Cranberry Township City Zoning Code
PART 9
PLANNED RESIDENTIAL DEVELOPMENTS PRD PROCEDURE AND REGULATIONS
§ 27-901 Purpose.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-357, 2/3/2005, § 9]
1.
To encourage the creation of innovative residential development and limited nonresidential uses so that the growing demand for residential communities may be met by providing for a greater variety in housing type, design and layout of dwellings as well as other complimentary nonresidential buildings and uses where appropriate.
[Amended by Ord. 2012-430, 8/2/2012, § 6]
2.
To conserve and more efficiently use the open space that is ancillary to such dwellings and uses.
3.
To extend greater opportunities for better and affordable housing to all citizens and residents of the Township.
4.
To insure that the increased flexibility within this chapter and specific design regulations provides for an efficient application review and approval process by Township staff and officials without undue delay.
5.
To reduce the excessive sprawl of development and the segregation of land uses that cause unnecessary traffic congestion.
6.
To promote the creation of places which are oriented to the pedestrian thereby promoting citizen security and social interaction.
7.
To promote developments where the physical, visual, and spatial characteristics are established and reinforced through the consistent use of compatible site design elements. Such elements shall relate the design characteristics of a development to other existing and planned structures or developments in a harmonious manner, resulting in a coherent overall development pattern and streetscape.
8.
To promote the creation of developments that are identifiable in the landscape, surrounded by open space and that preserve sensitive natural features.
9.
To create well-connected neighborhoods with vitality and value that remain strong into the future.
[Amended by Ord. 2016-466, 8/25/2016]
§ 27-902 General Regulations; Procedure.
[Ord. 96-267, 5/2/1996; Ord. 97-278, 6/5/1997, § 16; Ord. 2002-332, 9/5/2002, § 7; Ord. 2003-343, 7/1/2003, § 6; Ord. 2005-357, 2/3/2005, §§ 9, 10; Ord. 2010-403, 10/7/2010; Ord. 2012-430, 8/2/2012, § 7; Ord. 2016-466, 8/25/2016; Ord. No. 2018-485, 11/1/2018; Ord. No. 2025-520, 2/6/2025]
1.
Authority. The Supervisors shall hear and decide requests for planned residential development in accordance with the provisions of this chapter and the procedures and regulations of this Part.
2.
Relationship to Township Subdivision and Land Development Ordinance. All provisions of the Subdivision and Land Development Ordinance [Chapter 22], which are not specifically modified by the Supervisors in approving a planned residential development, shall apply to any planned residential development involving subdivision or land development with the exception of the following:
3.
Application Procedure; General. An application for development of a planned residential development is governed by and follows the procedure of Article VII of the MPC, 53 P.S. § 10701 et seq. The applicant shall submit all applications except written requests for preapplication conferences with the Planning Advisory Commission to the Zoning Officer or designated staff person at least 20 working days prior to the Planning Advisory Commission meeting. Planned residential developments of 50 total units or less may file applications for tentative and final approval simultaneously.
4.
Preapplication Conference (Optional).
A.
Purpose. Before submission of an application for tentative approval, the applicant is strongly encouraged to have a meeting with the Planning Advisory Commission, the Zoning Officer, the Building Official, and such other personnel as may be necessary to determine the feasibility, suitability and timing of the application. The intent of this step is for the applicant to obtain information and guidance from the Township personnel before entering into any commitments or incurring substantial expenses with regard to the site and the PRD site plan preparation.
5.
Tentative Approval. One original, signed application form, provided by the Township, and completed by the applicant.
A.
Application Content. An application for tentative approval of a planned residential development shall include the following:
(1)
One copy of the application form, provided by the Township, and completed by the applicant.
(2)
Application fee for tentative approval of a planned residential development.
(3)
Maps and information required by Subdivision and Land Development Ordinance, § 22-403, Preliminary Application Contents, which shall show compliance with Subsection (4) of § 707 of the MPC, 53 P.S. § 10707(4), and shall provide information to determine the location and size of the common areas and common open space and the form of the organization proposed to own and maintain the common areas for any planned residential development.
