[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-357, 2/3/2005,
§ 9]
1.
To encourage the creation of innovative residential development and
limited nonresidential uses so that the growing demand for residential
communities may be met by providing for a greater variety in housing
type, design and layout of dwellings as well as other complimentary
nonresidential buildings and uses where appropriate.
[Amended by Ord. 2012-430, 8/2/2012, § 6]
2.
To conserve and more efficiently use the open space that is ancillary
to such dwellings and uses.
3.
To extend greater opportunities for better and affordable housing
to all citizens and residents of the Township.
4.
To insure that the increased flexibility within this chapter and
specific design regulations provides for an efficient application
review and approval process by Township staff and officials without
undue delay.
5.
To reduce the excessive sprawl of development and the segregation
of land uses that cause unnecessary traffic congestion.
6.
To promote the creation of places which are oriented to the pedestrian
thereby promoting citizen security and social interaction.
7.
To promote developments where the physical, visual, and spatial characteristics
are established and reinforced through the consistent use of compatible
site design elements. Such elements shall relate the design characteristics
of a development to other existing and planned structures or developments
in a harmonious manner, resulting in a coherent overall development
pattern and streetscape.
8.
To promote the creation of developments that are identifiable in
the landscape, surrounded by open space and that preserve sensitive
natural features.
9.
To create well-connected neighborhoods with vitality and value that
remain strong into the future.
[Amended by Ord. 2016-466, 8/25/2016]
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997,
§ 16; by Ord. 2002-332, 9/5/2002, § 7; by Ord.
2003-343, 7/1/2003, § 6; and by Ord. 2005-357, 2/3/2005,
§§ 9, 10]
1.
Authority. The Supervisors shall hear and decide requests for planned
residential development in accordance with the provisions of this
chapter and the procedures and regulations of this part.
2.
Relationship to Township Subdivision and Land Development Ordinance. All provisions of the Subdivision and Land Development Ordinance [Chapter 22], which are not specifically modified by the Supervisors in approving a planned residential development, shall apply to any planned residential development involving subdivision or land development with the exception of the following:
3.
Application Procedure; General. An application for development of
a planned residential development is governed by and follows the procedure
of Article VII of the MPC, 53 P.S. § 10701 et seq. The applicant
shall submit all applications except written requests for preapplication
conferences with the Planning Advisory Commission to the Zoning Officer
or designated staff person at least 20 working days prior to the Planning
Advisory Commission meeting. Planned residential developments of 50
total units or less may file applications for tentative and final
approval simultaneously.
[Amended by Ord. 2010-403, 10/7/2010; and by Ord. 2016-466,
8/25/2016]
4.
Preapplication Conference (Optional).
A.
Purpose. Before submission of an application for tentative approval,
the applicant is strongly encouraged to have a meeting with the Planning
Advisory Commission, the Zoning Officer, the Building Official, and
such other personnel as may be necessary to determine the feasibility,
suitability and timing of the application. The intent of this step
is for the applicant to obtain information and guidance from the Township
personnel before entering into any commitments or incurring substantial
expenses with regard to the site and the PRD site plan preparation.
[Amended by Ord. 2010-403, 10/7/2010]
5.
Tentative Approval. One original, signed application form, provided
by the Township, and completed by the applicant.
A.
Application Content. An application for tentative approval of a planned
residential development shall include the following:
(1)
One copy of the application form, provided by the Township,
and completed by the applicant.
[Amended by Ord. 2010-403, 10/7/2010]
(2)
Application fee for tentative approval of a planned residential
development.
(3)
Maps and information required by Subdivision and Land Development Ordinance, § 22-403, Preliminary Application Contents, which shall show compliance with Subsection (4) of § 707 of the MPC, 53 P.S. § 10707(4), and shall provide information to determine the location and size of the common areas and common open space and the form of the organization proposed to own and maintain the common areas for any planned residential development.
