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AGENDA CRAWFORD COUNTY PLANNING COMMISSION

Crawford County Courthouse June 22nd, 2020

1. Roll Call

2. Action on May 2020 Minutes:

3. Communications A. May 11, 20020 – County News newspaper B. June 8, 2020 – County News newspaper C. Pipeline Safety Information Letter - Dominion Energy D. 811 Call Safety Information Brochure - Williams E. Spring 2020 – Highway Builder magazine

4. Reports:

A. Standing Committees A. Transportation Committee B. Agricultural and Environmental Concerns Committee C. Personnel Committee D. Planning Initiative Committee

B. Census Complete Count Committee Report

C. Planning Director’s Report

5. Public Comment:

(*) The floor is open to the public in attendance for matters on the Commission’s AGENDA.

6. Subdivisions, Land Development & Zoning Reviews:

A. Meadville Campus Drop Trailer Lot Expansion, Vernon Township B. Wentworth Ford Land Development, Oil Creek Township C. Subdivisions – Staff Reviews

7. OLD BUSINESS:

A. Planning Commission 2020 Self-Evaluation Summary

8. NEW BUSINESS: A. Agricultural Security Area Designation, West Shenango Township B. Discussion on Planning Agency Strategic Plan

9. ADJOURNMENT:

*Those wishing to address issues not on the AGENDA should contact the Planning Director prior to the beginning of the regularly scheduled CCPC meeting.

CRAWFORD COUNTY PLANNING COMMISSION

May Regular Meeting Minutes

Streamed Online via Facebook, Meadville, Pennsylvania

Commissioner Lawrence called the Regular Meeting of the Crawford County Planning

Commission (Planning Commission) to order at 1:30 p.m. on May 18, 2020.

1. Planning Commission Roll Call:

Present –

John Frye

John Lawrence, Chair

Ron Mattocks

Scott Sjolander

Michael Krepps, Vice Chair

Absent –

Dick Astor, Treasurer

Mark Nickerson

Maria Anderson-Dreese, Secretary

Peter Zimmer

Other Attendees –

Zach Norwood, CC Planning Director

Thomas Gilbertson, CC Assistant Planning Director for Community Planning

2. Digital Meeting Policy:

Not covered during meeting.

3. Action on April 2020 Regular Meeting Minutes:

Commissioner Lawrence requested action on the April 2020 Regular Meeting minutes.

Commissioner Frye noted a correct to the minutes – on page six of the minutes under the text

“The Morning Drill with Lucas Root” should be changed to “The Morning Drill with Lucas

Rout.” Commissioner Frye moved to adopt the minutes; Commissioner Krepps seconded;

motion carried unanimously.

4. Communications:

Zach Norwood, Planning Director, shared the following communications with the Planning

Commission:

- Mr. Norwood noted that there were no communications received by the Planning Commission

since the last regular meeting.

CCPC Minutes—May 18, 2020 Page 2

Use of brackets [ ] represents additional information not stated into the record at the meeting. Use of italics

represents information stated into the record but herein reported in greater detail.

5. Reports:

A. Planning Commission Standing Committees –

Transportation Committee: Mr. Norwood reported that the Transportation Committee did

not meet, but reported on the status of the committee including:

Pennsylvania’s Department of Health has opened up funding for the Walk Works program.

This funding program focuses on active and alternative transportation projects. The

Crawford County Planning Office may consider placing an application to support active

and alternative transportation items outlined in Crawford County 2014 Comprehensive

Plan or such an effort might be delayed until the next cycle (next year).

Agricultural and Environmental Concerns Committee: Commissioner Krepps reported

that the committee has not met.

Personnel: Mr. Norwood noted that the Personnel Committee has not met. Mr. Norwood

outlined a summary of the hiring process for the position of Assistant Planning Director

for Community Development.

Planning Initiatives Committee: Commissioner Mattocks reported that the Planning

Initiatives Committee did not meet but will meet. Commissioner Mattocks stated that he

is working with Mr. Norwood concerning next steps for the committee.

B. Census Complete Count Committee Report –

Commissioner Lawrence reported on the status of the census count. Commissioner

Lawrence noted that Crawford County is currently behind the rest of Pennsylvania in terms

of 2020 Decennial Count participation. Commissioner Lawrence outlined a series of

outreach efforts that committee members will implement to encourage greater

participation. Mr. Norwood presented the question for Commissioner Krepps concerning

how the Planning Office can help Conneaut Lake Borough boost census participation?

