Township of Cranberry, PA
Butler County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002, § 4]
All of the required improvements specified in this chapter shall be constructed and installed by the developer at no expense to the Township and in accordance with the Public and Private Improvements Code [Chapter 17] established by the Township and all other applicable Township, county and state regulations. Furthermore, all public and private improvements shall be constructed and installed in accordance with the Public and Private Improvements Code [Chapter 17].
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002, § 4]
Monuments shall be placed in all subdivisions and land developments in accordance with the Public and Private Improvements Code [Chapter 17] and in accordance with the design standards in Part 6 of this chapter.
[Ord. 96-266, 5/2/1996; as amended by Ord. 97-283, 11/6/1997, § 2; and by Ord. 2005-362, 12/15/2005]
Public improvements, as defined in Part 2, shall be provided in each new subdivision and land development except those subdivisions classified as a plat adjustment, in accordance with the Public and Private Improvements Code [Chapter 17] and in accordance with the design standards in Part 6 of this chapter, subject to the following:
A. 
Sanitary Sewage Facilities.
(1) 
All subdivisions and land developments as further provided in the following subsections shall be provided with sanitary sewage facilities which are in accordance with the Township Sewage Facilities Plan and which have been approved by the Pennsylvania Department of Environmental Protection, and the Township or authority or other public body responsible for the collection, conveyance, and treatment of sanitary sewage.
(2) 
Where the municipal sanitary sewer system is within 2,500 linear feet of the nearest subdivision site boundary line, the subdivider shall provide the subdivision with a complete sanitary sewer system to be connected to the municipal sanitary sewer system.
[Amended by Ord. 2014-445, 6/5/2014]
(3) 
Where the sanitary sewer system is further than 2,500 linear feet to the nearest subdivision site boundary line, and in the judgment of the Supervisors, extension of the municipal sewer system to the subdivision will not take place in the foreseeable future, a sewage disposal system utilizing an interim treatment plant may be permitted if approved by the Department of Environmental Protection. If an interim treatment plat is permitted, equitable agreements, approved by the Township Solicitor, shall be established concerning the operation of the treatment plant.
[Amended by Ord. 2014-445, 6/5/2014]
(4) 
If a sewage disposal system utilizing an interim treatment plant is not feasible, a private sewage disposal system consisting of septic tanks and tile absorption fields may be permitted if approved in accordance with the regulations of Department of Environmental Protection.
B. 
Stormwater Facilities. Every subdivision or land development which will affect stormwater runoff characteristics shall include facilities for the management of runoff to comply with the Pennsylvania Storm Water Management Act of 1978, P.L. 864, No. 167, 32 P.S. § 680.1 et seq.
C. 
Sidewalks and Trails.
(1) 
Convenient and safe pedestrian circulation shall be provided through a system of walkways, paths, and/or sidewalks between parking areas and buildings and to public transportation (where appropriate) and adjacent residential neighborhoods.
(2) 
Sidewalks along Streets.
(a) 
New Streets. Sidewalks shall be provided along any new public or private street and constructed according to the standards set forth in the Public and Private Improvements Code [Chapter 17].
1) 
Sidewalks shall be provided on both sides of any new street.
(b) 
Existing Streets. Sidewalks shall also be provided along any existing public or private street within or adjacent to all land developments, subdivisions of commercial lots, subdivisions of three or more residential lots, and multiple-family developments and shall be constructed according to the standards set forth in the Public and Private Improvements Code [Chapter 17].
1) 
Installation of sidewalks along existing streets is required along any side of the street abutting or within the site property.
(c) 
Pedestrian Easement Option. Where location of sidewalks in the public right-of-way pursuant to the Public and Private Improvements Code [Chapter 17] is not possible because of existing site constraints, the sidewalks shall be located within a dedicated public pedestrian easement immediately adjacent to the road right-of-way, subject to Township approval.
1) 
The pedestrian easement shall be a minimum of 15 feet wide.
(3) 
Trails.
(a) 
Recreational trails shall be provided in all planned residential developments and residential developments consisting of 10 or more lots.
(b) 
Trails shall link internal common open space areas and peripheral open space areas, as well as nearby neighborhoods, parks, and trails (existing and proposed).
(c) 
Width/Construction. The trails shall be a minimum of six feet wide and constructed of compacted limestone, bituminous paving, concrete, or like material, according to the Public and Private Improvements Code [Chapter 17]. No required trail connection may be constructed of mulch or any other organic material.
(d) 
Location. The trails shall be located within common open space that is a minimum of 40 feet wide.
(e) 
Trail Heads. The beginnings of trails shall be delineated through the installation of decorative fencing and deciduous trees separating the trail from the adjacent property lines.
1) 
A trail meeting the minimum requirements of this section shall be constructed from the sidewalk along the nearest street to the rear lot line of the adjacent residential lots.
