CRAWFORD COUNTY PLANNING COMMISSION Digital Meeting … · platforms. This policy is intended to be utilized under any emergency declaration or emergency situation whereas in person

AGENDA CRAWFORD COUNTY PLANNING COMMISSION

Digital Meeting – Skype for Business May 18th, 2020

1. Roll Call

2. Review of Digital Meeting Policy

3. Action on April 2020 Minutes:

4. Communications: Reported on by Planning Director

4. Reports: A. Standing Committees

1. Transportation Committee 2. Agricultural and Environmental Concerns Committee 3. Personnel Committee 4. 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. Springboro Borough Zoning Amendment Review B. Subdivisions – Staff Reviews

7. OLD BUSINESS:

8. NEW BUSINESS:

A. SALDO Signing Authority Resolution

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

Crawford County, Pennsylvania

Digital Meeting Policy

SECTION 1 - INTRODUCTION

In response to the COVID-19 pandemic of 2020, Crawford County Planning established a digital meeting

policy to maximize public engagement and create a framework for meeting operations through digital

platforms. This policy is intended to be utilized under any emergency declaration or emergency situation

whereas in person meetings are not attainable. The following sections outline the requirements for

hosting a digital meeting, the procedures undertaken by the Crawford County Planning Commission, and

the method available for the general public to view and comment on the meeting.

SECTION 2 - TELECOMMUNICATION PROCEDURES FOR DIGITAL MEETINGS

The Crawford County Planning Commission and Planning Office staff will utilize the readily accessible

technology provided by Crawford County for participating and hosting a public meeting through a digital

platform. The Planning Commission and Planning Office will participate in a Skype for Business

conference call while the general public is viewing a live stream of the conference call and meeting

materials through a social media platform.

Procedures for Planning Commission Members

Crawford County Planning Commission members who attend a digital meeting will:

• Attempt to join the phone call prior to the meeting start time;

• Attempt to remain on the phone call for the duration of the meeting as to not disrupt

the meeting by their departure;

• Mute their microphone or telephone lines when they are not speaking in order to

minimize background noise and distractions;

• Have an opportunity to ask questions or comment on each subject matter through a

round robin format rather than an open discussion to ensure the meeting is organized

for the general public to follow;

• State their name prior to making motions to enable accurate meeting minutes;

• Vote on motions through a roll call approach rather than by an all-in-favor approach.

Procedures for Planning Office Staff

Crawford County Planning Office staff who attend a digital meeting will:

• Attempt to join the phone call prior to the meeting start time;

• Attempt to remain on the phone call for the duration of the meeting as to not disrupt

the meeting by their departure;

• Mute their microphone or telephone lines when they are not speaking in order to

minimize background noise and distractions;

• Provide commentary and information when requested by the Chair of the Planning

Commission;

• Record the meeting in order to prepare meeting minutes;

• Operate the live streaming social media platform including the meeting materials

provided for the public;

• Operate the presentation for the general public.

SECTION 3 - PUBLIC NOTICE OF DIGITAL MEETING

Crawford County will advertise the meeting date, time, and method for participation, no less than 48

hours prior to the start time, in a paper of general circulation. Additionally, the Planning Office will post

the meeting date, time, and method for participation on the Planning Office’s webpage and through the

social media platform. Additionally, the agenda for the meeting will be posted at least 5 business days in

advance on the Planning Office’s webpage and social media event.

Section 4 - Opportunity for Public Commenting

In order to provide an opportunity for the general public to comment on meeting agenda items and to

maximize the timeliness of the meeting format, the general public will have the ability to provide

comments until noon the day of the meeting by emailing the Planning Director at

[email protected] with their comments. Any comments on a subject matter up for

discussion during the meeting will be read or summarized during the meeting. Responses to any

comments made will be provided within 24 hours to the email from which the comment was sent.

mailto:[email protected]

CRAWFORD COUNTY PLANNING COMMISSION April 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 April 27, 2020.

1. Planning Commission Roll Call: Present – John Frye John Lawrence, Chair Mark Nickerson Maria Anderson-Dreese, Secretary Peter Zimmer Ron Mattocks Scott Sjolander Michael Krepps, Vice Chair Absent – Dick Astor, Treasurer Other Attendees – Zach Norwood, CC Planning Director Thomas Gilbertson, CC Assistant Planning Director for Community Planning

Digital Meeting Policy: Not covered during meeting.