Commissioner Krepps noted that a Census worker has been reassigned to the borough and

that he’ll touch base with the secretary to evaluate outreach options. Mr. Norwood

mentioned a that the local water authority will conduct a mailing soon. Commissioner

Lawrence encouraged committee members to brainstorm outreach possibilities.

Commissioner Mattocks also provided a report on 2020 Decennial Census outreach.

C. Planning Director’s Report –

Mr. Norwood reported the following:

Administrative –

RELOCATION OF PLANNING OFFICE

On May 8, 2020 the Planning Office completed the majority of its relocation to the first

floor of the courthouse. The Office is located on the down the right hallway after entering

the courthouse. All staff workspaces, necessary storage, and planning equipment has been

https://www.health.pa.gov/topics/programs/WalkWorks/Pages/WalkWorks.aspx#.WYIG2J3D9aQ




organized and transferred to the new location. Over the next few months staff will be

finalizing the move by cleaning the previous office location, organizing long-term storage,

and sorting through years of paperwork to digitize or file in the new office.

PLANNING OFFICE OPERATIONS DURING COVID-19 – YELLOW PHASE

With the reopening of the courthouse to the general public as a result of the Governors

phased plan to reopen the State, the Planning Office is accepting appointments. Individuals

from the public, per County policy, must make an appointment to enter the courthouse

during the yellow phase of reopening. While the ability to visit the Planning Office exists,

staff are still encouraging the general public to address their needs through digital, mail,

or telephone communication if possible.

Community Planning –

TRAINING & INFORMATIONAL HANDOUTS

Staff has received numerous requests on a variety of subject matters from local municipal

officials as well as developers. As a result, the Planning Office will be investigating holding

a series of “digital lunch and learn” webinars to educate municipal representatives

including staff or solicitors. Additionally, the Planning Office staff will be developing a

series of informational handouts on topics that have been raised over the past year to

provide communities a quick reference guide on common planning subjects.

Community Development –

CRAWFORD COUNTY COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)

PROGRAM APPLICATIONS (2020 CDBG & CDBG-CV)

Crawford County will be holding our required 1st public hearing on Tuesday May 18, 2020

at 3:00PM for the 2020 CDBG and CDBG-CV, authorized under the CARES Act,

programs. The hearing will enable the general public the ability to learn about the CDBG

program requirements, how the County has utilized funding in the past, and how project

proposals can be submitted for consideration for these two applications.

Legislative Updates –

HOUSE BILL 1822

On April 21, 2020 the House passed HB 1822, which restricts spending out of special funds

including the Conservation District Fund. There is a concern with the wording that the

bill’s freezes on accounts would impact operations of organizations providing a public

service and could impact paying staff or carrying out current projects.

5. Public Comment:

None.

6. Subdivisions, Land Developments & Zoning Reviews:

Commission Reviews –




A. Springboro Borough Zoning Amendment

Mr. Gilbertson presented an overview of the proposed zoning amendment from Springboro

Borough and the draft recommendations prepared for the Crawford County Planning Commission

review. Mr. Gilbertson noted that the proposed amendment provides the benefit of bringing

Springboro Borough’s Zoning Ordinance into greater compliance with the Pennsylvania

Municipalities Planning Code and that its proposed revisions to signage regulations and permitting

uses within the C-3 Highway Commercial district do not appear to present issues or inconsistency

with the Borough’s Comprehensive Plan. Mr. Gilbertson further noted that proposed use

permissions within the I-1 Light Industrial district do appear to present consistency issues with the

Borough’s Comprehensive Plan and that future zoning amendments regulating such uses in the I-

1 Light Industrial district could produce tricky procedural questions. Item tabled for lack of

quorum.

Commissioner Mattocks left the meeting during Mr. Gilbertson’s presentation on the Springboro

Borough Zoning Amendment.

7. Old Business:

None.

8. New Business:

A. SALDO Signing Authority Resolution

Mr. Norwood described the content of the proposed resolution to allow the Planning Director to

sign off on Planning Commission reviews for subdivision and land developments or to designate

a staff member to sign off on such plan reviews. Item tabled for lack of quorum.

