Township of Cranberry, PA
Butler County
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[Ord. 96-266, 5/2/1996]
In a subdivision for residential use of less than five lots and where the lots abut existing public streets, and/or utilities, and in a land development of less than 5,000 square feet of gross floor area and additions of less than 5,000 square feet of gross floor area to previously approved land development, the Supervisors may waive certain requirements, such as topographic, street and utility specifications, or environmental impact assessment, where such information is available from previously recorded plats or other sources acceptable to the Supervisors.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002, § 1; by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445, 6/5/2014]
1. 
The written request for a preapplication conference with the Planning Advisory Commission shall include the following:
A. 
One copy of a letter identifying the site, the name of the property owner, and the nature of the proposed project.
B. 
The general layout of the proposed development and interrelationship of uses, including, but not limited to, common open space, buildings and other structures, residential building types, off-street parking, and lot and street configuration.
(1) 
Architectural renderings, elevations, and/or any other illustrative materials are optional but highly recommended.
C. 
Any other information available to the applicant which may be of benefit to the Township in providing its assistance.
2. 
Submissions shall be submitted electronically in a high-quality digital format, preferably .PDF or .BMP files.
[Ord. 96-266, 5/2/1996; as amended by Ord. 97-283, 11/6/1997, §§ 4, 6; by Ord. 2002-333, 9/5/2002, § 2; by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445, 6/5/2014]
A preliminary application for preliminary approval shall consist of the following items. Maps and data may be on separate sheets or combined on one sheet depending on the size and complexity of the proposed development.
1. 
One copy of the application form, provided by the Township, and completed by the developer.
2. 
Preliminary application fee and deposit.
3. 
One copy: if the developer is other than the landowner, the landowner's authorization for the developer to apply and nature of developer's interest in the site.
4. 
Eight copies of the preliminary plan, which shall meet the following specifications and include the following:
A. 
Sheet size: 24 inches by 36 inches, with index for multiple sheets.
B. 
Preparation by a professional engineer, surveyor, landscape architect or architect registered in the Commonwealth of Pennsylvania, evidenced by the name, address, seal and signature of the professional on the plans and drawings.
C. 
Name and address of developer and landowner.
D. 
The file or project number assigned by the firm that prepared the plan, the plan date, and the dates of all plan revisions.
E. 
Location map at a scale of one inch equals 2,000 feet, showing the relationship of the site to be subdivided or developed to adjoining property, to major streets, municipal boundaries and streams within 1,000 feet of any part of the property proposed to be developed, and including a title and graphic scale.
F. 
Scale of one inch equals 100 feet or smaller (i.e., one inch equals 50 feet).
G. 
North arrow, written scale and graphic scale.
H. 
A boundary and topographic survey of all lots, which include the site of the proposed subdivision or land development, with bearings and distances, identification of all corner markers, lot area, municipal boundaries, easements, and public and private rights-of-way, within 200 feet of the proposed subdivision or land development, prepared by a surveyor. The linear closure accuracy shall be 1:10,000.
I. 
Existing and proposed contours at vertical intervals of two feet if the general slope is less than 10% and at intervals of five feet if the general slope is greater than 10%. The accuracy of the contour lines shall be within 50% of the required contour interval.
J. 
Utilizing existing records and data, show existing adjacent land uses and lot lines within 200 feet of the proposed development, including existing platting of adjacent land, names of owners of any adjoining properties not in recorded plats, existing zoning, the location of all public and private streets, drives, or lanes, railroads, utilities, towers, easements, embankments, walls, streams and watercourses, buildings and other structures, fences and walls, fire hydrants, storm drainage structures, and other significant natural or man-made features.
K. 
Existing and proposed streets and rights-of-way, including dedicated widths, roadway widths, approximate gradient, types and widths of pavement, curbs, sidewalks and other pertinent data, including jurisdiction of ownership and maintenance responsibility and proposed street names.
L. 
Horizontal center line, cross sections, and vertical profiles of proposed streets within the plan and at a distance of 200 feet beyond the plan, with geometric data. The geometric data shall be based on graphical scales and is not required to be coordinated with base survey lines.
M. 
Existing and proposed easements, including widths, ownership, and purposes.
N. 
Existing and proposed public and private improvements; utilities, including water, gas, electric, telephone, and cable television; fire hydrants; oil and gas wells; and streetlights. Identify type and ownership. Show approximate location. Proposed utilities may be shown by means of a typical street cross-section with a note that the proposed utilities will be extended within the street to serve all lots.
O. 
Location of unique landforms or natural features (such as hills, berms, knolls, mounds, swales, bowls, depressions, rock outcroppings or scenic views, plant and wildlife habitat areas for rare or endangered species, woodlands and mature woodlands as defined in the Zoning Ordinance) or any other environmentally sensitive features.