2. Action on February 2020 Regular Meeting Minutes: Commissioner Lawrence requested action on the February 2020 Regular Meeting minutes. Commissioner Frye noted one correction to the February 2020 Regular Meeting 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 Ruot.” Commissioner Anderson-Dreese moved to adopt the minutes; Commissioner Frye seconded; motion carried unanimously.

3. Communications: Zach Norwood, Planning Director, shared the following communications with the Planning Commission: - Thank you letter from Denny Puko, our selected strategic planning consultant for the Planning

Office and Planning Commission; and

CCPC Minutes—April 27, 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.

- Warren County Annual Report on Planning and Zoning.

4. Reports:

A. Planning Commission Standing Committees –

Transportation Committee: Commissioner Anderson-Dreese reported that the Transportation Committee did not meet, but reported on the status of the committee including: A survey has been sent to municipalities concerning small scale bridge projects. Several members of the Planning Commission assisted in this surveying effort. Agricultural and Environmental Concerns Committee: Commissioner Krepps presented that the committee met prior to the Courthouse closure. Commissioner Krepps reported on the committee’s progress on preparing a County Forest Strategic Plan. Personnel: Commissioner Nickerson requested for Mr. Norwood to report the status of the recruitment process. The recruitment process is on hold. Commissioner Nickerson requested that the Chairman present discussion on the Planning Commission’s Proposed Self Evaluation under old business.

Planning Initiatives Committee: Commissioner Mattocks reported that the Planning Initiatives Committee did not meet but will meet.

B. Census Complete Count Committee Report –

Commissioner Lawrence reported on the status of the census count. Commissioner Lawrence stated that Complete Count Committee members have been reaching out to local media outlets. Commissioner Mattocks reported that 52.5 percent of Crawford County households have self-reported for the 2020 Decennial Census compared to 56 percent for Pennsylvania as a whole. Commissioner Mattock will provide weekly posts via Facebook to report the status of the 2020 Decennial Census participation.

C. Planning Director’s Report –

Mr. Norwood reported the following:

- Administrative –

PLANNING OFFICE OPERATIONS DURING COVID-19 The Planning Office has adjusted our operations in response to the ongoing pandemic. The following is a summary of how the County's Planning Office is adjusting our operations during the ongoing pandemic.

Our physical office is closed to both the general public and our staff. This means if you call our office for answers or insight, we will not be there to provide you a service. We do have staff working remotely from home, so the best way to connect with us is via



email to our director or to leave a voicemail on our director's phone. Someone will contact you within 24 to 48 hours of receiving your communication.

Due to limited capacity at this time, Crawford County Planning is only performing our essential functions. These functions include: filing and reviewing SALDO applications, reviewing municipal ordinance amendments, and management of fiscal community development programs overseen by our office. Any additional projects that were started prior to COVID-19 have been postponed until we return to normal operations.

Individuals or entities seeking to submit a SALDO for review should be aware of the following requirements:

The Planning Office will only be accepting plats for review via mail. All required materials must be included in the submission. Required materials include: any required plat or drawings, a County 247 review application, and the appropriate payment required for the review. Payments should be by check and made out to Crawford County Planning.

Typically, we require a signature from the local municipality on our 247-review application. In order to minimize community spread and limit chances for folks to contract the virus, we will be accepting emailed confirmation of filing and forwarding of plats from local governments. The email should be included with the application materials.

Any community development project undertaken by the Planning Office is currently being evaluated to ensure consistency with the governor’s stay-at-home order as well as the funding program for the project. Should issues arise that will impact community development projects, our staff will be in touch with project sponsors.

This information was sent to each municipality, is available on the Planning Office website, and will be highlighted in April Planning Commission public meeting. Should anyone need assistance from the Planning Office we recommend emailing the Planning Director or leaving a voicemail on the mainline. A staff member will be in touch within 48 hours of any inquiry.