(4)
Three copies of an environmental impact assessment documenting compliance with Subsections (4) and (5) of § 707 of the MPC. Such assessment shall indicate reasons why the planned residential development is consistent with the Comprehensive Plan and is in the interest of the Township. Requested modifications to the Code otherwise applicable to the site shall be cited.[1]
[Amended by Ord. 2010-403, 10/7/2010]
[1]
Editor’s Note: Former Subsection 5A(5), Additional application
content requirements for a TND, as amended, which immediately followed
this subsection, was repealed by Ord. 2012-430, 8/2/2012, § 7.
B.
Planning Advisory Commission Review and Comment. At the first regular
meeting of the Planning Advisory Commission after the submission of
the application, the Planning Advisory Commission shall hold an open
meeting where the populace shall be heard on the application for tentative
approval, the Planning Advisory Commission shall make a written recommendation
to the Supervisors on any application for tentative approval of a
planned residential development. In said recommendation, the Planning
Advisory Commission shall set forth, with particularity, the explicit
reasons for its recommendation that the proposal be either approved
or denied.
[Amended by Ord. 2010-403, 10/7/2010]
C.
Butler County Planning Commission Review and Comment. At least 30
days before the public hearing, applicant shall submit the application
for tentative approval of a planned residential development to the
Butler County Planning Commission for review and comment as required
by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101
et seq.
D.
Public Hearing. The Supervisors shall hold a public hearing on the
application for tentative approval in accordance with § 708
of the MPC, 53 P.S. § 10708. The Supervisors shall cause
notice of the public hearing to be given as follows:
(1)
By giving public notice as defined in Part 2.
(2)
By posting one notice in the vicinity of each front lot line
of the site for which the planned residential development is proposed
in a place conspicuously visible from the street. In addition, notices
shall be posted at the Municipal Building. All posting shall be done
at least seven days prior to the public hearing modifications.
E.
The Supervisors shall consider whether proposed modifications in
any of the requirements of this chapter for each zoning district,
except the provisions of this section, contained in an application
for development of a planned residential development will make for
a more efficient, attractive and harmonious planned development. If
such modifications, in the judgment of the Supervisors, constitute
a more beneficial use of the site than provided for under the requirements
of the zoning district in which the site of the planned development
is located, the Supervisors, in its sole discretion, may grant the
modifications.
[Amended by Ord. 2016-466, 8/25/2016]
(1)
Authorized uses shall be limited to those specified for the
given zoning district in which the site is located.
(2)
All common open space shall be reserved as permanent open space.
(3)
Provisions for all planned residential developments shall be
in accordance with the laws of the Commonwealth of Pennsylvania for
planned residential developments.
(4)
No modification shall be granted for any construction, development, use or activity within any floodway area as identified in Chapter 8, Floodplain Ordinance, that would cause any increase in the 100-year flood elevation.
[Amended by Ord. No. 2018-485, 11/1/2018]
(5)
Under no circumstances shall a modification be granted to the prohibitions of uses or activities in floodplain areas as set forth in Chapter 8, Authorized Uses in the Floodplain Ordinance.
[Amended by Ord. No. 2018-485, 11/1/2018]
(6)
Whenever a modification is granted to construct a structure
below the one-hundred-year flood elevation, the Township shall notify
the developer in writing that:
F.
Findings. The Supervisors shall make findings in accordance with
§ 709 of the MPC, 53 P.S. § 10709.
G.
Official Written Communication. The official written communication
of findings shall be certified by the Township Secretary or Clerk
of the Supervisors and a certified copy shall be mailed to the landowner
and developer in accordance with § 709 of the MPC, 53 P.S.
§ 10709.
H.
Status of Plan after Tentative Approval. The status of a plan after
tentative approval shall be in accordance with § 710 of
the MPC, 53 P.S. § 10710.
6.
Final Approval.
A.
Submission of Application. The application for final approval of
a planned residential development shall be submitted within six months
after tentative approval, unless the Supervisors grant an extension
upon written request of the developer to a date not to exceed 18 months
from the date of tentative approval. Phased planned residential developments,
however, shall have applications for final approval made pursuant
to the phase schedule set forth in the official written communication
of the findings of the Supervisors with respect to tentative approval.
