[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.
G. 
Means to collect, store and release stormwater in accordance with § 22-508 of this chapter.
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.
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).
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.