(4)
Three copies of an environmental impact assessment documenting compliance with Subsections (4) and (5) of § 707 of the MPC.[1] Such assessment shall indicate reasons why the planned residential development is consistent with the Comprehensive Plan and is in the interest of the Township. Requested modifications to the Code otherwise applicable to the site shall be cited.
[1]
Editor's Note: See 53 P.S. § 10707(4) and (5).
(5)
Parking Plan. Provide a separate plan sheet that identifies the location and number of parking spaces (including overflow parking) that are proposed pursuant to the requirements of § 27-312, Parking Requirements. If there are proposed multiple phases of development, then the parking plan must identify that the parking requirements (as outlined in § 27-312, Parking Requirements) are met within each phase of development, irrespective of other phases.
B.
Planning Advisory Commission Review and Comment. At the first regular meeting of the Planning Advisory Commission after the submission of the application, the Planning Advisory Commission shall hold an open meeting where the populace shall be heard on the application for tentative approval, the Planning Advisory Commission shall make a written recommendation to the Supervisors on any application for tentative approval of a planned residential development. In said recommendation, the Planning Advisory Commission shall set forth, with particularity, the explicit reasons for its recommendation that the proposal be either approved or denied.
C.
Butler County Planning Commission Review and Comment. At least 30 days before the public hearing, applicant shall submit the application for tentative approval of a planned residential development to the Butler County Planning Commission for review and comment as required by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
D.
Public Hearing. The Supervisors shall hold a public hearing on the application for tentative approval in accordance with § 708 of the MPC, 53 P.S. § 10708. The Supervisors shall cause notice of the public hearing to be given as follows:
(2)
By posting one notice in the vicinity of each front lot line of the site for which the planned residential development is proposed in a place conspicuously visible from the street. In addition, notices shall be posted at the Municipal Building. All posting shall be done at least seven days prior to the public hearing modifications.
E.
The Supervisors shall consider whether proposed modifications in any of the requirements of this chapter for each zoning district, except the provisions of this section, contained in an application for development of a planned residential development will make for a more efficient, attractive and harmonious planned development. If such modifications, in the judgment of the Supervisors, constitute a more beneficial use of the site than provided for under the requirements of the zoning district in which the site of the planned development is located, the Supervisors, in its sole discretion, may grant the modifications.
(1)
Authorized uses shall be limited to those specified for the given zoning district in which the site is located.
(2)
All common open space shall be reserved as permanent open space.
(3)
Provisions for all planned residential developments shall be in accordance with the laws of the Commonwealth of Pennsylvania for planned residential developments.
(4)
No modification shall be granted for any construction, development, use or activity within any floodway area as identified in Chapter 8, Floodplain Management, that would cause any increase in the 100-year flood elevation.
(5)
Under no circumstances shall a modification be granted to the prohibitions of uses or activities in floodplain areas as set forth in Chapter 8, Floodplain Management.
(6)
Whenever a modification is granted to construct a structure below the 100-year flood elevation, the Township shall notify the developer in writing that:
F.
Findings. The Supervisors shall make findings in accordance with § 709 of the MPC, 53 P.S. § 10709.
G.
Official Written Communication. The official written communication of findings shall be certified by the Township Secretary or Clerk of the Supervisors, and a certified copy shall be mailed to the landowner and developer in accordance with § 709 of the MPC, 53 P.S. § 10709.
H.
Status of Plan after Tentative Approval. The status of a plan after tentative approval shall be in accordance with § 710 of the MPC, 53 P.S. § 10710.
6.
Final Approval.
A.
Submission of Application. The application for final approval of a planned residential development shall be submitted within six months after tentative approval, unless the Supervisors grant an extension upon written request of the developer to a date not to exceed 18 months from the date of tentative approval. Phased planned residential developments, however, shall have applications for final approval made pursuant to the phase schedule set forth in the official written communication of the findings of the Supervisors with respect to tentative approval.
B.
Application Content. An application for final approval of a planned residential development shall include the following:
(1)
Seven copies of application form, provided by the Township and completed by the developer.
(2)
Application fee and review fees for final approval of a planned residential development.
(3)
Maps and information with the same number of copies as required by Subdivision and Land Development Ordinance, § 22-404, Final Application Content.