[Amended by Ord. 2012-430, 8/2/2012, § 7]
B.
Application Content. An application for final approval of a planned
residential development shall include the following:
(1)
Seven copies of application form, provided by the Township and
completed by the developer.
(2)
Application fee and review fees for final approval of a planned
residential development.
(3)
Maps and information with the same number of copies as required by Subdivision and Land Development Ordinance, § 22-404, Final Application Content.
(4)
Seven copies of final drawings including floor plans and elevations
(but not including working drawings for buildings) for all structures
and buildings, other than single-family detached dwellings; prepared
by an architect, including all proposed signs, all exterior illumination
and all outside storage areas.
(5)
The final plat for the planned residential development shall contain in addition to those items approved in the application for tentative approval and the items in Subdivision and Land Development Ordinance, § 22-404 Final Application Content, the following information, if applicable: proposed uses, common open space, and common areas and, if applicable, common elements as defined in the Uniform Condominium Act of the Commonwealth of Pennsylvania, 68 Pa.C.S.A. § 3101 et seq.
(6)
Seven copies of a development schedule showing:
(a)
The order of construction of the proposed sections delineated
in the final development plan.
(b)
The proposed date for the beginning of construction on said
sections.
(c)
The proposed date for the completion of construction on said
sections.
(d)
The proposed schedule for the construction and improvement of
the common areas.
(7)
Two copies of deed restriction proposals to preserve the character
of the common areas.
(a)
If the developer elects the association or nonprofit corporation
method of administering common areas, the proposed bylaws of the association
or the certificate of incorporation and the incorporated bylaws of
the nonprofit corporation.
(b)
If the developer elects the condominium method of ownership
of common areas, the proposed declaration of condominium bylaws and
related documents.
(8)
Instruments dedicating all public and private rights-of-way,
easements, and other public lots shown on the final development plan
from all persons having any interest in said lots. Two copies if separate
from the final plat.
(9)
Improvement Security. The developer shall guarantee the installation
of the private and public improvements specified in the final development
plan by providing an improvement security in the amount of 110% of
the estimated cost of construction of the private and public improvements
as determined in accordance with § 509 of the MPC, 53 P.S.
§ 10509.
(10)
Two copies of a title insurance policy or an attorney's certificate
of title showing the status of the title to the site encompassed by
the final development plan and all liens, encumbrances and defects,
if any, in a form acceptable to the Township Solicitor.
(11)
Two copies of tax receipts. Paid receipts from the taxing bodies
indicating taxes have been paid in full up to and including the current
period.
(12)
Two copies of evidence that a commitment from a responsible
financial institution or entity has been issued to the developer for
construction financing.
C.
Planning Advisory Commission Review and Recommendation. The Planning Advisory Commission shall, at its next regular meeting after the filing of the application for final approval, examine the application and determine if the application meets the criteria and includes the items required by Subsection 6B and if the application for final approval complies with the conditions of tentative approval, if any. The Planning Advisory Commission shall forward its written report to the Supervisors within 20 days of the filing of the application for final approval, setting forth its findings and recommendations.
[Amended by Ord. 2010-403, 10/7/2010]
D.
Action on Application for Final Approval. Action on the application
for final approval shall be in accordance with § 711 of
the MPC, 53 P.S. § 10711.
E.
Recording of Final Development Plan. Recording of the final development plan shall be in accordance with § 711(d) of the MPC, 53 P.S. § 10711(d). The time for recording of a final development plan granted final approval by the Supervisors shall be governed by the provisions of the Subdivision and Land Development Ordinance [Chapter 22].
F.
Zoning Approval. No zoning approval for structural alteration and
erection of structures or for occupancy and use shall be issued until
the final development plan has been approved and recorded. Upon proof
of recording and certification of final approval by the Supervisors,
a zoning approval shall be issued by the Zoning Officer.
7.
