Township of Cranberry, PA
Butler County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[Ord. 96-266, 5/2/1996]
1. 
Any application for development shall conform to the principles and standards of design set forth in this chapter.
2. 
The standards specified in the chapter are minimum design requirements.
[Ord. 96-266, 5/2/1996]
The design of all subdivisions and land development shall be subject to the reservations established by the adoption of an official map by the Township.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2005-362, 12/15/2005]
1. 
Preservation Required. Existing natural features such as trees, steep slopes, watercourses and historic spots shall be preserved as a conservation measure except to the extent that their removal or modification is functionally related to the harmonious design of the subdivision or land development.
2. 
Steep Slope Disturbance. The maximum percentage of lot area or site area of a residential subdivision or planned residential development by the following slope categories which may be disturbed, graded, and stripped of vegetation during development and construction of the public and private improvements is as follows:
A. 
If the slope category is 15% to 24.9% slope, 30% of the lot area or site area.
B. 
If the slope category is greater than 25% slope, 15% of the lot area or site area.
C. 
However, this restriction shall not apply to individual single-family lot development, recreation open space, and site development for the nonresidential portion of a PRD, but the restrictions shall apply to general development sites for residential uses, i.e., streets, utilities, etc.
3. 
Identified Floodplain Areas. All development in identified floodplain areas shall conform with the requirements of the Zoning Ordinance [Chapter 27].
4. 
Wetlands and Watercourses. All development affecting wetlands and watercourses shall conform with state and federal wetland regulations.
5. 
Mature Woodlands and Other Woodlands. All development affecting mature woodlands and other woodlands shall conform to the requirements of the Zoning Ordinance [Chapter 27].
[Ord. 96-266, 5/2/1996]
1. 
Conformity with Zoning. Proposed subdivisions and land development shall comply with lot area, width and yard and perimeter setback requirements and all other requirements of the Zoning Ordinance [Chapter 27].
2. 
Access. Every lot shall be provided with access adequate for the use of public safety vehicles and other public and private purposes and shall be served by a public or private street system improved in accordance with this chapter and connected to the general street system.
3. 
Side Lot Lines. Side lines of lots shall be approximately at right angles to straight streets and on radial lines to curved streets wherever feasible. Pointed or very irregular lots shall be avoided unless such variations shall improve the overall neighborhood design.
4. 
Access to Arterial and Collector Streets. No lot shall be provided with direct vehicle access to an arterial or collector street unless specifically approved by the supervisors when no alternative is possible. Normally, only one street, driveway or point of vehicle access shall be permitted from a subdivision onto an arterial or collector street; however, two or more streets, driveways or points of vehicle access may be permitted if they will improve the traffic circulation and safety in the area.
5. 
Large-Lot Subdivisions. When a tract is subdivided into lots larger than the required building lots and there is no covenant preventing resubdivision of the lots, such lots or parcels shall be so arranged as to permit a logical location and opening of future streets and resubdividing with provision for adequate utility connections for each subdivision.
6. 
Lot Arrangement. The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development with the minimum possible disturbance to the site.
7. 
Double-Frontage Lots. Double-frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.
8. 
Remnant Parcels. No remnants of land which are not buildable in accordance with the Zoning Ordinance [Chapter 27], shall be permitted. All portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a land development proposal.
9. 
Access from Cranberry. All lots in the Township must front along a street in the Township in order to facilitate provision of services by the Township.
[Ord. 96-266, 5/2/1996, § 96.605]
1. 
Preliminary Plan Approval to Include All Phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with § 22-104 of this chapter.
2. 
Residential Subdivision Minimum Phase Size. Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the Board of Supervisors in its discretion.
3. 
Independence of Phases. Each phase of a development shall include the required improvements necessary to serve that phase of development as if it were the final phase of the development, independent of any proposed future phase of development.
[Ord. 96-266, 5/2/1996; as amended by Ord. 97-283, 11/6/1997, § 7; by Ord. 99-299, 11/23/1999, § 3; by Ord. 2004-349, 6/3/2004, § 2; and by Ord. 2005-362, 12/15/2005]
1. 
Impact Fee. Impact fees must be paid in accordance with this Code and the Township Transportation Capital Improvements Plan and Program [Chapter 12].
2. 
General Design and Standards.
A. 
All streets shown on any plan shall be of sufficient width and proper grade and shall be so located as to accommodate the probable volume of traffic thereon, facilitate fire protection, provide access of fire-fighting equipment to buildings and provide a coordinated system of streets conforming to the Township's Comprehensive Plan, Official Map and other transportation plans of the Township, county and commonwealth.
B. 
Streets shall be located to allow for the proper development of surrounding land. No subdivision or land development shall be approved that will land lock any adjacent parcel.
C. 
Local streets shall be so planned as to discourage through traffic.
D. 
Wherever there exists a dedicated or platted portion of a street or alley along a boundary of the tract being subdivided or developed, the remainder of said street or alley, to the prescribed width, shall be platted within the proposed subdivision or land development.
E. 
