[Ord. 1994-1, 7/--/1994, § 401; as amended by Ord.
1997-2, 3/6/1997]
1.
Any proposal to develop land or to prepare land for development other
than the act of subdivision shall be subject to the requirements of
this chapter with the following exceptions:
A.
General Exceptions. The following activities are specifically exempt
from the Planning Commission requirements of this chapter, unless
the Township determines that the activity is likely to, has or will
negatively impact upon the purposes and objectives set forth in this
chapter. For example, where an activity occurs on very steep terrain
or where an activity is the latest in a series of incremental developments
expected to cause substantial impact, the Township of Vernon may require
that these activities be subject to the plan requirements of this
chapter even though the activities otherwise qualify for exemption
under this section. Upon making such determination the Township shall
give notice in writing to the landowner and any developer to immediately
cease and desist all activity and affirmatively comply with the formal
plan submission and approval procedures of this chapter:
(1)
Land disturbances affecting less than 1.5 acres of ground surface.
(2)
Land disturbances of less than 1.5 acres involving development
relating to uses and structures accessory to existing one and two-family
residential dwellings.
(3)
Developments involving the construction of a single or two-family
residential dwelling and related accessory buildings on a separate
parcel of land where the total impervious or semi-impervious land
surface resulting from the development is less than 7,500 square feet
and land disturbance affects less than 1.5 acres of ground surface.
(4)
Land developments involving the construction of a structure
utilized for agricultural purposes on an existing farm where the total
impervious or semi-impervious land surface resulting from the developments
is less than 7,500 square feet and land disturbance affects less than
1.5 acres of ground surface.
(5)
Agricultural activities, except for the construction of new
buildings and in pervious areas; provided, however, that the expansion
of existing buildings or construction of new buildings for agricultural
use (housing of livestock, shelter for farm equipment, storage of
silage, etc.) on a family run farm shall be exempt.
(6)
Forest management operations which follow the Department of
Environmental Protection management practices contained in its publication
(Soil Erosion and Sedimentation Control Guidelines for Forestry) as
amended and supplemented from time to time and are operating under
an erosion and sedimentation control plan reviewed and approved by
the Crawford County Conservation District.
(7)
Expansion of a building to cover additional ground area; provided,
the expansion is not more than 500 square feet and is not closer than
100 feet to the property line abutting a residential property or 50
feet to any other property line.
(8)
Subdivisions which are certified to be solely for purposes other
than building or development.
B.
Exemptions for Small Land Developments. Small land developments,
as defined herein, shall be eligible for simplified plan submission
requirements if, at the time of application, the Township determines
that the subdivision/land development shall not include a new public
or private road and qualifies as a small land development which is
defined to include:
(1)
Residential subdivisions and land developments involving no
more than two lots where each lot is a minimum of 20,000 square feet,
where the development will involve construction of less than 7,500
square feet of impervious or semi-impervious surface and which the
disturbed area of land at any one time shall be no greater than 1.5
acres.
(2)
Land developments (including residential subdivisions referred
to above) involving the construction of only one commercial, industrial
or any other nonresidential building and including an individual apartment
building of three or more dwelling units where the development involves
less than 7,500 square feet of impervious or semi-impervious surface
and where the total area of disturbed land is less than 1.5 acres.
C.
Requirements for Small Land Developments.
(1)
Applications for small developments as defined in this subsection
shall include a plan which describes the type and location of proposed
structures and other impervious and semi-impervious surface areas
and their dimensions, on-site stormwater management techniques or
the proposed connection to an existing storm sewer system. The plan
should show accurately site boundaries, contours at reasonable intervals
(which can be scaled on the plan from USGS 7.5 Minute Topographical
Quadrangle Base Maps), locations of watershed and/or subarea boundaries
and location of existing drainage facilities or structures located
on the site. The plan shall also include all criteria in this chapter.
The Township reserves the right to require that the plan be prepared
by a registered professional engineer, surveyor or landscape architect.