Procedure for Approval of Amendments to Planned Residential Developments
after Final Approval and/or Recording. Any amendment to a planned
residential development submitted after final approval for recording
which does not violate any of the conditions or requirements of the
tentative approval or of the zoning district classification may be
approved at an open meeting of the Supervisors after recommendation
by the Planning Advisory Commission. Amendments involving substantive
changes or modifications to conditions shall require a public hearing
in the same manner as for an application for tentative approval of
a planned residential development. Upon approval of the amendment,
the recorded final development plan shall be amended and rerecorded
to conform to the amendment.
[Amended by Ord. 2010-403, 10/7/2010]
8.
Completion and Acceptance of Public Improvements. Upon completion of the public improvements in a final development plan, the provisions of the Subdivision and Land Development Ordinance [Chapter 22], shall apply and govern the filing of as-built plans and the completion and acceptance of public improvements.
9.
Release of Improvement Security. The release of the improvement security required under Subsection .6.B(9) shall be governed by the Subdivision and Land Development Ordinance [Chapter 22], and the acceptance of public improvements and the required maintenance security shall be governed by the Subdivision and Land Development Ordinance [Chapter 22].
10.
Remedies to Effect Completion. The remedies available to the Township to effect completion of public improvements shall be governed by the Subdivision and Land Development Ordinance [Chapter 22].
11.
Uniformity with the Subdivision and Land Development Ordinance [Chapter 22]. The provisions of the preceding sections are intended to make uniform the requirements of this chapter and the Subdivision and Land Development Ordinance [Chapter 22]. Whenever the above-cited provisions of the Subdivision and Land Development Ordinance [Chapter 22] are amended, those amendments shall be incorporated into this chapter as of the effective date of the amendment.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2003-342, 7/1/2003,
§ 5; by Ord. 2004-351, 6/3/2004, § 14; by Ord.
2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; by Ord. 2011-422,
11/3/2011, § 1; by Ord. 2012-430, 8/2/2013, § 8; by Ord.
2016-462, 3/31/2016; by Ord. 2016-466, 8/25/2016; and by Ord. No. 2018-481, 8/2/2018]
1.
Uses Permitted. Uses permitted in planned residential developments are set forth in the district regulations for each zoning district and are listed in § 27-402, Tables of Authorized Uses.
2.
Applicability of Other Provisions. Unless otherwise specifically
stated or specifically modified by the Supervisors, all provisions
of this chapter, including, but not limited to, Parts 3 through 7,
apply to all planned residential developments, and all planned residential
development uses must comply with provisions of all other chapters
of the Code. The provisions of this section apply to all planned residential
developments unless otherwise stated.
3.
Residential Use Standards and Conditions. This section specifies
the regulations for residential uses in planned residential developments.
A.
Maximum Site Density Per Zoning District. The following maximum (gross)
site density shall be used to calculate the maximum dwelling units
permitted in planned residential developments
[Amended by Ord. No. 2021-503, 7/29/2021]
B.
A PRD must include the elements set forth in Subsection 3B(1) in accordance with the requirements more fully described in the General Manual of Written and Graphic Design Guidelines and Public and Private Improvements Code (PPIC) in such a way that meets the intent of the General Manual of Written and Graphic Design Guidelines.
(1)
Required Elements.
(a)
Provide a pattern book that will identify building types and
architectural style, setbacks for principal and accessory structures,
garage placement and type of garage entry, parklet designs and amenities
provided within, pedestrian features, including sidewalks, and trails.
(b)
Construct streetscape enhancements at intersections with existing
streets, consisting of street walls, context-sensitive fencing, pedestrian
pockets, area lighting, and other elements as more fully described
in the Streetscape Enhancement Overlay Ordinance.
(c)
Construct context-sensitive streetlights where the development
entrance(s) and/or exit(s) connect to existing streets and along the
existing street where contiguous to any paved entrance/exit. The spacing
of the streetlights along existing streets shall be at 150 feet on
center. In addition, install a yard lamppost for each proposed residential
unit pursuant to the following, noting that the yard lamppost shall
be consistent in design throughout the development and shall be governed
by the rules of the homeowners' association:
(d)
Construct pedestrian pockets at all designated school bus stops.