2) 
The decorative fencing shall be constructed from the street right-of-way to the rear lot line of the adjacent residential lots and include breaks of no more than five feet in length.
3) 
The deciduous trees shall be planted in a continuous row, 35 feet on center.[1]
[1]
Editor's Note: See Drawing SLD-1, Trail Design Example, included as an attachment to this chapter.
D. 
Water. Every lot in a subdivision or land development must have a water distribution system which connects to the public water distribution system in accordance with the specifications of the public franchisee granted jurisdiction in the Township by the Public Utilities Commission of the Commonwealth of Pennsylvania to supply public water to the citizens of the Township, except that, when such public water distribution system is greater than 1,000 feet from the subdivision or land development, the applicant shall supply acceptable evidence of the availability of water for domestic and fire protection needs. The applicant may be required to make one or more test wells in the area to be developed if such evidence is deemed not acceptable. Copies of well logs from said test wells which are obtained shall include the name and address of the well driller and shall be submitted with the preliminary application. If a private water supply is permitted, it must comply with the standards of Part 6, "Design Standards," of this chapter and all requirements of the county and the Commonwealth of Pennsylvania.
E. 
Gas. A gas distribution system shall be required in accordance with the laws of the Commonwealth of Pennsylvania unless the energy supply is to be all electric.
F. 
Electricity. An electric distribution system shall be required in accordance with the laws of the Commonwealth of Pennsylvania; all such facilities shall be located underground in accordance with § 22-618.
G. 
Telephone. A telephone distribution system shall be required in accordance with the laws of the Commonwealth of Pennsylvania; all such facilities shall be located underground in accordance with § 22-618.
H. 
Cable Television. A cable television conduit to provide lateral connection between trunk lines and each residential unit in the plan shall be required as a public Improvement in accordance with this section and § 22-618.5 of this chapter.
I. 
Landscaping. Street shade trees shall be required in all subdivisions.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2014-445, 6/5/2014]
1. 
The Township has determined that, in order to promote the best interest of residents of the Township and individuals working in the Township, adequate and usable recreation open space shall be provided to serve the needs of the public at large. The Township's goals of promoting and utilizing recreation open space are set forth at specific length in the Township's Recreation Plan, as amended and updated. It is acknowledged and recognized that both residential and nonresidential uses of land in the Township create a demand for facilities which require and utilize recreation open space. Nonresidential development, whether stand-alone or part of a mixed-use development, creates its own demands for usable recreation open space as individuals employed in the Township couple their work activities with nonwork recreational activities within the Township. As a result of nonresidential development, there is also an influx of business invitees and others who, due to the proximity and availability of Township recreation open space facilities, utilize and will in the future utilize recreation open space facilities. It is a vital Township objective to ensure that as residential and nonresidential development continue, usable and adequate recreation open space which meets the Township's open space design standards is developed and that existing facilities located within recreation open space are maintained and upgraded as needed.
2. 
As a condition precedent to final approval of any subdivision or land development intended for residential use, except those of five or fewer dwelling units or lots, the developer shall dedicate for public use recreation open space meeting the design standards in §§ 22-616 and 22-308.4 of this chapter, or upon agreement with the Township, pay a recreation fee (§ 22-308.4).
3. 
As a condition precedent to final approval of any land development intended for nonresidential use, the developer shall dedicate for public use recreation open space meeting the design standards in §§ 22-616 and 22-308.4 of this chapter, or upon agreement with the Township, pay a recreation fee (§ 22-308.4).
4. 
The nonresidential recreation fees or dedication of land in lieu of fee set forth in this chapter shall not apply to de minimus nonresidential development. "De minimus" nonresidential development shall be defined as construction of a nonresidential building of 1,500 square feet or less of gross floor area.
A. 
In addition, the nonresidential recreation fees or dedication of land in lieu of fee set forth in this chapter shall not apply to public schools, or buildings associated therewith, or to the Township of Cranberry, any authority created by the Township or any other Township agency, on the basis that schools and local government agencies serve an overriding public interest which warrants an exemption from nonresidential recreation fees or donation of land.
B. 
Finally, the Township has established this nonresidential recreation fee/dedication of land requirement with the intent to promote the retention and utilization of recreation open space within the Township for use by Township residents and individuals employed in or visiting the Township. The amount of the applicable fee or dedication requirement corresponds to the square footage of the relevant nonresidential development and should bear a reasonable relationship to the typical expected increase in employee and business invitee traffic within the Township and reduction of available recreation space within the Township. In the event that the Township staff determines, in its sole discretion, that application of the nonresidential recreation fee or dedication of land requirement would be grossly disproportionate to the impact of a nonresidential development and in violation of applicable Pennsylvania law, the Township's staff shall be empowered to recommend any modification it deems necessary to carry out the intent of this chapter.