B. Motion to Recess Meeting

Commissioner Sjolander moved to recess the meeting. Commissioner Krepps seconded. Mr.

Norwood outlined the process of reconvening to vote on select matters.

-------------------- Meeting Recessed on 5/18/2020 at 2:04 p.m. --------------------

-------------------- Meeting Resumed on 5/26/2020 at 1:00 p.m. --------------------

1. Planning Commission Roll Call:

Present –

John Frye

John Lawrence, Chair

Ron Mattocks

Scott Sjolander

Michael Krepps, Vice Chair

Peter Zimmer




Mark Nickerson


Absent –

Dick Astor, Treasurer

Other Attendees –

Zach Norwood, CC Planning Director

Thomas Gilbertson, CC Assistant Planning Director for Community Planning

2. Springboro Borough Zoning Amendment

Mr. Gilbertson gave a brief presentation on the proposed zoning ordinance amendment from

Springboro Borough. According to Mr. Gilbertson’s presentation, the proposed amendment

includes provisions that would bring Springboro Borough’s zoning ordinance into greater

compliance with the Pennsylvania Municipalities Planning Code, signage regulations governing

structure type, and changes to permitted use allowances in C-3 Highway Commercial and I-1

Light Industrial districts. Mr. Gilbertson explained that the draft review presented before the

Planning Commission recommends in favor of all items included in the proposed zoning

amendment except for the inclusion of “retail sales and services” as a permitted use in the I-1

Light Industrial District. The draft review also suggests that a zoning map amendment could

allow for the accommodation of more retail sales and services uses in Springboro Borough

without altering use permissions in the I-1 Light Industrial District.

Commissioner Krepps moved to approve the review comments on Springboro Borough’s

proposed zoning ordinance amendment and to forward them onto the Borough for local

consideration. Commissioner Anderson-Dreese seconded. Motion carried unanimously.

3. Administrative Subdivision Reviews

Mr. Gilbertson provided a brief report on administrative reviews produced by the Planning

Office since the last regular meeting of the Planning Commission.

4. SALDO Signing Authority Resolution

Mr. Norwood gave a short presentation on a proposed resolution of the Crawford County

Planning Commission to allow the Planning Director and those assigned by the Planning

Director to sign off on subdivision plats and land developments that went before the Planning

Commission for review. Mr. Norwood noted that doing so would help streamline the

development process for applicants wishing to record their subdivision or land development

plans with the County’s Register and Recorders Office.

Commissioner Frye moved to approve the resolution as written. Commissioner Sjolander

seconded. Motion carried unanimously.




Mr. Norwood made it clear that the Planning Office will not sign off on reviews that have not

gone before the Planning Commission and received formal approval for forwarding their review

comments to the municipality.

Mr. Norwood also mentioned that the Planning Commission’s regular meeting in June will likely

occur in person subject to necessary precautions.

9. ADJOURNMENT:

Commissioner Frye moved to adjourn the meeting. Commissioner Sjolander seconded. The May

2020 Crawford County Planning Commission Regular Meeting adjourned at 1:20 p.m. on

Tuesday, May 26, 2020.

Respectfully Submitted,


CRAWFORD COUNTY PLANNING COMMISSION

cc:

Crawford County Board of Commissioners

Crawford County Planning Commission June 2020

Crawford County Planning Commission

Planning Initiatives Committee Agenda

Meeting Date: June 9, 2020

Attendees (Invited):

• Ron Mattocks

• John Frye

• Zach Norwood

• Scott Sjolander

• Peter Zimmer

Agenda Items:

1. Housing Study

• Dialogue on how to get moving to put initiates outlined in the study into action

• Action Matrix in place to prioritize what can be done now during the current term for the commissioners

2. Rural Broadband

• County to receive $7M in COVID funds – what can be dedicated to rural broadband

• How do we recommend using the funds

• ARC and EDA opportunities and deadlines (6/26 and rolling)

• Armstrong winning govt funding bids – what’s being spent here? 3. Strategic Plan Kickoff

• What role(s) will the Planning Commission play within the plan 4. Opportunity for approaching the townships about a standard SALDO

• Posing a survey question

• Is the cost of dealing with it worth it for them?

Updates / Items from Last Meeting:

• NA

Action Item Recap:

• Ron to reach to Erie County IT manager about sharing current info on broad band opportunities

• Zach to send out NW Commission plan for broadband

• Zach connecting with NW Commission to see if broadband staff member would be willing to talk to committee.