Pedestrian pockets must include streetscape enhancements such as street
walls, context-sensitive fencing, and other elements as more fully
described in the Streetscape Enhancement Overlay Ordinance.
(e)
Construct a minimum of one parklet for up to 50 homes and additional
parklets for every 50 additional homes, with amenities such as dog
parks, children's play areas with playground equipment, nature viewing,
exercise equipment, or similar amenities. Parklets shall be located
in areas that are easily accessed by homeowners and shall not be topographically
challenged.
(f)
Create a pedestrian-oriented network that provides pedestrian
connections (trails and sidewalks) to all adjacent properties that
have pedestrian connection potential and connect trails and sidewalks
to existing adjacent trails and sidewalks to create complete pedestrian
circulation.
(g)
Construct a minimum of 65% of all detached single-family homes
within any phase of a PRD to be side or rear entry. The developer
shall indicate in the pattern book which lots will be side or rear
entry.
1)
Exception: Detached single-family homes that are below 2,700
square feet of gross square footage, not including basement area,
may be front entry and do not count towards the 65% requirement in
§ 27-903.3B(1)(j); or
2)
Exception: planned residential developments with no lot lines
where living units are located collectively on singular parcels.
(h)
Construct all front-loaded garages with garage doors that are
in line with or behind the front building facade. Front-facing garage
doors shall not be permitted in front of the front building facade
for any structure. Additionally, front-facing garage doors shall be
of earth-tone colors (except where white matches the main building
facade) and shall include context-sensitive glazing and design.
C.
Townhome Design.
(1)
No more than six dwelling units shall be attached in a row.
(2)
Construct 50% of townhome rows within a PRD in accordance with
any combination of the requirements listed below and the "Single-Family
Attached Dwellings: Parking," contained in the General Manual of Written
and Graphic Design Guidelines, Exhibit B.[1]
(a)
Requirement 1: Front load with no more than two points of access
along a street with parking field behind streetscape enhancements.
(b)
Requirement 2: Front load with no more than two points of access
along a street with the parking field behind the units.
(c)
Requirement 3: Use on-street parking and rear alley access with
parking directly off of the alley.
[1]
Editor’s Note: Exhibit B is included in the on-line
version of the Code of Ordinances of the Township of Cranberry (eCode360®).
Exhibit B is also on file in the Township offices.
4.
Limited Neighborhood Commercial Use Regulations.
A.
Location. Limited neighborhood commercial uses shall be grouped together
adjacent to an arterial or collector street located within the planned
residential development and be provided with shared off-street parking,
signage, and landscaping in accordance with provisions provided herein.
D.
Maximum Impervious Surface. On any portion of the planned residential
development dedicated to limited neighborhood commercial uses, no
combination of structures and impervious surfaces, including asphalt
or concrete paved areas for parking, access, driveways, pedestrian
access walkways and rock-lined stormwater detention facilities, shall
exceed 70% of the site area dedicated to limited neighborhood commercial
uses.
5.
PRD Perimeter Setback and Buffer.
[Amended by Ord. No. 2023-512, 8/3/2023]
A.
All PRDs shall provide a minimum fifty-foot perimeter setback and
landscape buffer. Where environmentally sensitive features exist (i.e.,
waterways, steep topography, etc.) the buffer shall be augmented to
include the sensitive features that are to be protected.
(1)
An additional fifty-foot perimeter setback shall be required
when a proposed PRD development abuts an existing residential use
and/or residential lots with no existing buffering as required by
this section.
(2)
No paving and/or structures are permitted in the additional
fifty-foot perimeter setback. All other permitted uses, stormwater
improvements, and earthwork shall be permitted within the additional
fifty-foot setback.
B.
The fifty-foot-wide perimeter landscaping buffer can be interrupted
by access roads, sidewalks, and utilities, as necessary. No portion
of the buffer shall be paved except for access drives that are perpendicular
to the buffer area and sidewalks that connect to adjacent developments.