P. 
All areas within identified floodplain areas.
[Amended by Ord. 2015-454, 5/6/2015]
Q. 
Existing watercourses, wetlands and other significant natural features or hydrologic conditions affecting the site (proof of the nonexistence of such conditions shall be provided by the applicant).
R. 
A stormwater management plan prepared in accordance with Township policy and including the following: the name of the watershed (drainage basin) in which the proposed development is located and the approximate layout of any proposed detention basins, storage tanks, sumps, outlet structures, inlets, manholes, piping, swales, or riprap.
S. 
Potentially hazardous features, including quarry sites, surface and subsurface mines, undermined areas, underground fires, solid waste disposal sites, contaminated areas, and landslide-prone areas. Show approximate location and cite source information.
T. 
Significant cultural features, including cemeteries; burial sites; archaeological sites; and historic buildings, structures, plaques, markers, or monuments. Show approximate location and cite source information.
U. 
For subdivisions, the proposed layout of lots (showing scaled dimensions), lot numbers, lot area, front yard, and perimeter yard.
V. 
For land development, proposed building locations, dimensions, approximate finished floor elevations, and gross floor area, proposed parking lots and parking lot layout, curbs, wheel stops, driveways, internal circulation, sidewalks, walkways, pedestrian and bicycle paths, buffer areas, landscaped areas, proposed structures, and required yards and indications of compliance with the requirements of this chapter.
W. 
Schedule of zoning district requirements, including area and bulk regulations, density, lot coverage, impervious surface, building and yard requirements.
X. 
Tabulation of site data, including, but not limited to, the following:
(1) 
Total site area.
(2) 
Proposed use of land and area for residential and nonresidential uses.
(3) 
Proposed residential density and number of dwelling units and building types.
(4) 
Area of land proposed to be dedicated for street rights-of-way, recreation open space, common area, and common open space.
(5) 
Phasing plan.
(6) 
Total existing and proposed parking spaces and accessible parking spaces and basis for parking requirement calculations.
(7) 
Lot coverage and impervious surface coverage.
(8) 
Typical lot size.
(9) 
Building heights in feet and stories.
Y. 
If the development is to be phased, all phase numbers and phase boundary lines, delineating which proposed improvements are proposed for each phase.
Z. 
All drawings must be provided electronically in accordance with the digital submission requirements as outlined in the Cranberry Township Public and Private Improvements Code [Chapter 17].
AA. 
List any modifications to the Zoning Ordinance [Chapter 27] or waivers of subdivision and land development regulations, with justifications, being requested, and/or variances previously granted, if any.
5. 
Three copies of a preliminary stormwater management report, prepared in accordance with Township policy and including the following:
A. 
Name of the watershed (drainage basin) in which the proposed development is located.
B. 
Map taken from the USGS quadrangle sheet showing watershed draining to the project site. The map shall be at scale. Show the name of the quadrangle sheet and North point. Show area of the watershed in acres. Highlight any potential Pennsylvania Department of Environmental Protection regulated encroachments.
C. 
Method and standards used in design of stormwater management facilities (i.e., Rational, TR-55, other).
D. 
Preliminary calculations, including pre- and post-development runoff, release rate percentage, basin storage volumes and stormwater routing, pipe and inlet capacities.
E. 
Approximate layout of any proposed detention basins, storage tanks, sumps, outlet structures, inlets, manholes, piping, swales, or riprap.
6. 
One copy of other required information, unless otherwise specified:
A. 
A written report on the feasibility of connection to an existing sewage system, including distances to the nearest public sewer, service load of the subdivision or land development.
B. 
If connection to a public sewerage system is not feasible, a report on the feasibility of a separate sewerage system and treatment works, including the design, population, type and location of treatment and receiving stream.
C. 
If connection to a public or a private sewerage system is not feasible, a report on the feasibility of on-lot sewage disposal, prepared in accordance with the required procedures of the Pennsylvania Department of Environmental Protection.
D. 
For subdivisions of 10 lots or more and for land development of 5,000 square feet of gross building area or more, three copies of an environmental impact assessment.
E. 
Any additional information as required by either the Planning Advisory Commission or the Supervisors necessary to evaluate the character and impact of the proposed subdivision or land development.
F. 
A CD containing digital copies of the plan set, architectural elevations/renderings, and design manual, if applicable, in .PDF format, as well as drawings in either .DWG or .DXT formats. All drawings must be in PA State Plane Projection, PA South Zone, NAD83 datum. Units shall be in US feet.
G. 
All subdivision proposals and development proposals containing at least 50 lots or at least five acres, whichever is the lesser, in identified floodplain areas where base flood elevation data are not available shall be supported by hydrologic and hydraulic engineering analyses that determine base flood elevations and floodway information. The analyses shall be prepared by a licensed professional engineer in a format required by FEMA for a conditional letter of map revision and letter of map revision.