(4)
Seven copies of final drawings including floor plans and elevations (but not including working drawings for buildings) for all structures and buildings, other than single-family detached dwellings; prepared by an architect, including all proposed signs, all exterior illumination and all outside storage areas.
(5)
The final plat for the planned residential development shall contain in addition to those items approved in the application for tentative approval and the items in Subdivision and Land Development Ordinance, § 22-404 Final Application Content, the following information, if applicable: proposed uses, common open space, and common areas and, if applicable, common elements as defined in the Uniform Condominium Act of the Commonwealth of Pennsylvania, 68 Pa.C.S.A. § 3101 et seq.
(6)
Seven copies of a development schedule showing:
(a)
The order of construction of the proposed sections delineated in the final development plan.
(b)
The proposed date for the beginning of construction on said sections.
(c)
The proposed date for the completion of construction on said sections.
(d)
The proposed schedule for the construction and improvement of the common areas.
(7)
Two copies of deed restriction proposals to preserve the character of the common areas.
(a)
If the developer elects the association or nonprofit corporation method of administering common areas, the proposed bylaws of the association or the certificate of incorporation and the incorporated bylaws of the nonprofit corporation.
(b)
If the developer elects the condominium method of ownership of common areas, the proposed declaration of condominium bylaws and related documents.
(8)
Instruments dedicating all public and private rights-of-way, easements, and other public lots shown on the final development plan from all persons having any interest in said lots. Two copies if separate from the final plat.
(9)
Improvement Security. The developer shall guarantee the installation of the private and public improvements specified in the final development plan by providing an improvement security in the amount of 110% of the estimated cost of construction of the private and public improvements as determined in accordance with § 509 of the MPC, 53 P.S. § 10509.
(10)
Two copies of a title insurance policy or an attorney's certificate of title showing the status of the title to the site encompassed by the final development plan and all liens, encumbrances and defects, if any, in a form acceptable to the Township Solicitor.
(11)
Two copies of tax receipts. Paid receipts from the taxing bodies indicating taxes have been paid in full up to and including the current period.
(12)
Two copies of evidence that a commitment from a responsible financial institution or entity has been issued to the developer for construction financing.
C.
Planning Advisory Commission Review and Recommendation. The Planning Advisory Commission shall, at its next regular meeting after the filing of the application for final approval, examine the application and determine if the application meets the criteria and includes the items required by Subsection 6B and if the application for final approval complies with the conditions of tentative approval, if any. The Planning Advisory Commission shall forward its written report to the Supervisors within 20 days of the filing of the application for final approval, setting forth its findings and recommendations.
D.
Action on Application for Final Approval. Action on the application for final approval shall be in accordance with § 711 of the MPC, 53 P.S. § 10711.
E.
Recording of Final Development Plan. Recording of the final development plan shall be in accordance with § 711(d) of the MPC, 53 P.S. § 10711(d). The time for recording of a final development plan granted final approval by the Supervisors shall be governed by the provisions of the Subdivision and Land Development Ordinance [Chapter 22].
F.
Zoning Approval. No zoning approval for structural alteration and erection of structures or for occupancy and use shall be issued until the final development plan has been approved and recorded. Upon proof of recording and certification of final approval by the Supervisors, a zoning approval shall be issued by the Zoning Officer.
7.
Procedure for Approval of Amendments to Planned Residential Developments after Final Approval and/or Recording. Any amendment to a planned residential development submitted after final approval for recording which does not violate any of the conditions or requirements of the tentative approval or of the zoning district classification may be approved at an open meeting of the Supervisors after recommendation by the Planning Advisory Commission. Amendments involving substantive changes or modifications to conditions shall require a public hearing in the same manner as for an application for tentative approval of a planned residential development. Upon approval of the amendment, the recorded final development plan shall be amended and rerecorded to conform to the amendment.
8.
Completion and Acceptance of Public Improvements. Upon completion of the public improvements in a final development plan, the provisions of the Subdivision and Land Development Ordinance [Chapter 22], shall apply and govern the filing of as-built plans and the completion and acceptance of public improvements.
9.