(2)
The Township and Township Engineer or other designated qualified professional shall review and approve the proposed provisions for land development for small land developments in accordance with this chapter, the facilities design criteria contained in this chapter and erosion and sedimentation control requirements set forth in Part 2 of Chapter 26, "Stormwater Management."
(3)
If the Township and the Township Engineer or other designated
qualified professional shall determine that the planned small land
development meets the general criteria referred to above and otherwise
is unlikely to have an adverse impact on the objectives of the Township,
the plan shall be approved without further proceedings as required
by this chapter.
(4)
The Township or Township Engineer or other designated qualified
professional may require reasonable modification and conditions to
the plan to meet the general criteria and objectives referred to above
in order to obtain approval under this chapter. In the event that
the small land development cannot be approved in accordance with this
provisions for small land developments, then, in that event, the plan
shall be subject to the plan requirements for all other nonexempt
land developments.
[Ord. 1994-1, 7/--/1994, § 402; as amended by Ord.
1997-2, 3/6/1997; and by Ord. 2003-1, 4/3/2003]
1.
The developer may request the Planning Commission to informally review
a proposed plan relative to the requirements of this section at a
regular Commission meeting. The developer shall provide a sketch plan
showing in preliminary form the information required for the formal
submission. Any statements made by the Commission members during this
preapplication meeting shall not be deemed to be indicative of approval
or disapproval of the plan as it will be later presented. The developer
shall inform the Planning Commission Secretary at least 10 days prior
to the meeting of his intent.
2.
When ready to present his application the developer shall provide
the following drawings and data in at least three copies to the Planning
Commission informing the Commission Secretary at least 10 days prior
to a regular meeting of his intent to be present. The developer or
his authorized representative shall be in attendance to present the
application. Failure of the developer to be present may result in
postponement of official receipt of the application until the next
regular meeting.
A.
Name and address of property owner and developer if different from
owner; name, address and professional seal of surveyor or civil engineer
who has prepared the property survey and plan; scale of the drawing,
north arrow, date of drawing and sketch map relating the site to nearby
major roads and landmarks.
B.
Boundaries of property described by bearings and distances.
C.
Contours at a vertical interval of two feet for all areas of the
site where any grading or placement of driveways, parking areas, buildings
or utility lines is to occur.
D.
Existing physical features on or adjacent to the site including,
but not limited to, access or utility easements, watercourses, drainage
swales, culverts, storm size and manholes and fire hydrants noted;
street right-of-way lines, edges of pavement and pavement width; location
of vehicular entrances across the street from the site; gas lines,
steep slopes, wooded and flood-prone or wetland areas of the site
and other significant man-made or natural features and use of abutting
properties surrounding the site.
E.
Proposed improvements to be installed on the site or connection to
off-site services including, but not limited to, buildings with number
of floors, dwelling units indicating number of bedrooms in each and/or
rentable commercial floor area ; points of access from adjacent road
or roads; internal vehicular driveways; parking areas with each parking
space shown; walkways if any; grading and drainage revisions needed
to accommodate the project; preliminary landscaping plan and connection
of development to off-site utility lines or means to provide sewer
and/or water service on the property.
F.
Proposed ultimate development of the property in preliminary form
showing phasing or development if the plan presented is for only a
part of the total land holding.
H.
Method to control erosion and collect sediment during construction
in accordance with § 22-509.
I.
Purpose. Traffic impact studies are required to enable the Township
of Vernon, Crawford County, Pennsylvania to identify the potential
impacts of a proposed development and determine the roadway improvements
necessary to mitigate any impacts resulting from the development.
J.
Uses Requiring a Traffic Study. A traffic impact study shall be submitted
for any development which meets the following criteria:
(1)
Residential: 50 or more dwelling units.
(2)
Nonresidential: 20,000 square feet or more of total floor area.
(3)
Or any use that generates 750 or more vehicular trips per day.