[Added by Ord. 2014-454, 5/6/2015]
[Ord. 96-266, 5/2/1996; as amended by Ord. 2002-333, 9/5/2002, § 3; by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445, 6/5/2014]
1. 
One copy of the application form, provided by the Township, and completed by the developer. The developer shall indicate on the form whether approval is requested for construction of required improvements with consent to delay processing the final application for approval for recording until the developer submits a written request for such approval.
2. 
Final application fee and deposit.
3. 
Eight copies of final plans (24 inches by 36 inches in size), in accurate and final form for recording, meeting the specifications of the Office of the County Recorder of Deeds. The final plans shall be drawn at a scale no greater than 100 feet equals one inch (i.e., one inch equals 150 feet is not acceptable). The final plans shall show the entire plan or that phase of the plan granted preliminary approval for which final approval is sought. The final plan shall include the following:
A. 
Basic plan information:
(1) 
Title block, placed in the lower right-hand corner and containing the following information:
(a) 
The name and location of the subdivision or land development.
(b) 
The name and plan book volume and page numbers of any previously recorded plans.
(c) 
The name, address, and phone number of the owner of record and the developer.
(d) 
Source of title of the land as shown by the books of the County Recorder.
(e) 
The name, address, and phone number of the firm that prepared the plans and the name, seal, and registration number of the surveyor or engineer who prepared the plan.
(f) 
Sheet number, North arrow, and graphic scale.
(2) 
Tract boundaries, right-of-way lines of streets, easements, and other right-of-way lines. Tract boundaries shall be determined by field survey only and shall be balanced and closed. Surveys shall be prepared in accordance with the standards in Appendix 1.[1]
[1]
Editor's Note: Appendix 1 is included as an attachment to this chapter.
(3) 
Complete curve data for all curves included in the final plan, including radius, arc length, chord bearing and chord distance.
(4) 
Location, elevation, type, and size of all monuments and lot line markers. State whether found, set or proposed.
(5) 
Approved street names and street right-of-way widths.
(6) 
Lot numbers, lot dimensions, lot areas in square feet, and building setback lines.
(7) 
Tabulation of area data, including lots, parcels, units, areas dedicated for rights-of-way, etc., and total plan area.
(8) 
Tax Map identification numbers.
(9) 
Easements and rights-of-way for all public and private improvements, including widths, purposes, and limitations, if any.
(10) 
Accurate dimensions, acreage, and purpose of any property to be reserved as public or common open space or recreation open space.
(11) 
Adjacent property lines and the names of the adjacent property owners.
(12) 
Site location map, prepared in accordance with § 22-403.D(5) of this chapter.
(13) 
Lowest floor elevation, including basement, on all lots in any identified floodplain area as established in the Zoning Ordinance or Building Code and based upon National Geodetic Vertical Datum of 1929.
(14) 
Notation on the plan of any modifications to the Zoning Ordinance or waivers granted to the requirements of this chapter and of any variances or previously granted.
(15) 
Other notations on the plan as required by this chapter or the preliminary approval.
(16) 
Delineation of all public improvements being dedicated by the plan.
(17) 
Plans which require access to a street under the jurisdiction of PennDOT contain a notice in conformity with Appendix 2[2] that, before driveway access is permitted, a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, known as the "State Highway Law," 36 P.S. § 670-420.
[2]
Editor's Note: Appendix 2 is included as an attachment to this chapter.
(18) 
Certification, in conformity with Appendix 2, by a surveyor that the plat represents an actual survey and that all monuments shown thereon exist and their location, size, and material are correctly shown.
(19) 
A statement, in conformity with Appendix 2, duly acknowledged before an officer (notary public) authorized to take acknowledgment of deeds and signed by the landowner of the property, to the effect that the subdivision or land development shown on the final plan is the act and deed of the landowner, that he is the owner or beneficial owner of the property shown on the survey and plans, and that he desires the same to be recorded as such.
(20) 
Certification, in conformity with Appendix 2, of the offer of dedication of applicable required improvements and other property.
(21) 
A certificate, in conformity with Appendix 2, for approval by the Supervisors.
(22) 
A certificate, in conformity with Appendix 2, for certification of the conditions of final approval by the Township Manager.
(23) 
A certificate, in conformity with Appendix 2, for review by the County Planning Commission.
(24) 
A certificate, in conformity with Appendix 2, for review by the Township Engineer.
(25) 
Certificates, in conformity with Chapter 17, Public and Private Improvements Code, relating to stormwater infrastructure.
B. 
Site layout:
(1) 
Building location, floor elevations, and height.
