[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-357, 2/3/2005,
§ 5; and by Ord. 2012-425, 1/3/2012, § 3]
In addition to the zoning districts established in Part 4 and
delineated on the Zoning District Map, all areas containing or characterized
by the features listed hereunder are established as overlay districts
in accordance with the Municipalities Planning Code, as amended.
[Ord. 96-267, 5/2/1996; as amended by Ord. No. 2021-503, 7/29/2021]
.
1.
The location of each overlay district is delineated on a map depicting
that overlay feature. This map is adopted as a part of the Zoning
District Map and shown on the second sheet of the Official Zoning
Map. The Planned Neighborhood Overlay District shall apply to parcels
within the identified district that satisfy the requirements listed
in § 27-503.2 (Eligibility).
A.
Accuracy
of Overlay Districts. Overlay districts may not include all land or
sites subject to the special features of the overlay district; and
not all land within the overlay district may actually contain the
special or limiting feature.
B.
Areas
Not Included in Overlay Districts. It is the intent of this chapter
that the limitations on development which are imposed by the overlay
district regulations shall apply to all parcels which include the
regulated feature, whether or not the land is shown in the overlay
district. It shall be the responsibility of the applicant to establish
the presence or absence on the proposed site of all features subject
to regulation in this part.
C.
Interpretation
of Overlay Districts. If the Zoning District Map or list is questioned,
the burden of proof shall be upon the developer, who shall submit
information from a qualified professional or other expert acceptable
to the Township to demonstrate that the site in question can be used
in the manner proposed without violation of this chapter.
[Added by Ord. No. 2021-503, 7/29/2021]
1.
Intent.
A.
Provisions for the Planned Neighborhood Overlay District are intended
to:
(1)
Provide an additional range of housing types that are compatible
with traditional development patterns.
(2)
Provide a scale and form of housing that will help meet the
growing demand for walkable neighborhoods.
(3)
Provide for housing choices that are representative of multiple
demographic needs and requirements.
(4)
Comply with Article VII-A, Traditional Neighborhood Development,
of the Pennsylvania Municipalities Planning Code (MPC), Act 247, as
amended.
(5)
Corresponds with the vision set forth by the Comprehensive Plan
for Cranberry Township.
2.
Eligibility.
A.
Development in conformance with the Planned Neighborhood Overlay
District regulations are optional at the election of the applicant.
If a Planned Neighborhood Overlay District is not elected, all provisions
of the underlying base zoning district remain applicable.
B.
The Planned Neighborhood Overlay District may be applied to all Township
parcels that:
3.
Procedures.
A.
Planned neighborhood applications shall be conditional uses. Any
tract to be developed as a planned neighborhood overlay shall be governed
by the conditional use review process, including the submission of
a preliminary land development plan concurrent with the conditional
use application.
B.
At the time of application for conditional use approval, the applicant
shall submit a Master Plan which shall consist of all plans listed
in this section.
C.
All applicants may submit sketch plans for all Planned Neighborhood
Overlay District proposals. As per 53 P.S. § 10707-A of
the Pennsylvania Municipalities Planning Code, such plans may be informally
reviewed as conceptual plans to provide an opportunity for the Township
to make suggestions and recommendations on the design of the proposed
development.
5.
Application Requirements.
A.
Master Plan Documentation for Preliminary and Conditional Use Approval.
(1)
Project Narrative. A description of the project, including,
but not limited to, the name, location, acreage, development attributes/characteristics,
uses, gross density, and open space.
(2)
Pattern Book. A pattern book, as per 53 P.S. § 10708-A
of the Pennsylvania Municipalities Planning Code, shall be prepared
and submitted by the applicant pertaining to such specific proposed
features as architecture, building materials, fencing, walls, landscaping,
signs, streets, pedestrian circulation, parking, lighting and streetscape.
The pattern book shall include:
(a)
The proposed principal and accessory uses, the gross area of
all uses, the building heights, the total lot area and lot coverage,
existing and proposed.
(b)
Rear yard setbacks, side yard setbacks and front build-to lines
for all applicable lot types.
1)
For condominiums, rental units, flats, or any other unit that
does not include a typical lot, the pattern book must demonstrate
that the proposed unit(s) satisfy the required site area and front
build-to line as well as identify any side or rear setbacks.
(c)
Architectural elevations for all proposed building types.
(d)
Color sketches and renderings depicting the proposed architectural
character and streetscape character of the planned neighborhood.
(e)
Building elevations with labeling to indicate all proposed building
materials, windows and doors, roofs, dormers, pilasters, piers, green
building design, and the like, to the extent known at the time of
conditional use application.
(3)
Site Plan. A separate plan sheet shall be submitted to depict
the overall layout of the planned neighborhood, the proposed uses
and parking, areas of common open space, and areas reserved for stormwater
management.
(4)
Building Plan. A separate plan sheet shall be submitted to depict
the proposed building uses, type and scale of all proposed structures.
(5)
Street and Streetscape Plan. A separate plan sheet shall be
submitted to depict the proposed street and network. Such plan shall
indicate all street, rights-of-way, and alley widths and indicate
all materials, depths of pavement courses, and gradients.
(6)
Open Space and Pedestrian Network Plan. A separate plan sheet
shall depict all proposed common open space and an interconnected
network for pedestrian access including sidewalks, pathways, trails,
crosswalks, and bike paths.
(a)
Such plan shall also indicate the locations for all proposed
street furniture, such as benches, planters, and bicycle racks.
(7)
Landscape Plan. A separate plan sheet shall be submitted to
depict all proposed landscape features.
(a)
The landscape plan shall indicate all plant types, size and
quantities as well as the types, sizes, and materials for all paving,
walls, benches, and other structures.
(8)
Parking Plan. A separate plan sheet shall be submitted to depict
proposed location and materials for all parking. Such plan shall list
the number of parking spaces proposed in relation to the proposed
use(s) and shall indicate the parking needs of all proposed uses:
any shared parking: the times of maximum and minimum expected use;
and the compatibility with adjoining uses to minimize conflicts.
(9)
Utilities Plan. A separate plan sheet shall be submitted to
depict all proposed utilities. Such plan shall indicate all proposed
types, sizes, and materials of utilities that are proposed in accordance
with the Cranberry Township Public and Private Improvements Code (PPIC).
(10)
Phasing Plan. A separate plan sheet shall be submitted to depict
proposed phasing of the total land development if the development
will be phased.
(a)
A phase may be constructed out of phase order, provided that
the phase to be constructed is contiguous to a phase that already
has been recorded and provided that the phase to be constructed has
road access through a recorded phase.
6.
General Design Standards.
A.
Street and Alley Network.
(1)
A network system of interconnected streets and alleys shall
be created to effectively accommodate vehicular, pedestrian, and bicycle
circulation.
(2)
The use of cul-de-sac streets are discouraged. A maximum of
two culs-de-sac per 50 acres of the gross site area shall be permitted.
(3)
Street networks shall connect to neighboring residential developments
only where planned street extensions already exist.
(a)
Where permitted, proposed connections shall not create through
traffic in existing neighborhoods located on a cul-de-sac or dead-end
street.
(4)
All streets, alleys, and streetscape elements shall be designed in accordance with Chapter 17, the Cranberry Township Public and Private Improvements Code (PPIC). Where there is a conflict with the PPIC, the more restrictive standard shall apply.
(5)
Two-way alleys shall be a minimum of 17 feet in width to provide
adequate lanes for two-way travel and shall be designed in accordance
with the Typical Street Section, Lane, RD-24 of the Public and Private
Improvements Code (PPIC).
(6)
One-way alleys shall not be permitted.
(7)
Alleys are not required to have sidewalks unless the alley is
serving as the primary connection to a housing unit.
(8)
Easements shall be provided in alleys for public access for
mail delivery, trash pickup, utilities, and maintenance.
C.
Parking.
(1)
On-street parking may be placed along curbs and streets to increase
the availability of parking when alternative locations for trash pick-up
are provided.
(2)
Off-street parking shall generally be located in the rear yards
of individual lots if, a front-loaded garage is not permitted with
the given housing type.
D.
Sidewalks and Other Pedestrian Linkages.
(1)
Sidewalks shall be placed on both sides of all streets to enhance
pedestrian circulation. Sidewalks shall connect to adjoining properties.
(2)
All sidewalks shall be a minimum width of four feet in the Planned
Neighborhood Overlay.
(3)
Handicapped curb cut ramps for sidewalks shall be installed
and maintained at all street intersections in accordance with ADA
requirements.
(4)
Sidewalks shall be maintained and repaired on an on-going basis
by the lot owner and/or adjoining lot owner, and/or homeowners' association,
and/or the property owners' association.
(5)
Sidewalks and/or trails shall provide access to all useable
open space.
(6)
A proposed planned neighborhood master plan shall provide a
trail loop throughout the proposed development or a sidewalk network
that provides a complete pedestrian loop. All sidewalk and/or trail
networks shall be connected to existing or proposed regional pedestrian
networks wherever possible.
E.
Streetlights and Light Posts.
(1)
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:
F.
Street Trees.
(1)
Street trees shall be provided in accordance with the Cranberry
Township Subdivision and Land Development Ordinance.
(2)
Street trees should be planted in a regularly spaced Allee pattern
of single or alternated species with shade canopies of a height that,
at maturity, clears at least one story.
(3)
Street trees shall not be required along carriage units that
front along a private alley.
G.
Perimeter Setbacks and Buffers.
[Amended by Ord. No. 2023-512, 8/3/2023]
(1)
All planned neighborhood developments 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. Buffer yards can be interrupted by access roads
and utilities, as necessary.