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In addition, a traffic impact study will be conducted when,
in the opinion of the Vernon Township Planning Commission and/or the
Vernon Township Board of Supervisors, the site development is expected
to have a significant impact on the safety and/or traffic flow of
the affected roadway(s).
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K.
Preparation of the Study. The study shall be conducted by a registered
professional engineer in the Commonwealth of Pennsylvania that has
verifiable experience in traffic engineering. The study shall be prepared
in accordance with the Institute of Transportation Engineer's
Recommended Practice Traffic Access and Impact Studies of Site Development,
current edition, and PennDOT Publications 201 and 282, current edition
and as supplemented from time to time, and the requirements contained
herein. The full expense of completing the study and of a review by
the representative of the Township of Vernon, Crawford County, Pennsylvania
shall be the obligation of the applicant.
L.
Study Area. Study area boundaries shall be determined in accordance
with the preceding publications and through discussion with the Township
Planning Commission and Township Engineer. When establishing the study
area boundaries, sufficient area shall be included to ensure that
any corridors that afford access to the site and critical intersections
that may be affected by the site generated traffic are taken into
account. The study area will generally include the adjacent major
intersection plus the first signalized intersection.
M.
Traffic Impact Study Contents. A traffic impact study prepared in
accordance with the preceding publications and shall include information
set forth in the following sections:
(1)
Site Description. This section should contain a brief description
of the size, location, existing and proposed land uses, current zoning,
construction phasing and completion data of the proposed development.
A brief description of other major existing and proposed land development
within the study area shall be provided.
(2)
Existing and Proposed Roadways and Intersections. Within the
study area, describe existing roadways and intersections (geometrics
and traffic signal control) as well as improvements proposed by government
agencies. Describe the proposed internal transportation system for
this development including ingress and egress locations, existing
or proposed internal roadways, parking conditions, traffic channelization
and any other traffic control devices within the site.
(3)
Existing Traffic Conditions. The traffic impact study shall
provide the following information relative to the existing traffic
conditions analysis to be completed for the roadways and intersections
in the study area:
(a)
Provide daily and peak hour(s) traffic volumes for roadways
within the study area. Turning movement and mainline volumes are to
be presented for the AM and PM peak hours and any site generated peak
hours. Traffic volumes should be based on actual counts conducted
within the prior two years.
(b)
Utilizing methodology described in the Highway Capacity Manual,
current edition, include a volume/capacity analysis of the existing
volumes during the peak hours for all roadways and intersections.
Levels of service (A through F) are to be computed and presented for
key traffic movements, including turning movements. Traffic signal
warrant analysis shall be conducted for all unsignalized intersections
in accordance with PennDOT Publication 201. Gap studies and queue
length analysis shall also be completed for the key intersections.
The analysis of the existing road network will be based on the current
geometric condition and traffic conditions.
(4)
Analysis of Future Conditions Without Development. The analysis
of future conditions without the proposed development will document
the adequacy of the study area network to accommodate the traffic
in the design year(s) without the proposed development. This analysis
must include a full consideration of all committed roadway improvements
to the study area network. Clearly indicate the method and assumptions
used to forecast future traffic volumes. Perform volume/capacity and
associated analysis.
(5)
Trip Generation. The study shall include an estimate of the
number of trips expected to be generated by the use during the AM,
PM and site generated peak hours. Such estimates shall be based on
the last published estimates of the Institute of Transportation Engineers,
unless the applicant provides the Township with estimates and supporting
documentation based upon actual counts at similar developments. These
generated volumes shall be distributed to the study area and assigned
to the existing roadway at key intersections throughout the study
area.
(6)
Analysis of Future Conditions With Development. Perform volume/capacity
analysis for the appropriate peak hours for future conditions with
the site developed as proposed. As a result of the volume/capacity
analysis, compute and describe the level of service on the study area
roadway system. Final design must address both traffic flow and traffic
safety considerations to provide safe operational characteristics.