Release of Improvement Security. The release of the improvement security required under Subsection .6.B(9) shall be governed by the Subdivision and Land Development Ordinance [Chapter 22], and the acceptance of public improvements and the required maintenance security shall be governed by the Subdivision and Land Development Ordinance [Chapter 22].
10.
Remedies to Effect Completion. The remedies available to the Township to effect completion of public improvements shall be governed by the Subdivision and Land Development Ordinance [Chapter 22].
11.
Uniformity with the Subdivision and Land Development Ordinance [Chapter 22]. The provisions of the preceding sections are intended to make uniform the requirements of this chapter and the Subdivision and Land Development Ordinance [Chapter 22]. Whenever the above-cited provisions of the Subdivision and Land Development Ordinance [Chapter 22] are amended, those amendments shall be incorporated into this chapter as of the effective date of the amendment.
§ 27-903 Standards and Conditions for Planned Residential Developments.
[Ord. 96-267, 5/2/1996; Ord. 2003-342, 7/1/2003, § 5; Ord. 2004-351, 6/3/2004, § 14; Ord. 2005-362, 12/15/2005; Ord. 2010-403, 10/7/2010; Ord. 2011-422, 11/3/2011, § 1; Ord. 2012-430, 8/2/2013, § 8; Ord. 2016-462, 3/31/2016; Ord. 2016-466, 8/25/2016; Ord. No. 2018-481, 8/2/2018; by Ord. No. 2021-503, 7/29/2021; by Ord. No. 2023-512, 8/3/2023; Ord. No. 2025-520, 2/6/2025; Ord. No. 2025-526, 4/24/2025]
1.
Uses Permitted. Uses permitted in planned residential developments are set forth in the district regulations for each zoning district and are listed in § 27-402, Tables of Authorized Uses.
2.
Applicability of Other Provisions. Unless otherwise specifically stated or specifically modified by the Supervisors, all provisions of this chapter, including, but not limited to, Parts 3 through 7, apply to all planned residential developments, and all planned residential development uses must comply with provisions of all other chapters of the Code. The provisions of this section apply to all planned residential developments unless otherwise stated.
3.
Residential Use Standards and Conditions. This section specifies the regulations for residential uses in planned residential developments.
A.
Maximum Site Density Per Zoning District. The following maximum (gross) site density shall be used to calculate the maximum dwelling units permitted in planned residential developments.
B.
A PRD must include the elements set forth in Subsection 3B(1) in accordance with the requirements more fully described in the General Manual of Written and Graphic Design Guidelines[1] and Public and Private Improvements Code (PPIC)[2] in such a way that meets the intent of the General Manual of Written and Graphic Design Guidelines.
(1)
Required Elements.
(a)
Provide a pattern book that will identify building types and architectural style, setbacks for principal and accessory structures, garage placement and type of garage entry, parklet designs and amenities provided within, pedestrian features, including sidewalks, and trails.
(b)
Construct streetscape enhancements at intersections with existing streets, consisting of street walls, context-sensitive fencing, pedestrian pockets, area lighting, and other elements as more fully described in the Streetscape Enhancement Overlay Ordinance.[3]
[3]
Editor's Note: Exhibit A, General Manual of Written and Graphic Design Guidelines — Streetscape Enhancement Overlay SEO District, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit A is also on file in the Township offices.
(c)
Construct context-sensitive streetlights where the development entrances and/or exits connect to existing streets and along the existing street where contiguous to any paved entrance/exit. The spacing of the streetlights along existing streets shall be at 150 feet on center. In addition, install a yard lamppost for each proposed residential unit pursuant to the following, noting that the yard lamppost shall be consistent in design throughout the development and shall be governed by the rules of the homeowners' association:
(d)
Construct pedestrian pockets at all designated school bus stops. Pedestrian pockets must include streetscape enhancements such as street walls, context-sensitive fencing, and other elements as more fully described in the Streetscape Enhancement Overlay Ordinance.[4]
[4]
Editor's Note: Exhibit A, General Manual of Written and Graphic Design Guidelines — Streetscape Enhancement Overlay SEO District, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit A is also on file in the Township offices.