(a)
An additional fifty-foot perimeter setback shall be required
when a proposed PN development abuts an existing residential use and/or
residential lots with no existing buffering as required by this section.
(b)
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.
(2)
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.
(a)
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.
(b)
Perimeter plantings shall include a majority of native species.
(c)
No grading or earthwork is permitted within the required perimeter
setback and buffer areas.
(d)
A perimeter setback and buffer is required along property lines
of a development site that parallels existing roadways.
(3)
No stormwater basins shall be located in the perimeter setback
and buffer.
(4)
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 planned neighborhood development.
(a)
Preserved woodlands within perimeter buffer yards shall maintain
existing specimen trees and other areas of mature vegetation.
(b)
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.
(c)
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.
(d)
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.
H.
Open Space.
(1)
A minimum of 30% of the gross site area shall be designated
and maintained as common open space as follows:
(a)
A minimum of 15% of the required open space shall be for village
greens or plazas. Such areas shall not be sloping greater than 5%
and be incorporated in the neighborhood, cluster box unit (CBU) mailboxes
may be located in the required greens or plazas.
(b)
The required open space shall include a mixture of active recreational
facilities such as playfields, play courts, playgrounds, and tot lots.
(c)
The balance of the open space areas shall be passive open space
areas, and/or natural resource conservation areas.
(d)
The required perimeter setback and any above-grade stormwater
management facilities shall be included as part of the required open
space.
I.
Utilities.
(1)
All new utilities shall be underground.
(2)
All cable TV boxes, meters, and the like should be located to
the rear or side of properties and screened when possible.
(3)
The location of cluster box unit (CBU) mailboxes shall be identified
on the plan and provided in the development when required.
J.
Permitted Projections into Established Setbacks and Build-to Zones.
(1)
Typical architectural features on buildings, including but not
limited to bay windows, windowsills, cornices and eaves, are permitted
to project into established setbacks or beyond the front build-to
line no more than two feet.
(2)
Patios, decks, above grade steps, open fire escapes and unenclosed
porches located in the rear or side yards are permitted to project
into established setbacks no more than two feet.
(3)
All porches in a front yard may be located in the front build-to
zone and shall not project beyond the minimum build-to line.
(4)
All above grade steps in a front yard may project beyond the
minimum build-to line six feet.
K.
Architectural Details.
(1)
A variety of roof lines, architectural features, architectural
projections, and materials shall be provided along all residential
blocks.
(2)
To promote a greater sense of the pedestrian scale, architectural
features along the front facade area shall be proportional to the
human scale.
(3)
To promote a greater sense of neighborhood character, distinct
housing models with unique architectural elevations shall be placed
on adjacent residential lots.
L.
Context Sensitive Layout.
(1)
Perimeter lots and housing units of a planned neighborhood development
shall blend with the scale of residential structures found in adjacent
neighborhoods.
(a)
When adjacent to existing single-family homes, single-family
homes shall be located towards the periphery of the development to
maintain consistency with the neighboring context.
(2)
A planned neighborhood development should be organized by a
gradient of density that provides for more compact housing at the
defined center of the neighborhood and a gradual transition to less
compact housing along the required perimeter buffer.
7.
Permitted Uses, Bulk, and Area Standards. The following principal
uses, and site standards shall be permitted in the Planned Neighborhood
Overlay District.
A.
General Standards.
(1)
All principal uses as defined in this section are specific to
the Planned Neighborhood Overlay District.
(2)
All typical bulk and area standards shall be consistent with
this section and finalized by the approved pattern book.
(3)
The required site and site area shall include the architectural
footprint and yard areas associated with the principal building and/or
lot. The required site area shall not include additional areas such
as a right-of-way, alley, or dedicated open space.
B.
Rear-Loaded, Single-Family, Detached Dwelling.
 |
(1)
Definition. A building type containing one principal dwelling
unit located on a single site with private yards on all four sides
and driveway/vehicular access via the rear of the site.
(3)
Additional Standards.
(a)
All detached or attached garages shall be located in the rear
yard of a rear-loaded, single-family detached dwelling.
(b)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(c)
Rear-loaded, single-family detached dwellings should have a
stoop, portico, or porch along the front facade area.
(d)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
C.
Front-Loaded, Single-Family, Detached Dwelling.
 |
(1)
Definition. A building type containing one principal dwelling
unit located on a single site with private yards on all four sides
and driveway/vehicular access via the front of the site.
(3)
Additional Standards.
(a)
All detached garages shall be located in the rear yard of a
front-loaded, single-family detached dwelling.
(b)
All attached garages shall be setback a minimum of 10 feet from
the front facade area of the principal structure. Additionally, front-facing,
automotive 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)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(d)
Front-loaded, single-family detached dwellings should have a
stoop, portico, or porch along the front facade area.
(e)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
D.
Front-Loaded, Side Entry, Single-Family, Detached Dwelling.
 |
(1)
Definition. A building type containing one principal dwelling
unit located on a single site with private yards on all four sides
and garage access on the side of the principal structure.
(3)
Additional Standards.
(a)
All detached garages shall be located in the rear yard and automotive
garage doors shall not be located along the front facade area.
(b)
All attached garages should face the side yard and automotive
garage doors shall not be located along the front facade area.
(c)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(d)
Front-loaded, side entry, single-family detached dwellings should
have a stoop, portico, or porch along the front facade area.
(e)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
E.
Rear-Loaded, Stacked, Duplex.
 |
(1)
Definition. A building type containing two principal dwelling
units that share a ceiling/floor in common with no internal connection
between the units and driveway/vehicular access via the rear of the
site.
(3)
Additional Standards.
(a)
All detached or attached garages shall be located in the rear
yard of a rear-loaded, stacked, duplex.
(b)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(c)
A rear-loaded, stacked, duplex should have a stoop, portico,
or porch along the front facade area.
(d)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
(e)
Stacked duplex units should be staggered along the streetscape
and shall not be located on adjacent residential lots.
F.
Front-Loaded, Side-by-Side, Duplex.
 |
(1)
Definition. A building type containing two principal dwelling
units that share a common party wall with no internal connection between
the units and driveway/vehicular access via the front of the site.
(3)
Additional Standards.
(a)
Glazing shall be included on automotive garage doors of front-loaded
duplex units. Additionally, front-facing, automotive garage doors
shall be of earth-tone colors (except where white matches the main
building facade) and shall include context-sensitive design.
(b)
All attached garages shall be setback a minimum of two feet
from the front facade area of the principal structure.
(c)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(d)
A front-loaded, side-by-side, duplex should have a stoop, portico,
or porch along the front facade area.
(e)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
(f)
Common party walls shall be exempt from side setbacks established
in the pattern book.
G.
Rear-Loaded, Townhouse.
 |
(1)
Definition. A building type containing three or more principal
dwelling units divided by party walls with no internal connection
between the units and driveway/vehicular access via the rear of the
site.
(3)
Additional Standards.
(a)
All detached or attached garages shall be located in the rear
yard of a rear-loaded, townhouse.
(b)
A maximum of five townhouse units can be attached together in
a single structure.
(c)
The foremost architectural wall of the principal structure's
front facade area shall be located on the front build-to line.
(d)
To de-emphasize the horizontality of larger buildings, the front
facade area of each residential unit shall be staggered or contain
distinct architectural elements that define the limits of each unit.
(e)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
(f)
Rear-loaded, townhouses should have a stoop, portico, or porch
along the front facade area.
(g)
Common party walls shall be exempt from side setbacks established
in the pattern book.
H.
Front-Loaded, Carriage House.
 |
(1)
Definition. A building type containing three to five principal
dwelling units divided by party walls with no internal connections
between the units. A carriage home is distinguished from other housing
types by having no driveway. Rather, the carriage home is part of
a "mews" or a street of unique houses found along a cobblestone lane.
(3)
Additional Standards.
(a)
Glazing shall be include on automotive garage doors of front-loaded
carriage homes. Additionally, front-facing, automotive garage doors
shall be of earth-tone colors (except where white matches the main
building facade) and shall include context-sensitive design.
(b)
A maximum of five carriage house units can be attached together
in a single structure.
(c)
The front facade area of the principal structure shall be located
on the front build-to line.
(d)
Common party walls shall be exempt from side setbacks established
in the pattern book.
(e)
Carriage homes shall front on a pedestrian friendly lane that
replicates the character of a "mews" style streetscape.
I.
Quadruplex Dwellings.
 |
(1)
Definition. A building type containing a maximum of four dwelling
units arranged in a square configuration and divided by common party
walls with no internal connections between the units and internal
garages.
(3)
Additional Standards.
(a)
Decorative automotive garage doors shall be included on all
quadruplex units. Additionally, front-facing, automotive garage doors
shall be of earth-tone colors (except where white matches the main
building facade) and shall include context-sensitive glazing and design.
(b)
Common party walls shall be exempt from side setbacks established
in the pattern book.
(c)
Each dwelling unit shall have direct outdoor access.
(d)
Architectural walls without automotive garage doors shall be
located on a build-to line.
(e)
A stoop, portico, or porch may be located within the build-to
zone, however, shall not project beyond the minimum build-to line.
9.
Density and Composition Standards.
A.
Mixture of Housing Types.
C.
Net Composition of Housing Types.
(1)
The composition of housing types within planned neighborhood
developments shall be within the following thresholds.
|
Unit Type
|
Minimum Percentage of the Net Development Area
|
Maximum Percentage of the Net Development Area
|
|---|---|---|
|
Single-family units
|
40%
|
60%
|
|
Duplex units
|
0%
|
20%
|
|
Townhouses and/or carriage homes
|
25%
|
40%
|
|
Quadruplex units
|
0%
|
20%
|
(2)
Compositional calculations shall be based on the combined acreage
dedicated to each unit type. To calculate the net development area,
all proposed open space shall be subtracted from the gross acreage.