Next Meeting: July TBD

Crawford County Planning Office Monday June 22, 2020 Planning Director Report

Page 1 of 1

Administrative

PLANNING OFFICE OPERATIONS DURING COVID-19 – GREEN PHASE

Now that Crawford County Courthouse is open to the public without an appointment, the Planning Office

operations have returned to full capacity. Staff is developing strategies to conduct public engagement while

meeting CDC guidelines; however, all other operations are back to normal.

Community Planning Projects

PLANNING AGENCY STRATEGIC PLAN

On Thursday June 11, 2020 the County kicked off the strategic planning effort with representatives from the

Board of Commissioners, Planning Office, and the Planning Commission. The consultant, Denny Puko, joined us

to discuss the County’s expectations going into the process. He inquired what success looked like to us for the

process and if we had any subject matters that we wished to avoid. Participants identified a variety of items that

were desired to be investigated from revenue streams and fees for the Planning Office to a better definition of

the role of the Planning Commission. Denny will be returning on the morning of July 27th and August 24th to

meet with the Commission to hold the 1st and 3rd sessions.

Community Development Projects

ACT 13 POLICIES – AT-RISK BRIDGE & ENVIRONMENTAL INITIATIVES FUND

In response to increasing requests for assistance, the Planning Office drafted two policies for the

implementation of the County’s At-Risk Bridge program and Environmental Initiatives Fund program. Copies of

these policies have been provided to the Planning Commission.

SMALL BUSINESS ASSISTANCE PROGRAM – CDBG-CV

Crawford County Commissioners are considering a small business assistance program for entities that have been

impacted by the coronavirus pandemic, but have not received financial support for that purpose. The program is

currently being drafted and will be presented to the Commissioners for consideration at a future meeting.

Legislative Updates

HOUSE BILL 2438

House bill 2438, Expanding Broadband Access with Existing Infrastructure, would allow cooperatives to use their

existing infrastructure to deploy fiber lines for broadband while protecting property owners. This legislation will

also open the door for other providers to develop broadband infrastructure as well. Allowing electric

cooperatives to use their existing infrastructure to help expand broadband access to rural Pennsylvania is a

common-sense approach to help spur greater access to broadband in the Commonwealth. The bill has approved

by the House on June 17, 2020 and has been referred to the Communications and Technology committee in the

Senate on June 17, 2020.

CRAWFORD COUNTY PLANNING OFFICE Zachary Norwood - Planning Director

Courthouse – Meadville, PA 16335Phone: 814-333-7341

Website: www.crawfordcountypa.net/planning * Email: [email protected] Crawford County is an equal opportunity employer

June 22, 2020

Robert Horvat, Manager Vernon Township 16678 McMath Avenue Meadville, PA 16335

RE: Crawford County Planning Office review of the Big Heart Pet Brands, Inc. Drop Trailer Lot Expansion land development.

Dear Mr. Horvat,

The Crawford County Planning Office has reviewed the land development submission for the Big Heart Pet Brands, Inc. Drop Trailer Lot Expansion land development and offers the following comments. The review and this report are required under Section 502(b) of the Pennsylvania Municipalities Planning Code (MPC) (53 P.S. 10502(b)) before a municipality may approve a subdivision or land development. These comments are nonbinding and are made to identify potential discrepancies between this development submission and provisions of the Vernon Township’s Subdivision and Land Development Ordinance (SALDO) as well as to identify errors in the submission or other areas of potential concern.

Procedural Comments:

1. County Planning recommends that the applicant contact the Crawford County Conservation Districtregarding any necessary permits that may be required for this development. The Conservation Districtcan be reached at (814) 763-5269.

Consistency with Local Comprehensive Plan:

1. The creation of the Big Heart Pet Brands, Inc. Drop Trailer Lot Expansion as proposed by this landdevelopment appears generally consistent with the following objectives outlined within the 2007Central Crawford Region Multi-Municipal Comprehensive Plan:

a. Note: Plan does not specifically list community development objectives for VernonTownship.

2. The creation of the Big Heart Pet Brands, Inc. Drop Trailer Lot Expansion as proposed by this landdevelopment may be inconsistent with the following objectives outlined within the 2007 CentralCrawford Region Multi-Municipal Comprehensive Plan:

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http://www.crawfordcountypa.net/planning


Note: Plan does not specifically list community development objectives for Vernon Township.