- Community Planning –

Currently all Community Planning projects have been postponed until further notice. Due to capacity challenges and changing regulations surrounding COVID-19, the Planning Office has paused any further progress with the Conneaut Valley multi-municipal plan, the Crawford County Hazard Mitigation Plan, and the County planning agency strategic plan. Work on these projects may occur internally during low demands for essential services. However, no public meetings or outreach will be conducted until staffing capacity allows for us to do so in a safe and healthy manner.

- Community Development –

CRAWFORD COUNTY CDBG PROGRAM



In February 2020, Crawford County through assistance provided by Cochranton Area Redevelopment Effort (CARE) to acquire and transfer real property to Adams Place LLC. for the sole purpose of developing a 39-unit senior housing facility. The project was scheduled to start construction in April; however, it has been delayed due to COVID-19.

All other CDBG projects are currently on hold at this time as directed by the state. Once business closures have been lifted for construction a number of projects will be bid, awarded, and underway. Unfortunately, a shorten construction season is anticipated due to COVID-19 which may result in increases in price and reduced capacity to complete projects. The Planning Office staff is monitoring the situation.

ARC POWER INITIATIVE The Pennsylvania Environmental Council (PEC) will be submitting an application on behalf of Crawford County to the Appalachian Regional Commission (ARC) under their Partnerships for Opportunity and Workforce and Economic Revitalization (POWER) Initiative. The application is for $1.5 million to develop segments of the Erie- To-Pittsburgh Trail and PA Wilds Loop. East Branch Trail, located between Spartansburg and Hydetown Boroughs, would receive approximately 40% of the grant award should we receive funding. There is no financial requirement for Crawford County and we will have limited responsibilities as PEC will be involved with project development and financial oversight.

CARES ACT As part of the Coronavirus Aid, Relief, and Economic Security Act (CARES Act), HUD is releasing approximately $5 billion in CDBG funding to assist local communities throughout the country. These funds will be provided in three phases. The first phase will provide funding through entitlement communities and states, which is the typical process. While the other two phases are anticipated to have HUD directly release funding into communities where resources are needed. This means that over the next few months Crawford County will receive an injection of approximately half of the funding we get on an annual basis. For Crawford County that would be approximately $150,000, the City of Meadville that would be approximately $150,000, and for Vernon Township that would be approximately $45,000.

Commissioner Astor joined the meeting at 1:45 p.m.

DCNR C2P2 PROGRAM Crawford County was contacted by numerous organizations who are submitting applications to the C2P2 program this year for trails, parks, and other eligible programs. Clear Lake Authority is submitting an application for developing the East Branch Trail, which is in addition to the ARC Power Initiative. The Oil Region Alliance is submitting for funding to provide technical assistance for a number of projects including investments to the Scheide House in Titusville. The Route 6 Alliance is seeking funding for a façade program along the Route 6 corridor which was not available to us in the past; however, this year’s application will include Erie and Crawford Counties. The City of Meadville is supporting the ARC of Crawford County’s application for their park project in downtown Meadville.



- Legislative Updates – SENATE BILL 841 On April 14, 2020 the House passed Senate Bill 841 and is on its way to Governor Wolf for signature. This bill provided language that suspends/tolls essentially all municipal government permitting requirements from March 6th, the date of the Governor's emergency declaration, until 30 days after the enactment of the bill. Most importantly, it provides all municipalities and their boards with the authorization to hold meetings electronically. The language in SB 841 essentially gives municipal governments (which includes both local and county governments) a roughly 70-day stay on their responsibilities from March 6th (assuming the bill is signed soon) and the time to get their May/June meetings advertised for electronic access. The Planning Office has copies of this proposed legislation available for anyone who like one.

5. Public Comment: Mr. Norwood provided a report on public comments received via email per the meeting’s revised requirements. Olsen Craft Associates, LLC provided responses to the comments to be presented before the Crawford County Planning Commission for its review of the Lakeside HOA at Conneaut, Planned Residential Development. These comments will be presented to the Planning Commission during its review of that proposal.