(e)
Construct a minimum of one parklet for up to 50 homes and additional parklets for every 50 additional homes, with amenities such as dog parks, children's play areas with playground equipment, nature viewing, exercise equipment, or similar amenities. Parklets shall be located in areas that are easily accessed by homeowners and shall not be topographically challenged.
(f)
Create a pedestrian-oriented network that provides pedestrian connections (trails and sidewalks) to all adjacent properties that have pedestrian connection potential and connect trails and sidewalks to existing adjacent trails and sidewalks to create complete pedestrian circulation.
(g)
Construct a minimum of 65% of all detached single-family homes within any phase of a PRD to be side or rear entry. The developer shall indicate in the pattern book which lots will be side or rear entry.
1)
Exception: Detached single-family homes that are below 2,700 square feet of gross square footage, not including basement area, may be front entry and do not count towards the 65% requirement in § 27-903.3B(1)(g); or
2)
Exception: planned residential developments with no lot lines where living units are located collectively on singular parcels.
(h)
Construct all front-loaded garages with garage doors that are in line with or behind the front building facade. Front-facing garage doors shall not be permitted in front of the front building facade for any structure. Additionally, front-facing garage doors shall be of earth-tone colors (except where white matches the main building facade) and shall include context-sensitive glazing and design.
(i)
Driveway length. To discourage vehicles from overhanging onto sidewalks, all driveways for residential units (front-loaded and rear-loaded) shall be equal to or greater than 18 feet in length. Residential driveways cannot be shorter than 18 feet in length. If this requirement conflicts with any bulk and area requirements or design requirements as outlined in Chapter 27, Zoning, then the Township shall determine the appropriate design requirement.
[1]
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.
Townhome Design.
(1)
No more than six dwelling units shall be attached in a row.
(2)
Construct 50% of townhome rows within a PRD in accordance with any combination of the requirements listed below and the "Single-Family Attached Dwellings: Parking," contained in the General Manual of Written and Graphic Design Guidelines, Exhibit B.
(a)
Requirement 1: Front load with no more than two points of access along a street with parking field behind streetscape enhancements.
(b)
Requirement 2: Front load with no more than two points of access along a street with the parking field behind the units.
(c)
Requirement 3: Use on-street parking and rear alley access with parking directly off of the alley.
D.
Duplex (Two-Family Dwelling) Design.
(1)
No more than two dwelling units shall be attached in a row.
(2)
Construct 50% of duplex rows within a PRD in accordance with any combination of the requirements listed below and the "Single-Family Attached Dwellings: Parking," contained in the General Manual of Written and Graphic Design Guidelines, Exhibit B.[5]
(a)
Requirement 1: Front load with no more than two points of access along a street with parking field behind streetscape enhancements.
(b)
Requirement 2: Front load with no more than two points of access along a street with the parking field behind the units.
(c)
Requirement 3: Use on-street parking and rear alley access with parking directly off of the alley.
[5]
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.
Limited Neighborhood Commercial Use Regulations.
A.
Location. Limited neighborhood commercial uses shall be grouped together adjacent to an arterial or collector street located within the planned residential development and be provided with shared off-street parking, signage, and landscaping in accordance with provisions provided herein.
D.
Maximum Impervious Surface. On any portion of the planned residential development dedicated to limited neighborhood commercial uses, no combination of structures and impervious surfaces, including asphalt or concrete paved areas for parking, access, driveways, pedestrian access walkways and rock-lined stormwater detention facilities, shall exceed 70% of the site area dedicated to limited neighborhood commercial uses.
5.
PRD Perimeter Setback and Buffer.
A.
All PRDs shall provide a minimum 50-foot perimeter setback and landscape buffer. Where environmentally sensitive features exist (i.e., waterways, steep topography, etc.), the buffer shall be augmented to include the sensitive features that are to be protected.
(1)
An additional 50-foot perimeter setback shall be required when a proposed PRD development abuts an existing residential use and/or residential lots with no existing buffering as required by this section.
(2)
No paving and/or structures are permitted in the additional 50-foot perimeter setback. All other permitted uses, stormwater improvements, and earthwork shall be permitted within the additional 50-foot setback.
B.