3. The creation of the Big Heart Pet Brands, Inc. Drop Trailer Lot Expansion as proposed by this landdevelopment relates to the plan designation shown in the 2007 Central Crawford Region Multi-Municipal Comprehensive Plan’s Future Land Use Plan as follows:

a. Plan does not provide designations. However, the land use study provided within the Planrecognizes that this proposal is consistent with current land use patterns in the township.

Potential Concerns:

1. County Planning advises that tax parcel 20-6510-027 may be subject to an appurtenant stormwatereasement running to French Creek and further advises that said appurtenance be demonstrated on thefinal plan. Additionally, County Planning recommends that easements for public utilities be shown onthe final plan where said public utilities are encroached by land development activities.

Potential Plat Errors:

1. NPDES areas shown on the Existing Conditions / Demolition Plan (C1.1) are displayed by label onlywithout their boundaries. County Planning recommends that the delineated NPDES boundaries beshown on the Existing Conditions / Demolition Plan (C1.1).

2. There appears to be a spelling error within Note 8 on the Final Site Layout / Grading Plan (C1.2). Itappears the word “schedules” should read as “scheduled.”

3. The two keyed notes marked with the number eleven (11) on the Final Site Layout / Grading Plan (C1.2)with one each lying in FIRM Zone X and FIRM Zone AE (and further given unique NPDES permitboundaries) are described as “typical pavement over existing impervious surface – see detail” however,existing conditions for these areas appear covered by open grass and soil. County Planningrecommends that this potential discrepancy be resolved.

Compliance with SALDO:

1. The “subject property line” is provided on the Final Site Layout / Grading Plan (C1.2), however, thebearings and distances describing the involved property(ies) are not shown per Vernon Township Code§ 22-402 (2)(B). County Planning recommends that such bearings and distances be shown on complywith this section.

2. If Vernon Township Code § 22-402 (2) (J) either applies or is exercised by the Vernon Township Board ofSupervisors, then Vernon Township Code § 22-402 (2) (I) requires a traffic impact study to ensure theTownship “identify the potential impacts of a proposed development and determine the roadwayimprovements necessary to mitigate any impacts resulting from the development.” If deemedapplicable, County Planning recommends that Vernon Township receive and review the required trafficimpact study prior to approval of the final plan. Additionally, Vernon Township Code §§ 22-402 K – Moutline the requirements for traffic impact studies.

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3. Per Vernon Township Code § 22-405 (6) regarding screening, County Planning recommends thatconsideration be given to additional opportunities to screen the proposed development, particularlythe road and railway expansions and enhanced drop trailer lot, with the use of natural evergreenplantings from view of the Ernst Trail. County Planning appreciates the efforts proposed by these plansto maintain existing natural landscape features.

4. County Planning recommends that a statement be provided on the final plan stating that VernonTownship has no interest or obligation in the proposed extension of Park Row per Vernon TownshipCode § 22-503 (8) (C).

5. County Planning recommends that any utility easements within the proposed private street/drive beclearly marked and identified as to width and use per Vernon Township Code § 22-503 (8) (F).

6. County Planning recommends that the proposed private street/drive be permanently marked as privateat required locations per Vernon Township Code § 22-503 (8) (G).

7. County Planning recommends that the proposed private street/drive be labelled on the Final SiteLayout / Grading Plan (C1.2) and that the width of its right-of-way be similarly shown per VernonTownship Code § 22-503 (8) (H).

The submission and this report are kept for the public record. A subdivision or land development may not be finally approved if Vernon Township finds deficiencies in the submission that are not addressed in accordance with its SALDO or the MPC.

Please contact the County Planning Office if you have any questions.

Sincerely,

Thomas Gilbertson Assistant Planning Director for Community Planning Crawford County Planning Office

CC: Ashley Porter, P.E., Porter Consulting Engineers, P.C. Tracey Crawford, Crawford County Conservation District

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CRAWFORD COUNTY PLANNING OFFICE Zachary Norwood - Planning Director

Courthouse – Meadville, PA 16335Phone: 814-333-7341


June 22, 2020

April Averill, Secretary Oil Creek Township 127 McKinney Road Titusville, PA 16354

RE: Crawford County Planning Commission and Office review of the Wentworth Ford Project land development.