Compositional calculations shall not be based on the number or mixture
of unit types provided.
[1]
Editor’s Note: Former § 27-503, Application of Overlay District Regulation, and § 27-504, Floodplain Areas Overlay District, as amended, were repealed 11/1/2018 by Ord. No. 2018-485. Former § 27-505, TND - Traditional Neighborhood Development Overlay, added by Ord. 2005-357, as amended by Ord. 2005-362, Ord. 2006-366, Ord. 2006-369, and by Ord. 2006-371, was repealed by Ord. 2008-387, 6/5/2008, § 1.
[Added by Ord. 2008-381, 3/6/2008, § 2; as amended by
Ord. 2008-387, 6/5/2008, § 3; by Ord. 2009-395, 11/5/2009, §§
2 and 3; by Ord. 2010-400, 9/2/2010, §§ 1 and 2; by Ord.
2010-401, 9/2/2010, §§ 1 and 2; by Ord. 2010-403, 10/7/2010;
by Ord. 2010-408, 10/7/2010, § 1; by Ord. 2011-411, 3/3/2011,
§§ 5, 6, 7 and 8; Ord. 2012-425, 1/3/2012, §§
6 and 7; and by Ord. 2012-430, 8/2/2012, § 2]
Profile of CCD Overlay Districts: This is a summary of the CCD
Overlay District Requirements. Refer to complete district regulations
for details and full regulations.
|
Profile of CCD Overlay Districts
| ||||||
|---|---|---|---|---|---|---|
|
Requirement
|
CCD-1 Primarily
Residential
|
CCD-2
Mixed-Use
|
CCD-3 Town
Center
|
CCD Corridor
|
CCD Freedom A
|
CCD Freedom B
|
|
Dwelling units per gross acre (maximum)
|
5.5
|
10; 151
|
15; 201
|
10; 171
|
5.5
|
10; 151
|
|
Minimum to maximum commercial area2
|
0% to 10%
|
10% to 75%
|
60% to 75%
|
0% to 100%7
|
0 to 10%
|
5% to 60%
|
|
Minimum CCD open space
|
30%
|
15%
|
10%
|
10%
|
30%
|
15%
|
|
Maximum impervious surface
|
70%
|
85%
|
90%
|
10% more than underlying district5
|
70%
|
85%
|
|
Maximum building height (stories)
|
3
|
4; 63
|
6
|
5
|
2
|
4
|
|
Maximum building height (feet)
|
45
|
65; 954
|
95
|
75
|
30
|
65
|
|
Minimum building height
|
20 feet or 2 stories
|
20 feet or 2 stories
|
20 feet or 2 stories
|
20 feet or 2 stories
|
None
|
20 feet or 2 stories
|
|
Minimum acreage (acres)6
|
10
|
30
|
40
|
N/A
|
40
|
15
|
|
NOTES:
|
|---|
|
1 Higher density permitted
under bonus provisions.
|
|
2 The percentage of tract
area shall include the acreage for buildings, off-street parking areas,
and stormwater management areas, after subtracting the minimum required
common CCD open space.
|
|
3 Hotels in the CCD-2 Overlay
District may be permitted up to six stories.
|
|
4 See § 27-506.10A(4)(c)
for complete details.
|
|
5 The ten-percent increase
in impervious surface coverage, relative to an underlying district,
shall be to a maximum of 90% for a lot.
|
|
6 Also see context sensitive
infill development provisions of the CCD Overlay District Ordinance.
|
|
7 See § 27-506.12F(4)(b)
for additional provisions.
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Community Character Development (CCD) Overlay District Regulations:
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1.
Consistent
with the goal of increased flexibility of land use regulations, development
in conformance with the CCD Overlay Districts regulations is optional
at the election of the applicant. If a CCD Overlay District is not
elected, all provisions of the underlying base zoning district remain
applicable.
2.
Intent. Provisions for the CCD Overlay Districts are intended to:
A.
Comply with Article VII-A, Traditional Neighborhood Development,
of the Pennsylvania Municipalities Planning Code (MPC), Act 247, as
amended, in particular, those purposes and objectives listed in Section
701-A of Article VII-A[1] such as: encouraging innovation for mixed-use pedestrian-oriented
development; extending opportunities for housing; encouraging a more
efficient use of land; allowing for integrated, mixed-use, pedestrian-oriented
neighborhoods; establishing public space; minimizing traffic congestion;
and fostering a sense of place and community.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
B.
Comply with Exhibit B, the General Manual of Written and Graphic
Design Guidelines.[2]
[2]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
C.
Implement the Comprehensive Plan for Cranberry Township.
D.
Emulate other successful neighborhoods that have features such as
mixed housing types, mixed uses (residential and nonresidential),
attractive streetscapes, parks, centrally located public squares,
plazas, civic and public buildings, civic art, recreational facilities,
and other features as described and illustrated in Exhibit B.
E.
Create opportunities for distinct CCD Overlay Districts.
F.
The CCD Overlay Districts are meant to increase development opportunities
and flexibility.
3.
Eligibility.
A.
CCDs shall be conditional uses. Any tract to be developed as a CCD
shall be governed by the conditional use review process, including
the submission of a preliminary land development plan concurrent with
the conditional use application.
B.
Uses within a CCD may also be subject to Part 7, Conditional Use,
Procedure and Specific Standards. If a conditional use is proposed
within the CCD conditional use process, the applicant may concurrently
apply for all conditional use approvals.
C.
The CCD Overlay Districts will be shown on the Cranberry Township
Zoning Map, as may be amended from time to time.
[Amended by Ord. No. 2020-501, 12/10/2020]
(1)
An applicant may elect to apply the CCD-1, CCD-2, CCD-3 or CCD
Corridor District in the General CCD Overlay as shown on the Zoning
Map.
(a)
In order to apply the CCD Corridor District in the General CCD
Overlay, the parcel shall front on State Route 19 or State Route 228.
(2)
An applicant may only elect to apply the identified CCD District
in the "Specific CCD Overlay" as labeled on the Zoning Map.
D.
CCD shall comply with Article VII-A of the Pennsylvania Municipalities
Planning Code, as amended.
G.
If a tract is less than 10 acres, in an area shown on the Cranberry
Township Zoning Map for the CCD-1 Overlay District, such tract may
be eligible for CCD if:
(1)
A concept plan is submitted to propose CCD for several smaller
parcels that would cumulatively comprise 10 or more acres;
(2)
The concept plan is submitted as a joint plan by the property
owners;
(3)
The properties are linked by an interconnected network of streets;
and
(4)
The properties have a common stormwater management system;
H.
All applicants are encouraged to employ green building methods, materials,
and technology in the design and construction of buildings and neighborhoods.
(1)
Applicants are strongly encouraged to achieve the highest LEED's
certification by the U.S. Green Building Council (USGBC) at or above
the Silver-level rating as defined by the Leadership in Energy and
Environmental Design (LEED) Green Building Rating System for new construction
and improvements to existing buildings.
(2)
Applicants are strongly encouraged to apply for certification
for green neighborhood design under the LEED-ND: Leadership in Energy
and Environmental Design for Neighborhood Development program.
(3)
All applicants are strongly encouraged to be consistent with
the applicable be-green practices in the Pennsylvania Standards for
Residential Site Development, April 2007, as may be amended from time
to time.
4.
Compliance with Applicable Ordinances.
C.
At the time of application for conditional use approval, the applicant
shall submit a Master Plan which shall consist of all of the plans
listed in this Section, including the following plans: building plan;
street, alley and streetscape plan; pedestrian access plan; open space
and recreational facilities plan; landscape plan; parking plan; utilities
plan; and phasing plan.
D.
All applicants may submit sketch plans for all CCD Overlay District
proposals. As per Section 707-A of the Pennsylvania Municipalities
Planning Code,[5] such plans may be informally reviewed as conceptual plans
in order to provide an opportunity for the Township to make suggestions
and recommendations on the design of the proposed development.
[5]
Editor's Note: See 53 P.S. § 10707-A.
5.
Application Requirements.
A.
Narrative Report Submission for Conditional Use Approval.
(1)
Project Narrative.
(a)
A statement with graphics and exhibits indicating how the proposed
application promotes CCD, integrates with the community, and meets
the Design Guidelines.
(b)
A description of the project including, but not limited to,
the name, location, acreage, development attributes/characteristics,
uses, gross density, and common CCD open space.
B.
Master Plan Submission for Conditional Use and Preliminary Plan Review
Process.
(1)
Manual of Written and Graphic Design Guidelines. A specific
and detailed Manual of Written and Graphic Design Guidelines, also
known as a "pattern book," as per Section 708-A of the Pennsylvania
Municipalities Planning Code,[6] shall be prepared and submitted by the applicant pertaining
to such specific proposed features as architecture, building materials,
fencing, walls, landscaping, signs, streets, pedestrian circulation,
parking, lighting and streetscape. Said Manual shall be consistent
with the Guiding Principles and Design Guidelines for the CCD Overlay
Districts set forth in this Part and Exhibit B,[7] and shall be submitted for review by the Planning Advisory
Commission and approval by the Board of Supervisors.
[6]
Editor's Note: See 53 P.S. § 10708-A.
[7]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
(2)
Site Plan.
(a)
A separate plan sheet shall be submitted to depict the overall
layout of the CCD, the proposed uses and parking, areas of common
CCD open space, and areas reserved for stormwater management.