(7)
Recommended Improvements. Detail necessary improvements to the
study area roadway network which will provide for a level of service
for the design year(s) with the development which is at least equivalent
to the projected level of service for the design year(s) without the
proposed development. Describe the location, nature and extent of
proposed improvements to assure sufficient roadway capacity. Perform
volume/capacity analysis, which demonstrates the anticipated results
of making these improvements. As a result of the revised volume/capacity
analysis presented in the previous section, present levels of service
for the highway system with improvements. For each recommended improvement,
provide a preliminary cost estimate, source of funding and the implementation
schedule for the improvement. Where new intersections are being established
to serve as access to the proposed development, these intersections
must be designed to at least operate at Level of Service D or better.
(8)
Final Report. A final report must be prepared to document the
results of the traffic study and the recommended improvements to accommodate
the projected traffic due to the proposed development. Provide an
executive summary, which provides a concise description of the study
area, result of the traffic analysis and any recommended improvements.
The presentation of data and analyses results should be accomplished
on schematic diagrams of the study area and the use of charts and/or
tables. All sources of data and methodologies that were used in the
study must be properly referenced and documented. Provide all computer
output and calculations in appendices.
(9)
Completion of Improvements. Any traffic improvements that are
required as a condition of any approval shall be in place or sufficient
funds committed in escrow acceptable to the Township prior to the
issuance of any needed occupancy permit, or within a staged process
agreed to at the time of approval.
3.
The Planning Commission may recommend approval, disapproval or approval
with conditions to the Board of Supervisors after reviewing the submitted
drawings and data. The Board shall vote to approve or disapprove the
plan and may modify or accept any or all of any recommended conditions
which shall make its decision not more than 90 days after the regular
meeting date of the Planning Commission at which the application was
first formally reviewed. If the developer chooses not to accept all
the conditions attached to approval he/she shall so inform the Township
Secretary and the application shall be considered as denied. If the
Planning Commission recommends approval or approval with conditions
the developer shall submit the following drawings and documents, where
applicable, to the Township Engineer for review and recommendation:
A.
A final plan of proposed improvements including addition or corrections
to address conditions imposed by the Planning Commission.
B.
A curb cut approval from PennDOT and the Township if the site is
to have access to a state highway or Township road.
C.
Letters or approved modules guaranteeing and authorizing access to
public sewer and/or water systems or certificate of approval from
Sewage Enforcement Officer if development is to be served by on-lot
sewage disposal.
D.
Cross sections through access drives and parking areas showing slopes
and materials to be used and their thicknesses and through areas of
significant grading showing means of draining the sloped surfaces.
E.
Profiles along center lines of sanitary and storm sewers or drainage
swales showing connection to off-site system and profile along center
line of access drives showing elevation of surface before and after
installation of improvements.
F.
A notarized letter addressed to the Board of Supervisors indicating
whether or not any toxic chemical or other substances regulated by
the DEP will be used in connection with the operation of the development
and, if so, who such use will be controlled and waste materials disposed
of.
G.
The Township Engineer shall review the above for compliance with
the standards of this section and shall report his findings and recommendations
to the Board of Supervisors within 30 days of receiving the material.
The developer shall provide the Engineer with all the above not later
than 30 days after receiving approval from the Planning Commission.
4.
If the developer withdraws his plan after having submitted it the
review period shall cease and shall start over when the plan is resubmitted.
If the Planning Commission requests additional information from the
developer that is not provided with the application the time period
shall be held in abeyance until the information is provided and will
then start again at the point of interruption.
5.
Approval of a plan shall constitute an agreement between the developer
and the Township that the site will be developed in accordance with
the plan. Any subsequent deviations in the plan shall require review
and action by the Planning Commission. The developer shall apply for
a building permit within 90 days after receiving final plan approval.
[Ord. 1994-1, 7/--/1994, § 403]
1.