Dear Ms. Averill,

The Crawford County Planning Commission and Office has reviewed the land development plan for the Wentworth Ford Project and offers the following comments. The review and this report are provided pursuant to Section 502(b) of the Pennsylvania Municipalities Planning Code (MPC) (53 P.S. 10502(b)) before a municipality may approve a subdivision or land development. These comments are nonbinding and are made to identify potential discrepancies between this development submission and provisions of Oil Creek Township’s Subdivision and Land Development Ordinance (SALDO) as well as to identify errors in the submission or other areas of potential concern.


1. County Planning recommends that the applicant contact the Crawford County Conservation Districtregarding any necessary permits that may be required relating to this or future development. TheConservation District can be reached at (814) 763-5269.

2. County Planning recommends that the applicant coordinate with the Crawford County Public SafetyDepartment to determine addressing and street names if necessary. The Public Safety Department canbe reached at (814) 724-2562.

3. Per SALDO §§ 302.4 & 1304.1, this land development, proposing vehicle access off Pennsylvania Route8, may require the submission of an application to the Pennsylvania Department of Transportation(PennDOT) for a Highway Occupancy Permit (HOP). The permitting contact phone line for PennDOTDistrict One is 814-678-7156.

Consistency with Local Comprehensive Plan:

1. The creation of the Wentworth Ford Project as proposed by this land development appears generallyconsistent with the following objectives outlined within the Oil Creek Region Comprehensive Plan (2000– Amended 2006):

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Website: www.crawfordcountypa.net/planning * Email: [email protected]

Crawford County is an equal opportunity employer

a. Community Development Objective Three (Oil Creek Region Comprehensive Plan, Page 4)

which states: “Out-migration and job loss have plagued the Oil Creek Region, so the third priority of Community Objectives is to support long-term economic programs to reverse this trend, stabilize population, keep and bring in job opportunities for the citizens of this Area.”

b. Plan recommendation for Oil Creek on page 27 highlights Route 8’s ability to accommodate

new commercial and industrial land uses and encourages such development. The existing conditions analysis included in the Plan reveals that the proposed land development site lies inside the existing public water and sewer service areas (see “Water Service Area” and “Sewer Service Area” maps in Plan). The Plan states that a 2” water line runs along Route 8 from the City of Titusville limits to near the boundary with Hydetown Borough (Oil Creek Region Background Report, CF-15). The above-mentioned community development objective and strategy are referenced by SALDO § 102.9.

2. The creation of the Wentworth Ford Project as proposed by land development may be inconsistent with the following objectives outlined within the Oil Creek Region Comprehensive Plan (2000 – Amended 2006):

a. None cited.

3. The creation of the Wentworth Ford Project as proposed by this land development relates to the plan designation shown in Oil Creek Township’s Future Land Use Plan as amended (see “Oil Creek Region Future Land Use” map in the Oil Creek Region Amended Comprehensive Plan [2006]) as follows:

a. Proposed subdivision lies within the “Commercial” plan designation. This plan designation is defined as – “Commercial areas of all kinds, highway, downtown, and office.”

Potential Concerns: 1. The plan of existing conditions (Drawing 02 OF 02) demonstrates that the title line boundary of both tax

parcels 3813-065 and 3813-063 is unclear with varying surveys and deeds provide differing information. County Planning recommends that any unclear or disputed property line be identified and confirmed with neighboring property owners and Oil Creek Township prior to the approval of land development activities on the site.

2. County records suggests that the northeastern limits (rear) of the proposed land development site may be adjacent to the City of Titusville. County Planning recommends that the delineation between the limits of the City of Titusville and Oil Creek Township be shown clearly on the final plans.

3. County records are not consistent with property ownership information shown on the proposed site

plan (SP-01). Per County records, the lands indicated as being owned by “Franklin Street Square” and recognized as tax parcel 5700-000-H-3-1 are not immediately adjacent to the proposed land development site as displayed on the proposed site plan (SP-01) but are located approximately 190 feet away from the limits of the proposed site. The proposed site plan (SP-01) appears to include parcel geometry between the lands of Homer Hardwood Flooring Company (5700-000-H-3-1-C) and the

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involved tax parcels of Jaxon Property Management, LLC (3813-065 & 3813-063) that does not match County records. County Planning recommends that all information and property delineations adjacent to the proposed land development site be confirmed for the final plans.