(3)
Conceptual Building Plan.
(a)
A separate plan sheet shall be submitted to depict the proposed
building program including:
1)
The proposed principal and accessory uses, the gross area of
all uses, the building heights, the total lot area and lot coverage,
existing and proposed.
2)
Architectural elevations for all proposed building types.
3)
Color sketches and renderings depicting the proposed architectural
character and streetscape character of the CCD.
4)
Building elevations with labeling to indicate all proposed building
materials, windows and doors, roofs, dormers, pilasters, piers, green
building design, and the like, to the extent known at the time of
conditional use application.
(4)
Street, Alley, and Streetscape Plan.
(a)
A separate plan sheet shall be submitted to depict the proposed
interconnected street and alley network. Such plan shall indicate
all street, rights-of-way, and alley widths.
(b)
Such plan shall indicate all materials, depths of pavement courses,
and gradients.
(c)
The plan shall indicate the location of all proposed bike lanes
and bike paths, if any.
(d)
Such plan shall also indicate the locations for all proposed
street furniture, such as benches, planters, bicycle racks, and waste
receptacles.
(e)
Such plan shall indicate street network connections to adjoining
tracts.
(f)
Such plan shall indicate proposed traffic calming measures.
(5)
Pedestrian Orientation and Pedestrian Access Plan.
(6)
Open Space and Recreational Facilities Plan.
(a)
A separate plan sheet shall depict all proposed common CCD open
space, including recreational facilities, greens, plazas, squares,
civic art, green court lots, natural areas, and the like.
(8)
Parking Plan.
(a)
A separate plan sheet shall be submitted to depict proposed
location and materials for all parking. Such plan shall list the number
of parking spaces proposed in relation to the proposed use(s) and
shall indicate the parking needs of all proposed uses; any shared
parking; the times of maximum and minimum expected use; and the compatibility
with adjoining uses to minimize conflicts.
(b)
The parking plan shall illustrate a dispersal of parking areas
to the maximum extent possible in order to minimize large expanses
of parking lots.
(c)
On-street parking spaces may be counted toward the overall parking
requirement whenever such parking is located within 300 feet of the
building being served by such parking.
(9)
Utilities Plan.
(a)
A separate plan sheet shall be submitted to depict all proposed
utilities. Such plan shall indicate all proposed types, sizes, and
materials of utilities that are proposed in accordance with the Cranberry
Township Public and Private Improvements Code (PPIC).
(10)
Phasing Plan.
(a)
A separate plan sheet shall be submitted to depict proposed
staging or phasing of the total land development and all of the uses
and mixed-use proposed, if the development will be phased.
1)
A phase may be constructed out of phase order, provided that the
phase to be constructed is contiguous to a phase that already has
been recorded and provided that the phase to be constructed has road
access through a recorded phase.
(b)
In the case of a development proposed to be developed in multiple
phases, flexibility of housing density, design and type may be addressed
and flexibility in uses and mixed uses may be addressed, provided
that the alternative options, by phase, are approved concurrent with
the CCD master plan approval, up to a maximum of two options for each
phase, which are mutually exclusive and may not be combined to:
6.
General Design Standards.
A.
Design and development in the CCD Overlay Districts shall comply
with the following design standards:
(1)
Refer to Exhibit B, General Manual of Written and Graphic Design
Guidelines – Community Character Overlay Districts, for all
Community Character Development (CCD) Overlay Districts.[8]
[8]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
(2)
The applicant shall also prepare and submit a detailed and specific
Manual of Written and Graphic Design Guidelines, also known as a “pattern
book,” as per Section 708-A of the Pennsylvania Municipalities
Planning Code, prepared by the applicant pertaining to such specific
proposed features as architecture, building materials, fencing, walls,
landscaping, signs, streets, pedestrian circulation, parking, lighting
and streetscape. Said Manual shall be consistent with the Guiding
Principles and Design Guidelines for the CCD Overlay Districts set
forth in this Part and Exhibit B, and shall be submitted for review
and recommendation by the Planning Advisory Commission and subsequently
submitted to the Board of Supervisors for approval or denial.
B.
Street and Alley Network. The success of the fabric of the CCD Overlay
Districts shall be based in part on an effective and continuous street
and alley network, and interconnectedness within five feet of adjacent
parcels. Through streets are intended to enhance connections between
neighborhoods. Alleys relieve the frontage street from certain service
functions, preserve the streetscape without curb cuts, and allow buildings
to be placed forward on the lot to provide greater curb appeal and
pedestrian access.
(1)
A network system of interconnected streets and alleys shall
be created to effectively accommodate vehicular, pedestrian, and bicycle
circulation.
(2)
Cul-de-sac streets shall be prohibited.
(3)
All streets, alleys, and streetscape elements shall be designed in accordance with Chapter 17, the Cranberry Township Public and Private Improvements Code (PPIC).
(4)
Street design standards shall be in accordance with Exhibit
B; where there is a conflict with the PPIC, the stricter standard
shall apply.
(5)
Curb bulbouts shall be located at all street intersections,
subject to the approval of PennDOT and the Township.
(6)
Parking shall be accommodated on-street (parallel and angled)
and off of alleys.
(7)
Two-way alleys shall be a minimum of 17 feet in width to provide
adequate lanes for two-way travel.
(8)
Since alleys are a type of a street typically providing secondary
vehicular access to the rear or side of the lot, garages shall be
located on either side of the alley as follows:
(9)
One hundred percent of parking for attached and multifamily
dwellings shall be accessed by alleys, side or rear service lanes,
and approved on-street parking, unless the applicant can demonstrate
that it is not feasible to physically locate an alley due to topographic
or hydrologic conditions, in which case at least 80% of such parking
shall be accessed by alleys, side or rear service lanes and/or on-street
parking.
(a)
Alley access is not required for quad dwellings.
(b)
Quad dwellings shall have no more than two driveways.
(c)
Quad dwellings with front or side entry garages must provide
streetscape enhancements along their frontage(s), including a street
wall consisting of thirty-inch-tall brick piers connected by a black
wrought iron or steel fence and low evergreen shrubs on the street
side of the piers and fence as illustrated in Exhibit B,[10] or an approved equivalent.
[10]
Editor's Note: Exhibit B, General Manual of Written and Graphic
Design Guidelines – Community Character Development (CCD) Overlay
Districts, 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.
(d)
Rear or side access is not required for attached dwellings in
the CCD Corridor — Freedom Road District.
[Added by Ord. No. 2021-504, 9/30/2021]
(10)
At least 50% of single-family detached dwelling lots shall be
accessed by alleys, and any garage not accessed from an alley shall
be setback at least 18 feet from the front of the house or rotated
so that the garage doors do not face any adjacent streets, provided
that the following conditions are met.
(a)
For any two adjacent lots with front-loaded garages, either
a shared driveway shall be provided between the two lots or garages
shall be alternated so that no two garages are adjacent to one another.
(b)
The minimum setback for front-loaded, front-entry garages may
be reduced to no less than eight feet from the front building facade
under the following conditions:
1)
Garage facades articulated by a minimum of two of the following:
balconies, pergolas, columns, garage doors recessed one foot or more,
pent eaves, elevated decks, a minimum window transparency of 5%, or
a similar type of treatment are provided to de-emphasize the garage
door as an architectural feature.
(c)
On the side of any block in which front-loaded, front-entry
garages are proposed, a street wall along the entire block shall be
provided along the side of the sidewalk located closest to the dwelling,
such that the street wall runs continuously between two street intersections.
1)
The street wall for garages set back 18 feet or more shall consist
of a continuous hedgerow of evergreen shrubs, 30 inches tall at the
time of installation as illustrated in Exhibit B, a picket fence,
or an approved equivalent.
2)
The street wall for garages set back less than 18 but no less
than eight feet shall consist of thirty-inch-tall brick piers connected
by a black wrought iron or steel fence, and low evergreen shrubs on
the street side of the piers and fence as illustrated in Exhibit B,
or an approved equivalent.
(d)
Front-loaded garage doors shall be a nonwhite, earth tone color.
(e)
Front-loaded, side-entry garages shall be set back no further
than 18 feet from the front facade of the house, shall not project
beyond the front building facade, shall be rotated so that the garage
doors do not face an adjacent street, shall be a nonwhite, earth tone
color, and shall be architecturally treated in a manner consistent
with the dwelling.
(11)
Alleys are not required to have sidewalks.
(12)
Easements shall be provided in alleys for access for mail delivery,
trash pickup, utilities and maintenance.
(13)
Single-access alleys shall be permitted only in instances in which
no other viable alternative can be provided.
(a)
Single-access alleys shall be 17 feet in width to provide adequate
lanes for two-way travel and shall be designed in accordance with
the Typical Street Section, Lane, RD-24 of the Public and Private
Improvements Code (PPIC).
(b)
Single-access alleys shall provide for a safe and adequate means
of turnaround.
(c)
Mail delivery, trash pickup, and utilities may not be permitted
in single-access alleys.
C.
Building Width/Proportion/Height.
(1)
No more than seven attached dwellings or multifamily dwellings
shall be built in a row, and such dwellings shall not exceed 185 feet
along the primary facades.
(2)
Staggered heights. No more than two adjoining nonresidential
buildings shall have the same building height so as to create visual
interest. Building heights shall vary by at least two feet for nonresidential
buildings. In addition, nonresidential buildings and townhomes with
flat roofs shall have a parapet wall of at least four feet to provide
visual interest.
(3)
Individual nonresidential buildings shall be no wider than 48
feet, unless designed with primary facade offsets with one- to four-foot
recess or projection at intervals of 20 to 32 feet.