6. Subdivisions, Land Developments & Zoning Reviews:

Commission Reviews – A. Summit Township Zoning Amendment Review Mr. Gilbertson presented on the content of Summit Township’s proposed zoning ordinance amendment to license and regulate short-term rental properties through zoning. The Planning Office was concerned that the proposed amendment includes many provisions that may fall outside the powers of municipal zoning enabled through the Pennsylvania Municipalities Planning Code. Mr. Gilbertson also noted the Planning Office’s comments on how the proposed amendment relates to Summit Township’s Comprehensive Plan. Additionally, Mr. Gilbertson presented on a series of potential legal concerns with the proposed amendment such as operating outside MPC authority and the potential for Fourth Amendment conflicts that may result from certain enforcement practices outlined in the proposed amendment. Commissioner Frye moved to approve the draft review of Summit Township’s proposed zoning amendment. Commissioner Krepps seconded. Motion passed unanimously.

B. Bloomfield Township Zoning Amendment Review Mr. Gilbertson presented on the content of Bloomfield Township’s proposed zoning ordinance amendment to revise various bulk regulations, standards, dimension, and a zoning map change. Mr. Gilbertson highlighted the Planning Office’s overall concern that a significant amount of the information presented within this proposed amendment seems to have been relayed under



confusion or possibly in error. Mr. Gilbertson continued with a presentation on each of the changes proposed by the zoning amendment and the proposed map change. His presentation included a potential legal issue on proposed requirements for minimum lot sizes that appears to be at odds with standing case law within Pennsylvania. Mr. Gilbertson noted that this review was conducted by Peter Grella, and includes an attached Exhibit A with additional revisions and comments. Commissioner Sjolander moved to approve the draft review of Bloomfield Township’s proposed zoning amendment. Commissioner Frye seconded. Motion passed unanimously. C. Lakeside HOA at Conneaut, Major Subdivision; Summit Township Mr. Gilbertson presented on the content of the Lakeside HOA at Conneaut Major Subdivision draft review. With respect to public comments submitted in response to this draft review, Mr. Gilbertson highlighted several key concerns. These concerns included potential parcel consolidation needs, consistency between tax parcels shown on the plat and County Assessment Office records, and a few minor errors in information presented on the plat. Commissioner Krepps asked whether this property was located inside Conneaut Lake Park and related to a past subdivision proposal. Mr. Norwood provided clarification on Commissioner Krepps questions. Commissioner Astor asked Commissioner Krepps on his thoughts concerning this proposal. Commissioner Krepps requested to table voting on the review for this proposal until the Planning Commission had the opportunity to hear the corresponding Planned Residential Development review set for the next item on the agenda. D. Lakeside HOA at Conneaut, Planned Residential [Development] Review; Summit Township Mr. Gilbertson presented on the content of the Lakeside HOA at Conneaut Planned Residential Development draft review. With respect to public comments submitted in response to this draft review, Mr. Gilbertson highlighted several concerns. An overall concern presented in the draft review regards whether the proposal can actually be considered as a Planned Residential Development and held subject to the specific regulations governing such proposals. Other review comments concerned, among other things, information submittal requirements, the need for documentation regarding why a planned residential development approach is necessary, and the possible implications of development going forward under this proposal in a piecemeal manner if facilities and structures aren’t built at the same time by the same development team. Mr. Norwood provided a full presentation on the public comments provided by Olsen Craft Associates, LLC in response to the draft review. Commissioner Nickerson moved to approve the draft review of the Lakeside HOA at Conneaut Planned Residential Development and send the comments on to Summit Township. Commissioner Anderson-Dreese seconded. Motion passed unanimously. Commissioner Astor moved to approve the draft review of the Lakeside HOA at Conneaut Major Subdivision and send the comments on to Summit Township. Commissioner Sjolander seconded. Motion passed unanimously. E. Dollar General Subdivision; Springboro Borough Mr. Gilbertson presented on the draft review for the Dollar General Subdivision proposal in Springboro Borough. The top concern highlighted by Mr. Gilbertson was that the subdivision