4. The “rear” setback or building line shown differs between the plan of existing conditions (Drawing 02

OF 02) and the proposed site plan (SP-01). The setback line on the proposed site plan (SP-01) appears to be drawn off the title line from the Nagy Survey whereas the setback line on the plan of existing conditions (Drawing 02 OF 02) appears to be based off the title line supplied by the Muschweck Survey. Resolution to the property line discrepancy cited previously within this review letter may provide the appropriate reference for necessary correction and provide consistency between plan sheets.

Potential Plat Errors: 1. The proposed site plan (SP-01) shows an existing “treeline” with the same geometry as that shown on

the plan of existing conditions (Drawing 02 OF 02). However, a comparison between the PCSM Plan Pre-Development Conditions (PCSM101) and PCSM Plan Post-Development Conditions (PCSM102) suggest that the existing treeline will be removed. If this is the case, County Planning recommends that the treeline feature be removed from display on the proposed site plan (SP-01).

2. The plan of existing conditions (Drawing 02 OF 02) and the submitted Act 247 County Planning Agency review form suggests that this land development will be served by a public water system. County Planning was not able to identify a reference to an existing water system line on the plans and recommends that said utility be clearly shown and observed prior to final approval.

3. The submitted Act 247 County Planning Agency review form suggests that this land development will be

served by a public sanitary sewer system. County Planning was not able to identify a reference to an existing sanitary sewer system on the plans and recommends that said utility be clearly shown and observed prior to final approval.

4. An extra word “the” appears to be included in the notarization of developer’s/owner’s signature

certificate as shown on the title sheet (T-01).

5. County records indicate that the existing cinder block building owned by National Fuel Gas lies on tax parcel 3813-064 as recognized on the proposed site plan (SP-01). County Planning recommends that the proposed development site or “property line” symbology be used to delineate the limits of this parcel.

6. The proposed development site is made up of two adjacent parcels in common ownership. County

Planning recommends that the common parcel line delineating between the two separate tax parcels be displayed on the plans.

Compliance with SALDO: 1. This land development proposal includes public improvements and shall not be granted final approval

until compliance with SALDO § 305.7 is achieved.

2. County Planning recommends that the relevant provisions of SALDO Article V be observed and implemented to assure the completion of the sidewalk facilities, possible public sanitary sewer and water line extensions, and other public improvements provided by the proposed land development.

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3. Per SALDO § 1303, the Oil Creek Township Board of Supervisors may relax the 1 inch to 20 feet scale requirement. The current proposed site plan (SP-01) is drawn at a scale of 1 inch to 50 feet.

4. County Planning recommends that the submission include information on the location and size of

utilities to comply with SALDO §§ 1303 (A), 1303 (B), 1304.10, 702.3 (J), and 702.3 (L).

5. County Planning recommends that all existing utility easements and their limitations be displayed in the plan submission to comply with SALDO §§ 703.6 (J) and 807.2.

6. County Planning recommends that the submission include a boundary survey complying with the

provisions of SALDO § 1303 (C).

7. County Planning recommends that estimated traffic flow information be provided in addition to parking and access plan information to comply with SALDO § 1304.4.

8. County Planning recommends that a landscaping plan be included in the submission complying with the

provisions of SALDO § 1304.6.

9. County Planning recommends that necessary maintenance plans and agreements for the proposed sidewalk facility be provided to comply with SALDO § 1305.

10. County Planning recommends that the required HOP statement be provided on the final plans to

comply with SALDO § 703.7 (E).

11. County Planning recommends that the required recording certificate be provided on the final plans to comply with SALDO § 703.7 (F).

The submission and this report are kept for the public record. A subdivision or land development may not be finally approved if Oil Creek Township finds deficiencies in the submission that are not addressed in accordance with its SALDO or the MPC. Please contact the County Planning Office if you have any questions. Sincerely, Thomas Gilbertson Assistant Planning Director for Community Planning Crawford County Planning Office CC: Bruce E. Konsugar, P.E., Cobalt Professional Services, Inc. Dave Amy, Crawford County Public Safety

Tracey Crawford, Crawford County Conservation District

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JUNE 2020 STAFF REVIEWS

Name of

Subdivision

Municipality No. of

Lots

Reviewed

by:

Comments:

David A. & Rita Ann

Uhlman, Parcel A

Subdivision

Cambridge Township 1 Thomas

Gilbertson

Creation of a single,

approximately 20-acre lot

entirely within Cambridge

Township from a large

agricultural tract of land

currently assessed to

Woodcock Township. New

lot is located off the curve of

Ball Road near PA Route 86.