(4)
No principal building shall exceed the maximum height specified in § 27-506, Profile of CCD Overlay Districts, at the beginning of this section.
(5)
Principal buildings shall be a minimum of two stories and/or
20 feet in height, except for the CCD Freedom A Overlay District in
which there is no minimum principal building height requirement.
D.
Building Location, Street Wall and Build-To Line. The streetscape
character of the CCD is formed by buildings located close to the sidewalk
(the street edge) to promote a pedestrian-friendly frontage. Other
structures, such as a wall, could be placed at the build-to line to
create the streetscape character.
(1)
The street wall of any building shall be the same location as
the adjoining buildings on the block within a CCD, in order to promote
a continuation of the streetscape character and space.
(2)
Whenever a front porch, portico, or stoop is involved, it shall
be placed on the build-to line, except as described below.
(3)
A recess or projection may be up to five feet.
(4)
On a corner lot, the build-to line shall be on both sides of
the lot on which the building has street frontage.
(5)
At least 80% of the total number of single-family detached and
duplex dwellings shall have a porch along the primary facade. Unenclosed
porches shall measure at least five feet deep and 12 feet wide.
(6)
Attached dwellings shall have a portico that measures at least
six feet deep and six feet wide.
(7)
Buildings shall anchor corners where streets and/or alleys intersect
unless a pedestrian-accessible village green, a plaza, square, park,
or green court lot at street corners is proposed.
(8)
Dwellings may have attached garages, side to side, in the rear
yard accessed off an alley to allow for more usable rear yards, in
the form of a zero lot line garage.
(9)
To create diversity and interest, lot width variation shall
be provided so that:
E.
Parking: Off-Street. In addition to the provisions of § 27-312, the following shall apply:
(1)
Off-street parking spaces and off-street parking lots for residential
development shall be located to the rear or side of buildings. Any
off-street parking for nonresidential development shall be screened
as set forth below.
(2)
Off-street parking lots shall not be located at a street corner,
except for structured parking.
(3)
Off-street parking areas that are visible from the street shall
be screened as set forth herein. A low wall, fence and hedges shall
be installed and permanently maintained at the street wall line to
screen parking areas to help maintain streetscape character as shown
in Exhibit B.[11]
[11]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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)
Parking courts in accordance with Exhibit B shall be provided
for multifamily dwellings where feasible.
(5)
Off-street parking shall comply with the requirements of § 27-312.14,
Off-Street Parking Requirements, except that shared parking may be
provided at a blended rate of 3.9 parking spaces per 1,000 square
feet of gross floor area for nonresidential buildings, in accordance
with the publication titled "Shared Parking Second Edition", 2005,
by the Urban Land Institute (ULI).
F.
Parking: On-Street. On-street parking is intended to insulate pedestrian
traffic from vehicular traffic.
(1)
On-street parking may be placed along curbs and streets to increase
the availability of parking.
(2)
On-street parking areas located within 300 feet of the use may
count toward the required number of parking spaces, if the applicant
can demonstrate that such parking is actually available and has not
been counted by a previous landowner or tenant.
(3)
On-street parking shall be prohibited on the cartway of an alley
or service drive.
G.
Sidewalks, Walkways, Trails, Crosswalks, and Other Pedestrian Linkages.
Sidewalks are intended to create a continuous pedestrian walkway network.
Sidewalks provide a critical element of the streetscape and public
realm of the CCD Overlay District.
(1)
Sidewalks shall be placed on both sides of all streets to enhance
pedestrian circulation. Sidewalks shall connect to adjoining properties.
(3)
Handicapped curb cut ramps for sidewalks shall be installed
and maintained at all street intersections in accordance with ADA
requirements.
(4)
Sidewalks shall be maintained and repaired on an on-going basis
by the lot owner and/or adjoining lot owner, and/or homeowners' association,
and/or the property owners' association.
(5)
Crosswalks shall be at least six feet in width or wider if the
adjoining sidewalk is wider, physically and visually distinctive to
facilitate pedestrian circulation at street corners, and constructed
of stamped concrete, or approved equal, in accordance with the Public
and Private Improvements Code.[12]
(a)
Crosswalks across arterial roads, collector roads, and roads within
a commercial or multifamily area shall be striped on the sides with
concrete, six inches wide.
H.
Streetlights.
(1)
Streetlights shall be required along all streets and shall be
no higher than 20 feet, and shall be placed in an alternating or staggered
arrangement at an average interval of 105 feet along arterial roads
and 90 feet along all other roads.
(2)
Streetlight types, locations, and intensities shall be in character
with the pedestrian-oriented CCD streetscape, and shall be in accordance
with existing lighting requirements, and shall be alternating with
street tree locations.
I.
Street Trees and Landscape Excellence. Street trees are intended
to add charm, beauty and shade to streets. Street trees also provide
a landscape architectural compliment to the architectural alignment
of buildings.
(2)
All CCD Overlay Districts shall be planned, designed, built,
and maintained with highly functional landscape features, such as
trees, hedges, walls, fences, piers, and walkways.
(a)
All CCD Overlay Districts shall effectively exhibit at least four
of the seven design principles for landscape excellence (integration,
connectivity, space articulation, repetition, balance, contrast, sustainability)
as found in Exhibit B.[14]
[14]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
J.
Common CCD Open Space.
(1)
Village greens, plazas, squares, green courts, green court lots,
tot lots, pocket parks, playgrounds and neighborhood parks shall be
provided in CCDs in accordance with Exhibit B, and the following:
(a)
The minimum percentage of common CCD open space shall be 30% in CCD-1
and CCD Freedom A, 15% in CCD-2 and CCD Freedom B, and 10% in CCD-3
and CCD-Corridor.
(b)
Pedestrian pockets shall be at least 300 square feet in area or greater.
(c)
Plazas and squares shall be in the range of 1,000 to 3,000 square
feet or greater in area.
(d)
Village greens, green courts, and green court lots shall be in the
range of 3,000 to 10,000 square feet in area.
(e)
Tot lots, pocket parks, and playgrounds shall be at least 10,000
square feet in area.
(f)
Community parks shall be at least two acres in size.
(g)
At least one gazebo or pavilion shall be provided for every 40 acres
of development within the Overlay District, with a minimum of one
gazebo or pavilion per development.
K.
[15] Utilities.
(1)
All new utilities shall be underground.
(2)
All cable TV boxes, meters, and the like shall be located to
the rear of properties and shall be screened.
[15]
Editor's Note: Former Subsection 6.K, Signage, was repealed
6/6/2013 by Ord. 2013-437. This ordinance also provided for the renumbering
of former Subsections L through N as K through M, respectively.
L.
Perimeter Setbacks and Buffers. The following minimum perimeter setbacks
and landscaped buffer areas shall apply along perimeter property lines
of the original tract, except along streets where the build-to line
applies and except where two CCDs adjoin one another:
M.
Curbing.
(1)
Six-inch vertical concrete curbing shall be constructed in all
off-street parking lots and wherever on-street parking is provided
for commercial or multifamily uses.
(2)
Full-depth construction concrete wedge curbs are permitted in
all other areas not specified by 27-506.6.N(1).
(3)
All curbing shall be installed in accordance with the standards of
the Public and Private Improvements Code (PPIC).
7.
Use, Density, Unit Mix, and Common CCD Open Space Regulations for
the CCD-1 Overlay District.
A.
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses,
Community Character Development (CCD) Overlay Districts Where Use
Is Authorized, and Method of Authorization, for uses permitted within
the CCD-1 Overlay District.
B.
Accessory Uses.
(1)
Uses and structures which are customarily associated with the
permitted principal uses.
(2)
No-impact home-based business.
(3)
An accessory dwelling unit, (granny flat or mother-in-law suite),
provided that no more than 10% of the total number of single-family
detached dwellings shall have such accessory dwelling units.
C.
The maximum gross density shall not exceed 5.5 dwelling units per
acre, including all dwelling unit types.
D.
At least two housing types shall be provided in each CCD.
E.
Use Composition.
(1)
No more than 10% of the gross tract area shall be devoted to
commercial use after subtracting the minimum required common CCD open
space. This area shall include the acreage of buildings, off-street
parking and stormwater management.
(2)
A minimum of 30% of the gross tract area shall be designated
and maintained as common CCD open space as follows:
(a)
A minimum of 5% of the gross tract area shall be for greens.
Such areas shall not be sloping greater than 5%.
(b)
A minimum of 10% of the gross tract area shall be for active
recreation facilities, such as playfields, play courts, playgrounds,
and tot lots, in a neighborhood park.
(c)
The balance of the open space areas shall be passive open space
areas, and/or natural resource conservation areas and/or greens.
8.
Use, Density, Unit Mix, and Common CCD Open Space Regulations for
CCD-2 Overlay District.
A.
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses,
Community Character Development (CCD) Overlay Districts Where Use
Is Authorized, and Method of Authorization, for uses permitted within
the CCD-2 Overlay District.
C.
The maximum gross density shall not exceed 10 dwelling units per
acre, unless the base density is increased in accordance with the
following sliding scale:
(1)
If three housing types are provided, a credit of one additional
dwelling unit per acre shall be achieved above the 10 set forth above.
(2)
If 20% of the gross CCD tract area is designated and maintained
as common CCD open space (5% above the minimum required), a credit
of one additional dwelling unit per acre shall be achieved above the
10 set forth above.
(3)
If more than 10% of the total CCD site area is devoted to and
maintained for commercial use (thereby helping to promote walkability
and to minimize off-site vehicular trips), a credit of one additional
dwelling unit per acre shall be achieved above the 10 set forth above.