cannot be easily distinguished as belonging to its own separate plat. Other concerns mentioned in the draft review concern the need to display all necessary utility easements, subdivision markers, stormwater easement, and the consistency of information presented on the plat. Commissioner Astor moved to approve the draft review of the Dollar General Subdivision and send the comments on to Springboro Borough. Commissioner Sjolander seconded. Motion passed unanimously. F. Dollar General Land Development; Springboro Borough Mr. Gilbertson presented on the draft review for the Dollar General Land Development proposal in Springboro Borough. The top concern highlighted by Mr. Gilbertson was that an amendment to Springboro Borough’s Zoning Ordinance would be required in order to entitle this proposal on the subject property. Other items mentioned in the draft review concerned the distinction between preliminary and final plan reviews, the consistency of information presented within the plans, procedural remarks facilitating the construction of public improvements, and the potential need for other permits. Commissioner Nickerson moved to approve the draft review of the Dollar General Subdivision and send the comments on to Springboro Borough. Commissioner Astor seconded. Motion passed unanimously. G. Subdivisions – Staff Reviews Mr. Norwood provided a brief report on administrative subdivision reviews provided by the Crawford County Planning Office since the last Regular Meeting of the Crawford County Planning Commission in February 2020.

7. Old Business:

A. Planning Commission Self Evaluation Commissioner Nickerson presented on the status of developing the Planning Commission’s Self Evaluation. Commissioner Astor presented a few questions and concerns regarding how the survey (self-evaluation) would be distributed to planning commissioners. Commissioner Sjolander asked about the target audience for taking the survey. Commissioner Nickerson responded that the survey targets only Planning Commission members. Commissioner Nickerson moved for the Planning Commission to approve the self-evaluation survey. Mike seconded. Motion carried unanimously.

8. New Business: None.

9. ADJOURNMENT:

Commissioner Frye moved to adjourn the meeting. Commissioner Astor seconded. The April 2020 Crawford County Planning Commission Regular Meeting adjourned at 2:53 p.m.



Respectfully Submitted,

Maria Anderson-Dreese, Secretary CRAWFORD COUNTY PLANNING COMMISSION

cc:

Crawford County Board of Commissioners Crawford County Planning Commission May 2020

Crawford County Planning Office Monday May 18, 2020 Planning Director Report

Page 1 of 1

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 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 Projects

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 Projects

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.

CRAWFORD COUNTY PLANNING OFFICE

Zachary Norwood - Planning Director Courthouse – Meadville, PA 16335

Phone: 814-333-7341

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

Crawford County is an equal opportunity employer

May 18, 2020 Tiffany McCray, Secretary Springboro Borough P.O Box 33 Springboro, PA 16435 RE: Proposed Amendment to Springboro Zoning Ordinance regarding the permission of retail sales and services in select zoning districts, sign regulations, and additional items to comply with the Pennsylvania Municipalities Planning Code – County Planning Commission Review. Dear Ms. McCray, The Crawford County Planning Commission has reviewed the Proposed Ordinance to amend Springboro Borough’s Zoning Ordinance (hereafter Zoning Ordinance) at their regularly scheduled meeting on May 18, 2020. County Planning offers the following comments for the Borough’s consideration as provided for by Municipalities Planning Code (MPC) 53 P.S. § 10609(e). These comments are nonbinding and are made to identify any potential errors, legal concerns, and to examine the proposed amendment’s relation to the community development objectives of your local comprehensive plan. General Notes –

The Crawford County Planning Commission appreciates that this proposed amendment includes provisions to bring the Zoning Ordinance into greater compliance with the Pennsylvania Municipalities Planning Code.

It is understood that Springboro Borough’s 1979 Comprehensive Plan (hereafter Comprehensive Plan) was developed during a time of great speculation over the ability to capture peripheral industrial activities stemming off the nearby proposed investments of the U.S. Steel Corporation – potentially rendering some of its objectives as no longer relevant. The Crawford County Planning Commission recognizes that Springboro Borough is currently participating in a comprehensive planning effort that may result in significant revisions of the vision for community growth and development forged in the Borough’s original plan. Despite this current planning effort, this review of the proposed amendment to the Springboro Borough Zoning Ordinance examines the proposed amendment in relation to Springboro Borough’s Comprehensive Plan as adopted in 1979.

http://www.crawfordcountypa.net/planning



Procedural Notes –

This ordinance must be filed with the Crawford County Planning Office upon adoption per the laws of Pennsylvania, the Municipalities Planning Code (MPC) 53 P.S. § 10609(g), and the Crawford County Resolution of 2002.