(1)
The site perimeter buffer shall include a mixed pattern of one
deciduous canopy tree and three shrubs per 50 linear feet and two
evergreen trees per 50 linear feet in a naturalized planting pattern.
(2)
Perimeter plantings shall include a majority of native species.
(3)
No grading or earthwork is permitted within the required perimeter
setback and buffer areas.
(4)
A perimeter setback and buffer is required along property lines
of a development site that parallels existing roadways.
C.
No stormwater basins shall be located in the perimeter setback and
buffer.
D.
Woodland Preservation Within the Perimeter Buffer. Not more than
50% of existing mature woodlands within a perimeter buffer shall be
removed in conjunction with a PRD development.
(1)
Preserved woodlands within perimeter buffer yards shall maintain
existing specimen trees and other areas of mature vegetation.
(2)
Where existing stand of trees sufficient to serve as a visual
screen occurs along the perimeter, a fifty-foot preservation strip
may be substituted, in lieu of the site perimeter buffer plantings.
(3)
Development activity shall not disrupt the root network of existing
vegetation within any preservation strip. The root zone of vegetation
located in a preservation strip shall be shown on the landscape plan
and correspond with the limits of disturbance.
(4)
Applicants seeking a preservation strip shall provide an existing
tree assessment that identifies the type and size of all canopy and
evergreen trees within the preservation strip.
7.
Common Open Space. Common open space shall be provided for and shall be designed to provide recreation open space in accordance with the Subdivision and Land Development Ordinance [Chapter 22]. For planned residential developments, the following additional provisions shall apply:
A.
Elements. Common open space shall include the following:
(1)
Usable Common Open Space. Usable common open space shall be designed to provide recreation open space in accordance with the Subdivision and Land Development Ordinance [Chapter 22].
(2)
Passive Common Open Space.
(b)
Not less than the above-listed percentage of the site area of
the planned residential development shall be allocated to and shall
remain passive common open space in perpetuity. Common open space
shall be deed-restricted or placed within a trust or conservancy,
to prohibit future subdivision or development, except for agricultural,
passive recreational, equestrian and existing cemetery uses, which
may be permitted with the approval of the Supervisors. Common open
spaces shall be used for social, passive recreational and/or natural
environment preservation purposes. The common open space shall typically
include all or part of the following resources:
B.
General Locational and Design Standards.
(1)
Planned residential developments shall be designed around the
common open space with areas being placed in undivided preserve. Such
areas shall be directly accessible to the largest practicable number
of lots within the development. Safe and convenient pedestrian access
to the open space shall be provided for all lots not adjoining the
open space areas.
(2)
A perimeter buffer yard of a minimum of 50 feet in width shall
be provided. Such buffer yard may be used for agricultural purposes
or wood lots upon approval by the Supervisors. No stormwater detention
basins shall be located within the fifty-foot perimeter buffer yard.
(3)
Common open space, particularly perimeter buffer yards, containing
existing attractive or unique natural features, such as streams, creeks,
ponds, woodlands, specimen trees and other areas of mature vegetation
worthy of preservation, may be left unimproved and in a natural state.
As a general principle, the preservation of undeveloped open space
in its natural state or as existing farms is encouraged. A developer
may make certain improvements, such as the cutting of trails for walking
or jogging, and the provision of picnic areas.
(4)
No streets, emergency access roads, driveways or existing utility
rights-of-way, easements, or improvements shall be within the acreage
designated for the minimum common open space as required above, except
as required as part of the approved common open space.
(5)
The common open space shall generally abut existing or potential
open space land on adjacent parcels and shall be designed as part
of larger contiguous and integrated greenway systems, as per the policies
of the Cranberry Township Recreation Study.[3]
[3]
Editor's Note: Former § 27-904, Standards and Conditions
for Traditional Neighborhood Development-Planned Residential Developments
(TND-PRD), added by Ord. No. 2005-357, as amended by Ord. No. 2006-371,
which immediately followed this section, was repealed by Ord. No.
2008-387, 6/5/2008, § 2.