(4)
If more than 85% of all buildings are accessed from alleys and
service drives (thereby minimizing curb cuts, promoting continuous
pedestrian movement along sidewalks, and improving streetscape quality),
a credit of one additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(5)
If at least three bus shelters located at stops on established
or confirmed to be established public mass transit routes are provided,
a credit of 0.5 additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(6)
If a park-and-ride facility is constructed, a credit of one
additional dwelling unit per acre shall be achieved above the 10 set
forth above.
(7)
Regardless of the menu of the six bonus categories set forth
above, the maximum gross density with bonuses shall be 15 dwelling
units per acre.
D.
At least three housing types shall be provided, wherever the gross
tract acreage is 30 or more acres.
E.
Use Composition.
(1)
No less than 10%, but no more than 75% of the gross tract area
shall be devoted to commercial use. This area shall include acreage
for buildings, off-street parking and stormwater management. If there
is a mixed-use building, such as commercial on the ground floor and
residential use above, only half of the ground floor commercial use
should be counted. If there is shared parking, only the pro rata share
of the commercial parking space shall be counted.
(2)
A minimum of 15% of the gross tract area shall be designated
and maintained as common CCD open space as follows:
(a)
A minimum of 5% of the gross tract area shall be for greens,
plazas or squares. Such areas shall not be slope greater than 5%.
(b)
A minimum of 5% of the gross tract area shall be for active
recreation facilities, such as playfields, play courts, playgrounds,
tot lots in a neighborhood park, trails and the like.
(c)
The balance of the common CCD open space areas shall be passive
open space areas, natural resource conservation areas, and/or greens.
9.
Use, Density, Unit Mix, and Common CCD Open Space Regulations for
CCD-3 Overlay District.
A.
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses,
Community Character Development (CCD) Overlay Districts Where Use
Is Authorized, and Method of Authorization, for uses permitted within
the CCD-3 Overlay District.
C.
The maximum gross density shall not exceed 15 dwelling units per
acre, unless the base density is increased in accordance with the
following sliding scale:
(1)
If four housing types are provided, a credit of one additional
dwelling unit per acre shall be achieved above the 15 set forth above.
(2)
If 15% of the gross CCD tract area is designated and maintained
as common CCD open space (5% above the minimum required), a credit
of one additional dwelling unit per acre shall be achieved above the
15 set forth above.
(3)
If more than 60% of the total CCD site area is devoted to and
maintained for commercial use (thereby helping to promote walkability
and to minimize off-site vehicular trips), a credit of one additional
dwelling unit per acre shall be achieved above the 15 set forth above.
(4)
If more than 85% of all buildings are accessed from alleys and
service drives (thereby minimizing curb cuts, promoting continuous
pedestrian movement along sidewalks, and improving streetscape quality),
a credit of one additional dwelling unit per acre shall be achieved
above the 15 set forth above.
(5)
If at least four bus shelters located at stops on established
or confirmed to be established public mass transit routes are provided,
a credit of one additional dwelling unit per acre shall be achieved
above the 15 set forth above.
(6)
The maximum gross density with bonuses shall be 20 dwelling
units per acre.
D.
At least three housing types shall be provided, whenever the gross
tract acreage is 40 acres or greater.
E.
Use Composition.
(1)
No less than 60%, but no more than 75% of the gross tract area
shall be devoted to commercial use. This area shall include the acreage
for buildings, off-street parking and stormwater management. If there
is a mixed-use building, such as commercial on the ground floor and
residential use above, only half of the ground floor commercial use
should be counted. If there is shared parking, only the pro rata share
of the commercial parking space shall be counted.
(2)
A minimum of 10% of the gross tract area shall be designated
and maintained as common CCD open space as follows:
9.1.
Use, Density, Unit Mix, and Common CCD Open Space Regulations
for the CCD Freedom A Overlay District.
A.
Uses.
Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community
Character Development (CCD) Overlay Districts Where Use Is Authorized,
and Method of Authorization, for uses permitted within the CCD Freedom
A Overlay District.
B.
Accessory
Uses.
(1)
Uses and structures that are customarily associated with the permitted
principal uses.
(2)
No-impact home-based businesses.
(3)
An accessory dwelling unit, (granny flat or mother-in-law suite),
provided that no more than 10% of the total number of single-family
detached dwellings shall have such accessory dwelling units.
C.
The
maximum gross density shall not exceed 5.5 dwelling units per acre,
including all dwelling unit types.
D.
At
least two housing types shall be provided in each CCD.
E.
Use
Composition.
(1)
No more than 10% of the gross tract area shall be devoted to commercial
use after subtracting the minimum required common CCD open space.
This area shall include the acreage of buildings, off-street parking
and stormwater management.
(2)
A minimum of 30% of the gross tract area shall be designated and
maintained as common CCD open space as follows:
(a)
A minimum of 5% of the gross tract area shall be for greens. Such
areas shall not be sloping greater than 5%.
(b)
A minimum of 10% of the gross tract area shall be for active recreation
facilities, such as playfields, play courts, playgrounds, and tot
lots, in a neighborhood park.
(c)
The balance of the open space areas shall be passive open space areas
and/or natural resource conservation areas and/or greens.
(3)
Active recreational areas and greens shall count as part of the required
usable recreation space, as per the Cranberry Township Subdivision
and Land Development Ordinance.
9.2.
Use, Density, Unit Mix and Common CCD Open Space Regulations
for CCD Freedom B Overlay District.
A.
Uses.
Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community
Character Development (CCD) Overlay Districts Where Use Is Authorized,
and Method of Authorization, for uses permitted within the CCD Freedom
B Overlay District.
C.
The
maximum gross density shall not exceed 10 dwelling units per acre
unless the base density is increased in accordance with the following
sliding scale:
(1)
If three housing types are provided, a credit of one additional
dwelling unit per acre shall be achieved above the 10 set forth above.
(2)
If 20% of the gross CCD tract area is designated and maintained
as common CCD open space 5% above the minimum required), a credit
of one additional dwelling unit per acre shall be achieved above the
10 set forth above.
(3)
If more than 10% of the total CCD site area is devoted to and
maintained for commercial use (thereby helping to promote walkability
and to minimize off-site vehicular trips), a credit of one additional
dwelling unit per acre shall be achieved above the 10 set forth above.
(4)
If more than 85% of all buildings are accessed from alleys and
service drives (thereby minimizing curb cuts, promoting continuous
pedestrian movement along sidewalks, and improving streetscape quality),
a credit of one additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(5)
If at least three bus shelters located at stops on established
or confirmed to be established public mass transit routes are provided,
a credit of 0.5 additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(6)
If a park-and-ride facility is constructed, a credit of one
additional dwelling unit per acre shall be achieved above the 10 set
forth above.
(7)
Regardless of the menu of the six bonus categories set forth
above, the maximum gross density with bonuses shall be 15 dwelling
units per acre.
D.
Use
Composition.
(1)
No less than 5% but no more than 60% of the gross tract area
shall be devoted to commercial use. This area shall include acreage
for buildings, off-street parking and stormwater management. If there
is a mixed-use building, such as commercial on the ground floor and
residential use above, only half of the ground floor commercial use
should be counted. If there is shared parking, only the pro rata share
of the commercial parking space shall be counted.
(2)
A minimum of 15% of the gross tract area shall be designated
and maintained as common CCD open space as follows:
(a)
A minimum of 5% of the gross tract area shall be for greens,
plazas or squares. Such areas shall not be sloping greater than 5%.
(b)
A minimum of 5% of the gross tract area shall be for active
recreation facilities, such as playfields, play courts, playgrounds,
tot lots in a neighborhood park, trails and the like.
(c)
The balance of the common CCD open space areas shall be passive
open space areas, natural resource conservation areas, and/or greens.
10.
Dimensional Regulations for CCD Overlay Districts.
A.
The following dimensional regulations shall apply and be governed
by the maximum gross density regulations for each district, except
for the CCD Corridor Overlay District and the CCD Corridor Overlay
District abutting the Freedom Road right-of-way as identified on the
Township Zoning Map, which regulations can be found in § 27-506.12.G
and § 27-506.12.H, respectively.
(2)
Building Separation Distances.
(a)
All single-family detached residential buildings shall be separated
from one another by a minimum distance of six feet.
(b)
All attached dwelling buildings and multifamily dwelling buildings
shall be separated from one another by a minimum distance of 12 feet.
(c)
All nonresidential freestanding building groups shall have a
minimum separation distance of 20 feet to any other principal freestanding
building groups.
(4)
Building Height.
(a)
Two-stories and/or 20 feet minimum for all principal buildings.
(b)
The maximum height for principal buildings in the CCD-1 District
shall be 45 feet.
(c)
The maximum height for principal buildings in the CCD-2 District
shall be 65 feet, except that a hotel may be 95 feet.
(d)
The maximum height for principal buildings in the CCD-3 District
shall be 95 feet.
(e)
The maximum height for principal buildings in the CCD Freedom
A District shall be 30 feet.
(f)
The maximum height for principal buildings in the CCD Freedom B District
shall be 65 feet.
11.
Context Sensitive Infill Development.
A.
Development on properties of less than the minimum required acreage of the applicable CCD Overlay District, as detailed in Profile of CCD Overlay Districts located at the beginning of this section, shall meet all of the requirements of § 27-506, and Exhibit B[20] except as follows:
(1)
The following minimum percentages of the gross tract area shall
be built and maintained as common CCD open space, in the form of greens
and/or squares as per Exhibit B.
(3)
One hundred percent of the buildings may be for nonresidential
use.