As a condition of final approval the Planning Commission may recommend that the Board of Supervisors require an improvement or performance bond to be purchased by the developer or an escrow account be opened to the benefit of Vernon Township to cover on-site improvements. Such bond or account shall not exceed 110% of the value of the improvements to be guaranteed. Such improvements may include but need not be limited to construction and paving of driveways, parking areas and walkways, storm drainage collection, retention and disposal system and landscaping materials. The Township Engineer, at the direction of the Board of Supervisors, shall determine the cost of the improvements to be covered and shall inform the Board and developer who may negotiate the final value of the bond or escrow account with the Board of Supervisors. The bond or escrow account shall be released as provided for in § 22-309 of this chapter.
[Ord. 1994-1, 7/--/1994, § 404]
Follow Title 67 of the Pennsylvania Department of Transportation
Rules and Regulations.
[Ord. 1994-1, 7/--/1994, § 405]
1.
Intent. The intent of this chapter is to promote tree planting and
landscaping of commercial and industrial properties including rental
housing. Also, to require buffering or screening between noncompatible
land uses and to protect, preserve and promote the aesthetic appearance,
character and value of commercial and industrial development and to
preserve areas of natural value.
2.
Purpose. It is further the purpose of this chapter to specifically
promote the preservation and replacement of trees and significant
vegetation removed in the course of land development. To promote the
proper utilization of landscaping between certain land uses to minimize
the opportunities of nuisances.
3.
Sites Affected.
A.
New Sites. No building permit shall be issued hereafter for any site
development or the construction or improvement of any building, structure
or vehicular use except where landscaping for such development, construction
has been approved as required by the provisions of this chapter. Residential
uses shall be exempt for these requirements.
B.
Existing Sites. No building structure, additions, parking lots or
roads shall be constructed, expanded or altered until a landscape
plan with the minimum landscape requirements is approved. An alteration
or expansion to an existing property is substantial when:
(1)
When construction does not involve additional land and the square
footage of the alteration or expansion exceeds 20% of the square footage
of the existing building or parking area.
(2)
When construction involves additional land the new construction
or alteration is required to adhere to landscape provisions of this
chapter.
(3)
"Land," as used herein, includes land used for open space, parking
or building purposes.
4.
Minimum Landscape Requirements for Commercial and Industrial Properties.
A.
Shade Trees in Parking Lots. One shade tree per 15 parking spaces
shall be planted in parking areas which includes parking lanes (4,800
square feet). The tree should be of a variety to withstand the soil
and site conditions and shall be a minimum of two-inch caliper and
shall not interfere with overhead utilities.
5.
Landscaping for all Commercial and Industrial Sites. Landscaping
shall be provided adjacent to the building entrance areas, exit areas
to the site, within the vehicular parking and on the perimeter of
the property. Landscape area may include shrubbery ground cover, annual
and perennial beds, lawn areas, ornamental and shade tree plantings
and plant material visual screening. Landscape and lawn areas shall
comprise a minimum of 5% of the developed site area of the building
structure, utilities, parking lot, drives or any other developed area.
All plant material shall be of commercial landscape size and meet
the association of American Nurserymen Standards and be properly approved
by the Department of Agriculture.
6.
Screening. Screening can be a hedge, fence, wall, earth mounding,
evergreen planting or a combination of any of the above with plantings.
Screening shall be an immediate effect. Screening may be a combination
of structures and plantings approved by the Board and the property
owner of property affected. The screening shall be properly maintained
as long as there continues to be compatible land uses.
7.
Preservation.
A.
Any landscape feature such as an historical tree, a grove of unique
trees or shrubs and endangered species of plants shall have the approval
of the Planning Commission before any plant is destroyed, removed,
filled around or disturbed in any way. All efforts shall be taken
to plan around and preserve existing trees in their natural state.
B.
Preservation of Wooded Areas. It is encouraged that efforts be made
to preserve natural vegetation areas. Consideration shall be given
to laying out streets, lots, structures and parking areas to avoid
the unnecessary destruction of heavily wooded areas or outstanding
tree specimens. It is further encouraged that whenever possible, heavily
wooded areas be designated as park reserves.