The 50-foot-wide perimeter landscaping buffer can be interrupted by access roads, sidewalks, and utilities, as necessary. No portion of the buffer shall be paved except for access drives that are perpendicular to the buffer area and sidewalks that connect to adjacent developments.
(1)
The site perimeter buffer shall include a mixed pattern of one deciduous canopy tree and three shrubs per 50 linear feet and two evergreen trees per 50 linear feet in a naturalized planting pattern.
(2)
Perimeter plantings shall include a majority of native species.
(3)
No grading or earthwork is permitted within the required perimeter setback and buffer areas.
(4)
A perimeter setback and buffer is required along property lines of a development site that parallels existing roadways.
C.
No stormwater basins shall be located in the perimeter setback and buffer.
D.
Woodland Preservation Within the Perimeter Buffer. Not more than 50% of existing mature woodlands within a perimeter buffer shall be removed in conjunction with a PRD development.
(1)
Preserved woodlands within perimeter buffer yards shall maintain existing specimen trees and other areas of mature vegetation.
(2)
Where existing stand of trees sufficient to serve as a visual screen occurs along the perimeter, a 50-foot preservation strip may be substituted, in lieu of the site perimeter buffer plantings.
(3)
Development activity shall not disrupt the root network of existing vegetation within any preservation strip. The root zone of vegetation located in a preservation strip shall be shown on the landscape plan and correspond with the limits of disturbance.
(4)
Applicants seeking a preservation strip shall provide an existing tree assessment that identifies the type and size of all canopy and evergreen trees within the preservation strip.
6.
(Reserved)
7.
Common Open Space. Common open space shall be provided for and shall be designed to provide recreation open space in accordance with the Subdivision and Land Development Ordinance [Chapter 22]. For planned residential developments, the following additional provisions shall apply:
A.
Elements. Common open space shall include the following:
(1)
Usable Common Open Space. Usable common open space shall be designed to provide recreation open space in accordance with the Subdivision and Land Development Ordinance [Chapter 22].
(2)
Passive Common Open Space.
(b)
Not less than the above-listed percentage of the site area of the planned residential development shall be allocated to and shall remain passive common open space in perpetuity. Common open space shall be deed-restricted or placed within a trust or conservancy, to prohibit future subdivision or development, except for agricultural, passive recreational, equestrian and existing cemetery uses, which may be permitted with the approval of the Supervisors. Common open spaces shall be used for social, passive recreational and/or natural environment preservation purposes. The common open space shall typically include all or part of the following resources:
B.
General Locational and Design Standards.
(1)
Planned residential developments shall be designed around the common open space with areas being placed in undivided preserve. Such areas shall be directly accessible to the largest practicable number of lots within the development. Safe and convenient pedestrian access to the open space shall be provided for all lots not adjoining the open space areas.
(2)
A perimeter buffer yard of a minimum of 50 feet in width shall be provided. Such buffer yard may be used for agricultural purposes or wood lots upon approval by the Supervisors. No stormwater detention basins shall be located within the 50-foot perimeter buffer yard.
(3)
Common open space, particularly perimeter buffer yards, containing existing attractive or unique natural features, such as streams, creeks, ponds, woodlands, specimen trees and other areas of mature vegetation worthy of preservation, may be left unimproved and in a natural state. As a general principle, the preservation of undeveloped open space in its natural state or as existing farms is encouraged. A developer may make certain improvements, such as the cutting of trails for walking or jogging, and the provision of picnic areas.
(4)
No streets, emergency access roads, driveways or existing utility rights-of-way, easements, or improvements shall be within the acreage designated for the minimum common open space as required above, except as required as part of the approved common open space.
(5)
The common open space shall generally abut existing or potential open space land on adjacent parcels and shall be designed as part of larger contiguous and integrated greenway systems, as per the policies of the Cranberry Township Recreation Study.[6]
[6]
Editor's Note: Former § 27-904, Standards and Conditions for Traditional Neighborhood Development-Planned Residential Developments (TND-PRD), added by Ord. No. 2005-357, as amended by Ord. No. 2006-371, which immediately followed this section, was repealed by Ord. No. 2008-387, 6/5/2008, § 2.