Relation to Community Development Objectives as Referenced in Springboro Borough’s 1979 Comprehensive Plan –

Potential Consistency with Comprehensive Plan Objectives:

Land Use Plan Objective: “To provide a location for highway related commercial uses along Route 18 in the northern portion of the Borough” (Comprehensive Plan, Pg. 97). Since much new stand-alone retail development is automobile oriented, the amendment for listing retail sales and services as a permitted use in the C-3 Highway Commercial District appears consistent with this objective. County Planning finds no issue with amending the Zoning Ordinance to allow “retail sales and services” as a permitted use in the C-3 Highway Commercial District.

Potential Inconsistency with Comprehensive Plan Objectives:

Land Use Plan Objective: “To direct land development activities, through the guidance provided by a land use plan, into the areas of the Borough which are best suited for these activities including: residential, commercial, industrial and public uses” (Comprehensive Plan, Pg. 96). A significant portion of the I-1 Light Industrial District may not be best suited for the allowance of retail sales and services activities as a permitted use entitlement.

Amending the Zoning Ordinance to allow retail sales and services in the I-1 Light Industrial District would open up very little land currently suitable for the accommodation of such a use. Only a small portion of the existing I-1 Light Industrial District boarders along Pennsylvania Route 18 with relatively small sections of this zoning district connecting with Beaver Street on the west side of Springboro Borough. The current I-1 Light Industrial District is centered around the railway tracks with its periphery reaches contending with areas prone to flooding and its currently utilized sections home to present industrial and residential land uses. Additionally, the I-1 Light Industrial District is partially bisected by the RO-1 Recreation/Open Space District that has relatively limited land use entitlements and may not present a suitable opportunity to function in tandem with retail sales and services uses that could be proposed in the adjacent I-1 Light Industrial District. Additionally, the incorporation of retail sales and services as a permitted use in the I-1 Light Industrial District would place additional pressure on Springboro Borough’s already limited supply of industrial lands and thereby may run counter to the current intention of the Zoning Ordinance demonstrated as follows:

“The purpose of this District is to encourage industrial and manufacturing development that will make use of the existing railroad siding and provide employment opportunities to Springboro residents. Due to the proximity of this zone to residential and commercial uses, it is intended for industrial uses with limited external impact, such as processing, assembling, and minor manufacturing. Electronics and tool and die manufacturing and some of the region’s traditional lumber-oriented and metal fabrication industries should be able to be accommodated in this District. The industrial performance standards and procedures outlined in Section 800 of this ordinance are designed to control the objectionable or hazardous external effects of industrial development in order to adequately protect the





interests, well-being, health and safety of adjacent residential and commercial property owners and the community as a whole.”

- Zoning Ordinance § 501, pg. 17

Land Use Plan Objective: “To promote an active Borough center by encouraging the clustering of new commercial uses and maintaining existing commercial uses in the Beaver-Cussewago-Main Street central focus area of Springboro” (Comprehensive Plan, Pg. 97). This objective seems to support the concentration of commercial activities within the central “Main Street” part of Springboro Borough that generally encompasses the C-1 Central Commercial and C-2 Commercial/Residential districts and directly relates to the purposes for said zoning districts as outlined in the Zoning Ordinance (Zoning Ordinance § 501, pg. 16). Amending the Zoning Ordinance to permit retail sales and services in the I-1 Light Industrial District may take commercial development emphasis away from the existing commercial zoning districts (C-1, C-2, and C-3).

Land Use Plan Objective: “To promote to the fullest extent possible industrial growth in Springboro, and in particular, the abandoned Albro Site as an Industrial Park Development” (Comprehensive Plan, Pg. 99). This objective highlights the emphasis the Comprehensive Plan places on reserving key industrial lands within the Borough for industrial development. The Comprehensive Plan states that some of the lands west of the railroad tracks and north of Beaver Street, a considerable portion of which lie within the I-1 Light Industrial District, exhibit flooding hazards and poor soil conditions due to a high water table. Given these limitations, the Comprehensive Plan promotes the siting of light industrial uses such as warehouses, garages, and storage facilities in this area rather than “expensive permanent installations” (Comprehensive Plan, Pg. 99). Additionally, the Zoning Ordinance outlines performance standards that apply uniquely to uses within the I-1 Light Industrial District. The incorporation of retail sales and services as a permitted use in the I-1 Light Industrial District represents a departure from the industrial entitlements provided within this district and subject to the performance standards (Zoning § 800.3) and supplemental industrial regulations (Zoning § 801) which were adopted in part to reduce the impact of industrial developments on nearby residential and commercial zoning districts. The Crawford County Planning Commission recommends against amending the Zoning Ordinance to allow “retail sales and services” as a permitted use in the I-1 Light Industrial District. If the need arises for additional lands to accommodate retail sales and services within Springboro Borough, a zoning map amendment may provide for an alternative means of adjustment in a manner that does not challenge the community development objectives presented in Springboro Borough’s 1979 Comprehensive Plan. Please note that zoning map amendments are subject to the notice requirements regarding posting and mailing outlined in the Municipalities Planning Code 53 P.S. §§ 10609(b)(1)–(2).