8.
Maintenance and Installation. All landscaping materials shall be
installed in a sound, workmanship-like manner and according to accepted,
good construction and planting procedures. The owner of the property
shall be responsible for the continued proper maintenance of all landscaping
materials and shall keep them in proper, neat and orderly appearance,
free from refuse and debris at all times. All unhealthy or dead plant
material shall be replaced within two months or by the next planting
period, whichever comes first. Violation of these installation and
maintenance provisions shall be grounds for the Zoning Officer to
refuse a building occupancy permit or institute legal proceedings.
9.
Plan Submission and Approval. Whenever any property is affected by
these landscape requirements the property owner or developer shall
prepare a landscape plan for submittal. All landscape plans shall
be approved by the Board of Supervisors prior to issuance of a building
permit.
A.
Plan Contents. The contents of the plan shall include the following:
(1)
Plot plan, drawn to an easily readable scale no smaller than
one inch equals 20 feet showing and labeling by name and dimensions
all existing and proposed property lines, easements, building and
other structures, vehicular use areas, sidewalks, planting and lawn
areas, etc., locations of structures on adjoining parcels, water outlets
and landscape material including botanical name and common name, installation
size, on center planting dimensions where applicable and quantities
for all plants used and all existing trees.
(2)
Typical elevations and/or cross sections as may be required.
(3)
Title block with the pertinent names and addresses, property
owner, person drawing plan, scale, date, north arrow, generally orient
plan so that north is at the top of plan and zoning district.
(4)
Plans shall be prepared by a registered landscape architect,
Pennsylvania certified nurserymen or any person who is knowledgeable
about landscape layout, soils and plant material.
B.
Building Permit and Certificate of Occupancy. Where landscaping is
required no building permit shall be issued until the required landscaping
plan has been submitted and approved and no certificate of occupancy
shall be issued until the landscaping is completed as certified by
an on-site inspection by the Zoning Officer unless a performance bond
or irrevocable letter of credit from a banking institution has been
posted. If the required landscaping has not been completed and a temporary
certificate of occupancy is issued a performance bond or irrevocable
letter of credit from a banking institution shall be posted at that
time.
[Ord. 1994-1, 7/--/1994, § 406]
1.
All light sources erected as part of a site development plan or thereafter
on the site shall be located and shielded so that the source of the
light is not visible from anywhere off the site and so the pool of
light from any light source strikes the ground entirely within the
site.
2.
Where a site development will abut a property containing a dwelling
or dwelling units the maximum illumination measured at ground level
along the common property line shall not exceed 0.2 foot candles and
no light source within 50 feet of the common line shall be mounted
at a height of greater than 15 feet from the ground.
3.
No light source within a site development shall be mounted at a height of greater than 30 feet and all sources shall be screened from view off the site by landscaping or fitted with cut-off shields, reflectors or refractor panels that deflect light downward to the ground and allow none to be reflected into the sky. The maximum illumination at ground level anywhere on any site not less than 50 feet from a property line accepting vehicular entrances shall be two footcandles. Except as noted in Subsection 2, illumination levels shall not exceed 0.5 footcandles along any property line.
4.
Lighted signs and walls washed with light shall not produce illumination
greater than 0.2 footcandle measured from any place within a property
containing dwellings from which such signs or walls will be visible.
5.
Light levels shall be measured in foot candles with a direct reading
portable light meter. The meter shall have a color and cosine corrected
sensor with multiple scales and shall read within an accuracy of plus
or minus 5%. It shall have been tested, calibrated and certified by
an independent commercial photometric laboratory or the instrument
manufactured within one year of the date of its use. The meter sensor
shall be mounted not more than six inches above ground level in a
horizontal position. The instrument's cell shall be exposed long
enough to provide a constant reading. Measurements shall be made after
dark with the light sources in question on and then with the same
sources off. The difference between the two readings shall be compared
to the maximum permitted illumination specified above to determine
if the light sources in question are in violation of this section.
