[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]
[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.
(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.
[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.