(4)
One hundred percent of the buildings may be for residential
use.
[20]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
B.
Any such land shall be adjacent to an existing CCD or to a site with
final land development approval for any phase of a proposed CCD.
C.
Any context sensitive infill development shall compliment the master
plan and design standards of the CCD to which it is adjacent.
D.
The total context sensitive infill development adjacent to an existing
CCD shall not exceed the total acreage of the original CCD.
12.
CCD-Community
Character Development (CCD) Corridor Overlay District.
A.
Intent. Provisions for the CCD Corridor Overlay District are intended to be consistent with § 27-506.
E.
General Design Standards for CCD Corridor Overlay District.
(1)
Design and development in the CCD Corridor Overlay District
shall implement the following design standards and shall comply with
all applicable provisions of the Cranberry Township Subdivision and
Land Development Ordinance:[21]
(a)
Refer to Exhibit B, a General Manual of Written and Graphic
Design Guidelines – CCD Overlay Districts for Guiding Principles
and Design Guidelines.[22]
[22]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
(b)
The applicant shall also prepare and submit a detailed and specific
Manual of Written and Graphic Design Guidelines, also known as a “pattern
book,” prepared by the applicant pertaining to such specific
proposed features as architecture, street walls, building materials,
fencing, walls, landscaping, signs, streets, pedestrian circulation,
parking, lighting and streetscape. Said Manual shall be consistent
with the Guiding Principles and Design Guidelines for the CCD Corridor
Overlay District set forth in this Part and Exhibit B.
(d)
All applicable standards or requirements of the ADA apply.
(2)
Street and Alley Network for CCD Corridor Overlay District.
The success of the CCD Corridor Overlay District shall be based in
part on an effective and continuous street, alley, and service drive
network, and interconnectedness within five feet of adjacent parcels.
Through streets are intended to enhance connections between properties.
Alleys and service drives relieve the frontage street from certain
service functions, preserve the streetscape without curb cuts or with
minimal curb cuts, and allow buildings to be placed forward on the
lot to provide greater curb appeal and pedestrian access. Note that
alleys are not required in the CCD Freedom Corridor Overlay District.
[Amended by Ord. No. 2021-504, 9/30/2021]
(a)
A network system of interconnected streets, alleys, and service
drives shall be created to effectively accommodate vehicular, pedestrian,
and bicycle circulation.
(b)
All streets, alleys, service drives, and streetscape elements shall be designed in accordance with Chapter 17, the Cranberry Township Public and Private Improvements Code (PPIC).
(c)
Curb bulbouts shall be located at internal collector street
intersections, subject to the approval of the Township Engineer.
(d)
Two-way alleys shall be a minimum of 17 feet in width to provide
adequate lanes for two-way travel.
(e)
Easements shall be provided in alleys as necessary for pedestrian
access, vehicular access, as well as for access for mail delivery,
trash pickup, utilities and maintenance.
(f)
Stub-street connections shall be provided to enable vehicular
access to adjacent properties.
(g)
Bus shelters shall be installed by the developer on an as-needed
basis at the discretion of the Township to accommodate current or
future public transportation needs.
(3)
Building Width/Proportion/Height for CCD Corridor Overlay District.
(a)
Staggered heights. Whenever nonresidential buildings adjoin
one another, no more than two such buildings shall have the same building
height so as to create visual interest. Building heights shall vary
by at least two feet for nonresidential buildings. In addition, nonresidential
buildings and townhomes with flat roofs shall have a parapet wall
of at least four feet to provide visual interest.
(b)
Individual nonresidential buildings shall be no wider than 50
feet, unless designed with primary facade offsets with one-to-four-foot
recess or projection at intervals of 20 feet to 32 feet.
(4)
Building Location and Street Wall for CCD Corridor Overlay District.
The streetscape character of the CCD Corridor Overlay District is
formed by buildings located close to the sidewalk (the street wall)
to promote a pedestrian friendly frontage. Other structures, such
as a wall, could help to create the streetscape character when buildings
cannot be placed close to the sidewalk to create the street wall.
(a)
The Street Wall Design Guidelines in Exhibit B shall be implemented
in all CCD Corridor Overlay District proposals.
(b)
Buildings shall form the street wall along internal streets;
provided, however, that whenever there are gaps in the building walls,
the street wall shall be built and maintained as shown in Exhibit
B and subject to review and approval of Cranberry Township as follows:
1)
Whenever arterial streets intersect with other streets, a thirty-inch-tall
solid brick wall or thirty-inch-tall brick piers, at twenty-one-foot
intervals, connected by black wrought-iron, steel, or a comparable
metal fence, with low shrubs on the street side of the piers and fence
shall be built and maintained, with at least 42 feet of wall in each
direction.
2)
Along other sections of streets that have off-street parking
lots adjoining the street, brick piers at twenty-one-foot intervals,
connected by a black wrought iron or steel fence shall be installed
and maintained, and low shrubs shall be located on the street side
of the piers and fence;
3)
Along other sections of streets that have basins, fields, or
other green areas (i.e., not with an off-street parking lot to be
screened), brick piers at twenty-one-foot intervals, connected by
hedges, shall be installed and maintained.
(c)
Buildings shall anchor corners where streets and/or alleys intersect
unless a pedestrian-accessible village green, a plaza, square, pedestrian
pocket park, or green court lot at street corners is proposed.
(d)
To create diversity and interest, variations in lot widths of
adjacent lots shall be achieved whereby no two adjoining lots have
the same lot width.
(5)
Parking: Off-Street for CCD Corridor Overlay District. In addition to the provisions of § 27-312, the following shall apply:
(a)
Off-street parking spaces and off-street parking lots accessed
from a collector road shall be located to the rear or side of buildings,
except as provided below. There shall not be any off-street parking
in front of a building that fronts on a collector road. Off-street
parking shall be screened as set forth below.
(b)
Off-street parking accessed from an arterial road may involve
a maximum of one bay of parking in front of buildings.
(c)
Off-street parking lots shall not be located at a street corner,
except for structured parking.
(d)
Off-street parking areas that are visible from the street shall
be screened. A low wall, fence and hedge shall be installed and permanently
maintained at the street wall line to screen parking areas to help
maintain streetscape and street wall character as shown in Exhibit
B.
(e)
Parking courts in accordance with Exhibit B shall be provided
for multifamily dwellings where feasible.
(f)
Off-street parking shall comply with the requirements of § 27-312.14,
Off-Street Parking Requirements, except that shared parking may be
provided at a blended rate of 3.9 parking spaces per 1,000 square
feet of gross floor area for nonresidential buildings, in accordance
with the publication titled "Shared Parking Second Edition," 2005,
by the Urban Land Institute (ULI), and except that a reduction of
20% of individual use parking requirements may be permitted.
(g)
All dwelling units shall have parking and garages accessed from
alleys or service lanes, unless topographic or hydrologic constraints
at the site prevent the construction of alleys or service lanes, in
which case no less than 60% of dwelling units shall have alley or
service lane access to parking and garages.
(6)
Parking: On-Street for CCD Corridor Overlay District. On-street
parking is intended to insulate pedestrian traffic from vehicular
traffic on internal streets that parallel or are perpendicular to
the frontage streets of the CCD Corridor Overlay District.
(a)
Such on-street parking may be placed along curbs and streets
to increase the availability of parking along internal streets as
permitted in the PPIC.
(b)
Such on-street parking areas located along internal streets
within 300 feet of the use may count toward the required number of
parking spaces, if the applicant can demonstrate that such parking
is actually available and has not been counted by a previous landowner
or tenant.
(c)
No on-street parking shall be permitted along arterial and collector
streets.
(7)
Sidewalks, Walkways, Trails, Crosswalks, and Other Pedestrian
Linkages for CCD Corridor Overlay District. Sidewalks are intended
to create a continuous pedestrian walkway network. Sidewalks provide
a critical element of the streetscape and public realm of the CCD
Corridor Overlay District.
(a)
Sidewalks shall be placed on both sides of all streets to enhance
pedestrian circulation. Sidewalks shall connect to adjoining properties.
(c)
Handicapped curb cut ramps for sidewalks shall be installed
and maintained at all street intersections in accordance with ADA
requirements.
(d)
Sidewalks shall be maintained and repaired on an on-going basis
by the lot owner and/or adjoining lot owner and/or the property owners'
association, and/or homeowners' association.
(e)
Crosswalks shall be at least six feet in width or wider if the
adjoining sidewalk is wider, physically and visually distinctive to
facilitate pedestrian circulation at street corners, and constructed
of stamped concrete or approved equal in accordance with the Cranberry
Township Public and Private Improvements Code (PPIC).[24]
1)
Crosswalks across arterial roads, collector roads, and roads within
a commercial or multifamily area shall be striped on the sides with
concrete, six inches wide.
(8)
Streetlights for CCD Corridor Overlay District.
(a)
Streetlights shall be required along all streets and shall be
no higher than 20 feet, and shall be placed in an alternating or staggered
arrangement at an average intervals of 105 feet in a uniform pattern
to provide safety and convenience along arterial roads and at average
intervals of 90 feet along all other roads.
(b)
Streetlight types, locations, and intensities shall be in character
with the pedestrian-oriented streetscape and shall be in accordance
with existing lighting requirements and shall be alternating with
street tree locations.
(9)
Street Trees and Other Landscape Excellence for CCD Corridor
Overlay District. Street trees are intended to add charm, beauty and
shade to streets. Street trees also provide a landscape architectural
complement to the architectural alignment of buildings.
(a)
Street trees shall be in accordance with the Cranberry Township Subdivision and Land Development Ordinance (§ 22-612).
