priority Draft model ordinance language for use by municipalities requiring
Current and Future Land Use Page 23

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

traffic, financial, environmental and community impact reviews for major development projects. Such reviews would require applicants to provide all documents that would be required to be submitted to any Federal, State or Regional permitting agency. Planning Commission. 9. To encourage municipalities to exclude environmentally sensitive lands from gross and net area calculations for zoning density. [Environmentally sensitive lands include jurisdictional wetlands, 100 year floodplain, and slopes in excess of 25%]. Immediate Priority Draft model ordinance language for use by municipalities which excludes environmentally sensitive lands from land use/land development density calculations. - Planning Commission. Short Range Priority Establish an accurate Geographic Information System which identifies the location of environmentally sensitive lands and is easily accessed by municipalities. - County Government. 10. To encourage the municipalities to maintain accurate records of nonconforming, special exception and conditional uses, lots and structures in order to appropriately regulate such uses, lots and structures. Short Range Priority Establish a computerized data base of the development history of every parcel of land in the county and assure that the data base is easily accessed by municipalities. - County Government. Provide municipalities with Permit Tracking Software and GIS Software as well as to establish computer hardware and software standards for use by the County and its municipalities to insure ease of electronic communications and data transfer. - County Government. 11. To encourage municipalities to develop central sewage and water systems in areas designated for higher density development or where on-lot sewage systems are malfunctioning. Limit the number of privately owned central sewage facilities in major new developments using stream outfalls and require that central sewage and water systems operate in compliance with applicable Federal or State Regulations.

Short Range Priority Develop, in cooperation with the municipalities, a County-wide Act 537 Sewage Facilities Plan which identifies areas for future
Current and Future Land Use Page 24

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

expansion of sewage facilities and administers on-lot sewage enforcement regulations. Such a plan should be administered by the participating municipal governments and maintain existing municipal ownership of treatment facilities. - Planning Commission. 12. To encourage municipalities to incorporate natural features and historic preservation protection standards into municipal land use ordinances. Municipalities should develop a Venango County Natural Areas Inventory and update the Venango County Historic Preservation Plan. Short Range Priority Draft model Natural Features and Historic Sites protection Regulations for use by municipalities in their local land use ordinances. - Planning Commission and Oil Region Alliance. 19. To encourage municipalities to prohibit new development in defined floodways, and to severely limit new development in 100 year floodplains. Where feasible floodplain areas should be reserved for passive recreational use and open space. Short Range Priority Draft model ordinance language which regulates floodplain development for use by municipalities, including language related to watershed-wide storm water management requirements, and overlay 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 Priority Work with municipalities to amend local land use regulations to encourage development design, which limits road access and clusters development projects fronting these major transportation corridors. - Planning Commission Prepare a Corridor Design Manual which emphasizes parallel access roads, underground utilities and sign regulations for areas designated for preservation, transition or growth. Planning Commission and Oil Region Alliance. 3. To identify specifically designated growth areas for higher density development where infrastructure can be extended and better utilized.

Immediate Priority Amend zoning maps (where applicable) and establish design standards to provide for higher density development in municipally
Current and Future Land Use Page 25

. . . . . . . . .

Venango County, Pennsylvania Comprehensive Development Plan

identified Growth Governments.

Areas. - Planning Commission and Municipal

4. To designate specific areas for low density rural housing, inhibiting the impact of strip development along local roads. Immediate Priority Amend zoning maps (where applicable) to reflect identified low density rural housing locations. - Planning Commission and Municipal Governments. 5. To provide density bonus incentives to private developers who negotiate affordable housing agreements with municipalities as part of the development approval process. Short Range Priority Draft model ordinance language to provide a variety of types of density bonus incentives. - Planning Commission 6. To promote affordable housing in the regulations of municipalities which permit Planned Residential Developments (PRD) or Traditional Neighborhood Developments (TND). Short Range Priority Draft model ordinance language to provide affordable housing incentives in PRDs and TNDs. - Planning Commission 4. To encourage the formation of a Venango County Regional Planning Commission composed of a representative from each Council of Governments in the county, which would explore and encourage cost-effective resource sharing. Immediate Priority The County Commissioners should assume a leadership role in establishing a Venango County Regional Planning Commission open to all municipalities in the County. - County Commissioners

Current and Future Land Use Page 26