Lots 1 & 2 - Larry R. &

Linda F. Turner Property

Subdivision

Greenwood Township 2 Thomas

Gilbertson

Creation of two lots

encompassing an entire parent

parcel in Greenwood

Township adjacent to East

Fallowfield Township and the

Mercer County line off County

Line Road T-313. Each lot is

around 25 acres and is

intended for agricultural use.

Richard K. Yurisic,

Subdivision “East” Bloomfield Township 2

Thomas

Gilbertson

Creation of two lots one being

approximately 18 acres and the

other being around an acre

(appearing substandard per

Zoning) in Bloomfield

Township off Shreve Ridge

Road and Old Valley Road

respectively.

WEST SHENANGO TOWNSHIP AGRICULTURAL SECURITY AREA (ASA) PROGRAM

Background: The West Shenango Township Board of Supervisors have received a proposal from

landowners in West Shenango Township to create an Agricultural Security Area (ASA) program

for West Shenango Township. Per the Agricultural Area Security Law (3 P.S. §§ 901-915), the

Crawford County Planning Commission is provided the opportunity to review and comment on

the proposed ASA program.

The proposed parcels to be enrolled in the West Shenango Township ASA program total 636.6

acres. This acreage is comprised of 15 parcels with an average size of 42.44 acres. There are 9

owners for all the parcels included in the program.

West Shenango Township’s enactment of an Agricultural Security Area Program will bring the

total number of townships in Crawford County with an ASA program to 27. The Crawford

County Conservation District and Crawford County Planning Office as outlined in the Crawford

County 2014 Comprehensive Plan are coordinating efforts to support local communities in the

enactment of ASA programs in all 35 Crawford County townships.

Recommended Comments:

The Crawford County Planning Commission recommends the Township Supervisors adopt the

636.6 acre ASA proposal and provides the following comments.

Consistency with Comprehensive Plans:

Crawford County Comprehensive Plan (2014): The Planning Commission is appreciative of

the West Shenango Township Supervisor’s efforts to implement the

Comprehensive Plan by “expanding ASAs into the townships that currently do

not have them but have quality agriculture soils and large farms” (Crawford

County Comprehensive Plan, Page A14). The importance of local municipalities

efforts to support the County’s long-range Comprehensive Plan cannot be

overstated.

Relationship to County Future Land Use Plan (2014):

The County’s Future Land Use Map places the majority of West Shenango

Township under the Agricultural Rural Plan designation. This proposal is

consistent with the Crawford County Conservation Districts’ goal of preserving

quality farmland soils. The Agricultural Rural designation is not defined in the

Crawford County Comprehensive Plan; the essence of the designation is to

maintain rural character.

Township: 1979 West Shenango Township Comprehensive Plan Land Use Policy (p. 53) –

“Non-farm land uses shall be discouraged in areas where productive agriculture

exists.

Also, the Crawford County Planning Commission has adopted a goal to expand Agricultural

Security Areas into townships that don’t currently have a program.


A. The Commission will take this opportunity to inform West Shenango Township officials

that the Crawford County Board of Commissioners, in 2005, authorized the creation of a

Farmland Preservation Board. This Board oversees the Crawford County Agricultural Land

Preservation Program, which is a completely voluntary program whereby land parcels

enrolled in the Agricultural Security Area Program may qualify for state funded

reimbursement in an effort to preserve the Commonwealths farmland. West Shenango

Township will now be eligible to participate in this program. The details of this program

can be obtained by contacting the Crawford County Conservation District at (814) 763-

5269.

B. Upon approval by the Board of Supervisors, County Planning advises West Shenango

Township of the requirements of the Agricultural Security Area Law 3 P.S. §§ 908 (d)(g).

C. The Crawford County Planning Commission is heartened to see West Shenango Township

adopt the Agricultural Security Area Program. The program has worked well in other

townships and will serve the citizens of West Shenango Township well.

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