(2) 
Parking areas, parking lot striping, roads and access drives, vehicular and pedestrian circulation features (directional flow by arrows), loading areas, sidewalks, walkways, walking and pedestrian paths, landscaping and buffer yards.
(3) 
Stormwater management facilities.
C. 
Construction drawings:
(1) 
Plan and center-line profile drawings of each street in the plan and extending at least 200 feet beyond the plan. Street profiles shall include complete vertical curve information.
(2) 
At least three cross sections at intervals no greater than 100 feet, extending at least 50 feet from the street center line to each side, or extending 25 feet from the right-of-way line to each side, whichever is greater.
(3) 
The location of all existing and proposed sanitary sewers, storm sewers, manholes catch basins, and end walls within the site, and all necessary extensions thereof beyond the site.
(4) 
By plan, all pipe sizes, materials, distances, and grades; and top and invert elevations of all manholes, catch basins, and end walls. Show existing and proposed ground.
(5) 
All construction details for stormwater detention facilities, including any intake control structures, discharge control structures, underground storage tanks, sumps, and stormwater detention basins.
(6) 
The locations of all other existing and proposed utilities, including gas, water, fire hydrants, electric, telephone, and cable TV.
(7) 
The locations of proposed streetlights and construction details.
(8) 
All easements and rights-of-way for public improvements.
D. 
Landscaping plans:
(1) 
All pertinent information regarding the general site layout, existing man-made and natural features on the site, proposed grading, existing vegetation to be retained and other conditions affecting proposed landscaping.
(2) 
Names, sizes at time of planting, quantities, and approximate location of all proposed plant materials. Proposed planting shall be designated on the plan by symbols appropriately scaled to represent the sizes of such at time of planting. Planting beds shall be shown by a clearly delineated border outline. Identification of all proposed plantings shall be numerically quantified and keyed to the planting schedule by the first letters of each plant's botanical name.
(3) 
Planting schedule shall be provided for all proposed plantings, including both botanical and common plant names, identification key, total quantity, size (height, width and caliper) at the time of planting based on American Association of Nurserymen increments, and minimum size after a three-year growth period.
(4) 
Proposed buffering, screening, walls and fences, and elevations.
(5) 
Proposed courtyards, plazas, lanes, walkways, paths, common open space and recreation areas and facilities, street or site furniture, ponds, fountains, trellises, pergolas, gazebos, accessory structures, art and sculpture, common mail boxes, solid waste and recycling storage facilities, to be located at or above grade, construction details, cross sections, elevations, manufacturers' specifications, and materials for all of the above items, where applicable.
(6) 
Notes regarding special maintenance requirements to be temporarily used during the period of establishment, or permanently, and the limits of any such special maintenance areas.
E. 
Lighting plan showing the location and size of all site lighting fixtures, whether freestanding or affixed to buildings, including the delineation of isolux lighting lines at increments of 0.2, 0.5 and 1.0 footcandle for each fixture, as applicable, and construction details, manufacturers' specifications, elevations, materials and colors for each type of lighting fixture proposed.
F. 
Final grading plan and final soil erosion and sedimentation control plan, with a narrative consistent with the Pennsylvania Erosion and Sedimentation Pollution Control Program Manual, as amended.
G. 
A proposed traffic warning and regulatory control signage plan, prepared in accordance with PennDOT Publications 212 and 236.
4. 
Three copies of a stormwater management report, including final calculations for design and location of storm drainage facilities in accordance with Chapter 17, Public and Private Improvements Code.
5. 
A CD containing digital copies of the plan set, architectural elevations/renderings, and design manual, if applicable, in .PDF format, as well as drawings in either .DWG or .DXT formats. All drawings must be in PA State Plane Projection, PA South Zone, NAD83 datum. Units shall be in US feet.
6. 
One copy of permits and approvals. The developer shall submit certified copies of all permits and approvals required by applicable federal and state laws and county codes and regulations, including, without limitation, the following:
A. 
County Conservation District approvals and permits.
B. 
Federal Aviation Administration and PennDOT Bureau of Aviation approvals, where required.
C. 
Pennsylvania Department of Environmental Protection approved planning module, sewage facilities permits, general permit, wetland encroachment permits, stream encroachment/obstruction permits, etc.
D. 
County and Commonwealth of Pennsylvania permits for any proposed streets or driveways.
E. 
Appropriate sewer authority: an executed sewer service agreement if sewer service is to be provided by someone other than Cranberry Township.
F. 
Appropriate water authority or company: an executed water service agreement if water service is to be provided by someone other than Cranberry Township.
G. 
Appropriate utility and transmission companies: approval of development around rights-of-way and easements.
H. 
Appropriate railroad company: approval of any proposed grade crossings, rail extensions or alterations.
I. 
Any other necessary approvals.
7. 
Butler County Planning Commission application and application fee made out to the Butler County Treasurer.