Potential Legal Concerns –

This amendment, as proposed, could catalyze future proposals for the amendment of the Zoning Ordinance to regulate retail sales and services uses in the I-1 Light Industrial District. As a precaution, the Crawford County Planning Commission recommends that possible future proposed amendments be drafted with consideration to relevant case law regarding the distinction between whether a zoning amendment is merely textual in nature or it in fact constitutes a map amendment. If necessary, please see Embreeville Redevelopment, L.P. v. Bd. of Supervisors of W. Bradford Twp., 134 A.3d 1122 (Pa. Commw. Ct. 2016)

Potential Errors –





Within the language of the proposed amendment, there appears to be an extra letter “a” in item 7 as found in the sentence that starts, “Each day that aa violation continues shall constitute a separate…”

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

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



APRIL 2020 STAFF REVIEWS

Name of Subdivision

Municipality No. of Lots

Reviewed by:

Comments:

Richard C. & Ruth Ann Pratt Plan of Subdivision East Mead Township 1 Thomas

Gilbertson

Creation of a single substandard lot off of a property assessed to Woodcock Township for the purpose of consolidation with the adjacent property of a different owner whose lands are also billed to Woodcock Township. The entire limit of this subdivision lies within East Mead Township.

Resolution __ of 2020

WHEREAS, the Crawford County Planning Commission is identified in municipally adopted subdivision

and land development ordinances as the reviewing body for various types of subdivision and land

development submissions; and

WHEREAS, the Crawford County Planning Commission holds a regular meeting monthly to review and

comment on the various submissions forwarded by the local municipalities; and

WHEREAS, the Pennsylvania Municipalities Planning Code (PA MPC) outlines the review procedures

between local municipalities and county planning agencies, which when implemented often results in

the county planning agency’s review occurring prior to the final plat submission to the local municipality;

and

WHEREAS, final subdivision and land development plat submissions may require changes after the

Crawford County Planning Commission’s review; and

WHEREAS, the Chair of the Crawford County Planning Commission is authorized by the Planning

Commission to sign finalized subdivision and land development plats prior to recording; and

WHEREAS, Crawford County’s planning agency, in the interest of our citizenry, respectfully requests to

be the final signature of plats prior to recording in order to reduce incurred expense and travel for our

citizenry when attempting to obtain signatures from the necessary parties; and

WHEREAS, final subdivision and land development plat submissions may require signatures prior to or

after the date of a regularly scheduled monthly meeting of the Crawford County Planning Commission;

and

WHEREAS, Crawford County’s planning agency aims to streamline the development review process; and

WHEREAS, the Crawford County Planning Office is regularly open to the general public five days a week

from 8:30 am until 4:30 pm, which is easily accessible by the general public.

THEREFORE, NOW BE IT RESOLVED, that the Crawford County Planning Commission hereby authorizes

the Crawford County Planning Director, or any staff of the Planning Office designated by the Planning

Director, to sign subdivision and land development plats that have come before the Crawford County

Planning Commission as a representative of the Planning Commission.

Adopted by the Crawford County Planning Commission _____ day of _________. 2020.

CRAWFORD COUNTY PLANNING COMMISSION

John Lawrence, Chairman Maria Anderson Dreese, Secretary

Documents

CRAWFORD COUNTY PLANNING COMMISSION Digital Meeting … · platforms. This policy is intended to be utilized under any emergency declaration or emergency situation whereas in person