(b)
All CCD Corridor Overlay Districts shall be planned, designed,
built, and maintained with highly functional and attractive landscape
features, such as trees, hedges, walls, fences, piers, and walkways.
1)
All CCD Corridor Overlay Districts shall effectively exhibit at least
four of the seven design principles for landscape excellence (integration,
connectivity, space articulation, repetition, balance, contrast, sustainability)
as found in Exhibit B.[25]
[25]
Editor’s Note: Exhibit B, General Manual of Written
and Graphic Design Guidelines – Community Character Development
(CCD) Overlay Districts, 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.
(10)
Common open space for CCD Corridor Overlay District.
(a)
Village greens, plazas, squares, and pedestrian pockets shall
be provided in accordance with Exhibit B and the following:
1)
The minimum percentage of common open space shall
be 10% of the gross tract area.
2)
Pedestrian pockets shall be in the range of 300
to 1,000 square feet.
3)
Plazas and squares shall be in the range of 1,000
to 3,000 square feet or greater in area.
4)
Village greens and green courts shall be in the
range of 3,000 to 10,000 square feet or greater in area.
5)
Tot lots and playgrounds shall be at least 10,000
square feet in area.
(11)
Signage for CCD Corridor Overlay District. All signage must
be applied for and approved in accordance with Part 6, Signs.
(13)
Perimeter Setbacks and Buffers for CCD Corridor Overlay District.
A minimum perimeter setback and landscaped buffer area of 25 feet
shall apply along perimeter property lines of the original tract,
except along streets where the street wall is required.
(14)
Curbing.
(a)
Six-inch vertical concrete curbing shall be constructed in all off-street
parking lots and wherever on-street parking is provided for commercial
or multifamily uses.
(b)
Full-depth construction concrete wedge curbs are permitted in all
other areas not specified by § 27-506.6.N(1).
(c)
All curbing shall be installed in accordance with the standards of
the Public and Private Improvements Code (PPIC).
F.
Use, Density, Unit Mix, and Common Open Space Regulations for CCD
Corridor Overlay District.
[Amended by Ord. 2013-437, 6/6/2013]
(1)
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal
Uses, Community Character Development (CCD) Overlay Districts Where
Use Is Authorized, and Method of Authorization, for uses permitted
within the CCD Corridor Overlay District.
(3)
The maximum gross density for residential development shall
not exceed 10 dwelling units per acre, unless the base density is
increased in accordance with the following sliding scale:
(a)
If three housing types are provided, and one of the types is
live-work units, a credit of two additional dwelling units per acre
shall be achieved above the 10 set forth above.
(b)
If 15% of the gross tract area is designated and maintained
as common open space (5% above the minimum required), a credit of
two additional dwelling units per acre shall be achieved above the
10 set forth above.
(c)
If more than 60% of all buildings are accessed from alleys and
service drives (thereby minimizing curb cuts, promoting continuous
pedestrian movement along sidewalks, and improving streetscape quality),
a credit of two additional dwelling units per acre shall be achieved
above the 10 set forth above.
(d)
If at least two bus shelters located at stops on established
or confirmed to be established public mass transit routes are provided,
a credit of one additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(e)
If 20% of the proposed energy systems are renewable energy systems,
a credit of one additional dwelling unit per acre shall be achieved
above the 10 set forth above.
(f)
The maximum gross density with bonuses shall be up to 17 dwelling
units per acre.
(4)
Use Composition.
(a)
A minimum of 10% of the gross tract area shall be designated
and maintained as common open space as follows:
1)
A minimum of 5% of the gross tract area shall be for plazas,
squares and/or pedestrian pockets. Such areas shall not sloping greater
than 5%.
2)
The balance of the common CCD open space areas shall be passive
open space areas, natural resource conservation areas, and/or greens.
3)
Greens and active recreational areas shall count as part of
the required usable recreation space, as per the Cranberry Township
Subdivision and Land Development Ordinance.
(b)
Development on properties of five or more acres shall include
a mix of residential and nonresidential uses. The mix of uses shall
be as follows:
1)
When the property is from five to 19.99 acres, at least one
housing type shall be provided. The housing type shall be built and
maintained on at least 2% of the tract area after subtracting the
required CCD open space.
2)
When properties are from 20 to 39.99 acres, at least two housing
types shall be provided. These housing types shall be built and maintained
on at least 5% of the tract area after subtracting the required CCD
open space.
3)
When properties are 40 or more acres, at least three housing
types shall be provided. These housing types shall be built and maintained
on at least 10% of the tract area after subtracting the required CCD
open space.
G.
Dimensional Regulations for CCD Corridor Overlay District.
(1)
The following dimensional regulations shall apply and be governed
by the maximum gross density regulations for each district.
(a)
Building Separation Distances.
1)
All attached dwelling buildings and multifamily dwelling buildings
shall be separated from one another side by side by a minimum distance
of 10 feet.
2)
All nonresidential freestanding building groups shall have a
minimum separation distance of 15 feet side by side to any other principal
freestanding building groups, unless the fire code requires a greater
separation distance.
(c)
Maximum Impervious Surface Coverage: 10% greater than underlying
zoning district; provided, however, that the total shall not exceed
90%.
(e)
Maximum Nonresidential Building Footprint.
1)
A single nonresidential building footprint shall not exceed
25,000 square feet in gross floor area on the ground floor for a single
tenant that gains vehicular access along an internal collector street.
2)
One nonresidential building footprint may exceed 25,000 square
feet but shall not exceed 85,000 square feet in gross floor area on
the ground floor for one tenant that gains vehicular access along
an external street, provided the building is designed to incorporate
liner shops.
3)
On development sites that include multiple buildings, all buildings
on the site shall be accessed by an internal street.
H.
The
following provisions of the CCD Corridor Overlay District shall apply
to any property included in the CCD Corridor Overlay District that
immediately abuts the Freedom Road right-of-way as identified on the
Township Zoning Map. Unless modified below, all other provisions of
the TND Corridor Overlay District and all other applicable ordinances
shall apply to such properties.
(1)
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses,
Community Character Development (CCD) Overlay Districts Where Use
Is Authorized, and Method of Authorization, for uses permitted within
the CCD Corridor Overlay District that immediately abut the Freedom
Road right-of-way.
(3)
Maximum impervious surface coverage: 85%.
(4)
Minimum CCD open space: 15%.
(5)
In addition to any other applicable buffering requirement, where
a nonresidential use is proposed on a property that is adjacent to
property that is zoned with a residential use, the following buffering
shall be installed. All trees shall be a minimum of six feet in height
at installation and any required screen wall shall be constructed
of decorative masonry or brick.
 |
[Added by Ord. 2009-394, 11/5/2009, § 2]
1.
The Streetscape
Enhancement Overlay District is mandatory in all circumstances as
more fully described in this Section, pursuant to § 605 of the
MPC, 53 P.S. § 10605, as amended.
[Added by Ord. 2012-425,[1] 1/3/2012, § 8]
[1]
Editor’s Note: This ordinance also renumbered former
Subsection 1 as Subsection 2.
2.
Intent. Provisions for the Streetscape Enhancement Overlay District are intended to comply with the General Regulations in Part 3, § 27-324 Streetscape Enhancement Overlay District, and to implement Exhibit A, General Manual of Written and Graphic Design Guidelines for the Streetscape Enhancement Overlay District.
[Added by Ord. 2012-425, 1/3/2012, § 9]
A.
The Airport
Hazard Area Overlay District is mandatory pursuant to § 605 of
the MPC, 53 P.S. § 10605, as amended.
B.
The purpose
of this Section is to prevent airport hazards within such areas as
determined by the Pennsylvania Bureau of Aviation (BOA) and designated
by the Township of Cranberry herein by regulating and restricting
the heights of constructed structures and objects of natural growth
in a manner consistent with Act 164 of 1984, the Airport Zoning Act.
C.
No structure,
growth, or other object, including a mobile object, shall exceed 200
feet in height within the Airport Hazard Area Overlay District as
identified on zoning Figure Z-11,[1] the determination of which area may be modified by the
BOA from time to time.
[1]
Editor’s Note: Figure Z-11 is included at the end of this chapter.
D.
As regulated
by Act 164 and defined by 14 Code of Federal Regulations Part 77.13(a)
(as amended or replaced), no new structure may be erected and no existing
structure may be modified to create an airport hazard within an Airport
Hazard Area Overlay District without obtaining approval from the BOA.
An applicant for any applicable Township permit that includes any
structure or object in excess of 200 feet in height shall first notify
the BOA by submitting PennDOT Form AV-57 to obtain an obstruction
review of the proposal at least 30 days prior to submission for a
Township permit. The BOA response must be included with this permit
application for it to be considered administratively complete. If
the BOA returns a determination of no penetration of airspace, the
permit shall be considered in compliance with the intent of this section.
If the BOA returns a determination of a penetration of airspace, the
Township permit shall include any mitigation identified by the BOA.
The Township permit may be denied in its entirety or in part pursuant
to a finding of penetration of airspace by the BOA where mitigation
of an airport hazard is not possible as determined by the BOA. No
BOA review is required to make maintenance repairs or to replace parts
of existing structures that do not enlarge or increase the height
of an existing structure.
E.
In accordance with the Airport Zoning Act, any request for variance from any provision of this section shall be submitted to the Cranberry Township Zoning Hearing Board and shall be processed in accordance with Chapter 27 of the Township Code and the Pennsylvania Municipalities Planning Code.
F.
This section
shall not be construed to require the removal, lowering, or other
change or alteration of any structure or tree not conforming to the
regulations as of the effective date of this Section.