Where streets continue into abutting municipalities, the applicant shall coordinate the design of the street with both municipalities in order to ensure uniform cartway widths, pavement cross sections, and other public improvements.
3. 
Functional Classification of Streets.
A. 
The design of a street system shall include the classification of streets based on their functions and projected traffic as determined by the Township Engineer.
B. 
Each street shall be designed for its entire length to meet the standards for its classification.
C. 
The classification of each street shall be based upon the projection of traffic volumes 10 years after its completion. Traffic volumes shall be calculated in accordance with trip generation rates published in the most recent edition of the Institute of Transportation Engineer's (ITE) "Trip Generation Manual" or alternate source acceptable the Township Engineer and shall consider all traffic likely to use each street.
4. 
Special Purpose Streets.
A. 
Half-Streets. Half-streets shall not be provided except where it is essential to the reasonable development of the subdivision in conformity with the other requirements of this chapter.
B. 
Cul-De-Sac Streets.
[Amended by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445, 6/5/2014]
(1) 
Through Streets Preferred. Cul-de-sac streets will not be recommended for approval when, in the opinion of the Planning Advisory Commission, a through street is more practicable.
(2) 
Turnaround. A cul-de-sac turnaround shall have an outside curb radius of not less than 39 feet and a right-of-way radius of not less than 50 feet. The maximum grade of the turnaround portion of the cul-de-sac shall be 5%.
C. 
Service Road. A service road may be required by the Planning Advisory Commission when the lots of a proposed residential or commercial subdivision abut a collector or arterial street and when a potential traffic hazard exists.
[Amended by Ord. 2010-403, 10/7/2010]
D. 
Dead-End Streets. Dead-end streets shall be prohibited unless provided with a temporary turnaround or cul-de-sac arrangement.
E. 
Cross Streets. Cross streets shall be placed at convenient intervals consistent with topography so as to provide convenient cross-circulation between longitudinal streets.
5. 
Intersections.
A. 
Intersection Spacing. The minimum distance between center lines of parallel or approximately parallel streets intersecting a cross street from opposite directions shall be as follows:
(1) 
Local streets: 125 feet.
(2) 
Collector streets: 300 feet.
(3) 
Arterial streets: 800 feet.
B. 
Multiple Intersections. Intersections of more than two streets at one point shall be avoided.
6. 
All streets shall be designed and constructed in accordance with the Public and Private Improvements Code [Chapter 17].
7. 
The streets shall be graded to the grades and dimensions shown on plans and profiles and approved by the Supervisors and shall be in accordance with the Public and Private Improvements Code [Chapter 17].
8. 
Obstructions/Clear-Sight Triangle. No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees and grass, shall be located within the right-of-way. A clear-sight triangle shall be maintained at all intersections in accordance with the Public and Private Improvements Code [Chapter 17].
9. 
Reverse curves shall have a minimum tangent distance between the curves of not less than specified in the Public and Private Improvements Code [Chapter 17].
10. 
Vertical curves shall have a minimum site distance of not less than that which is specified in the Public and Private Improvements Code [Chapter 17].
[Ord. 96-266, 5/2/1996]
1. 
All streets shall be named with a name which is approved by the Supervisors and which may not be confused with an existing street name.
2. 
Any subdivider or developer shall be required to provide and to install street name, regulatory and warning signs of the type approved by the Township on such streets and in such places as the Township shall designate street name signs approved by the Township shall be required at all intersections.
[Ord. 96-266, 5/2/1996]
1. 
Bus. Where a proposed development is adjacent to or within a reasonable distance of collector or arterial streets where transit service is provided or may be provided in the future, the street design requirements shall be adjusted for buses, passenger waiting areas and shelters.
2. 
Rail Transit Facility or Other Exclusive Transit Right-of-Way. Where a development site is adjacent to or includes a rail transit facility or other exclusive transit right-of-way, the applicant shall consult with the transit authority to determine whether any special design features concerning the exclusive transit facilities will be required.
[Ord. 96-266, 5/2/1996]
Easements for utilities and drainage shall have a minimum width of 20 feet. Where a subdivision is traversed by a watercourse, there shall be provided a stormwater easement or drainage right-of-way of width sufficient for the purpose.
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999, § 3]
1. 
The water supply system for the subdivision or land development shall meet the design standards and requirements of all public boards or bodies having jurisdiction.
2. 
If a private water supply is permitted, it must comply with the standards and requirements of the county and the Commonwealth of Pennsylvania.
3. 
If a private water supply is permitted, individual private wells shall be located at least 25 feet from the property lines, and shall not be located within the floor plan of any building and also shall maintain the minimum horizontal isolation distances specified 25 Pa.Code § 73.13, "Standards for Sewage Disposal Facilities."
[Ord. 96-266, 5/2/1996]
1. 
No application for preliminary approval of a plan of subdivision or land development shall be approved unless a complete sewage facilities planning module, as required for the proposed development, has been submitted to the Township.
2. 
No final plat shall be approved or recorded until the plans and specifications for sanitary sewage facilities have been approved and permits issued, as required by the Pennsylvania Department of Environmental Protection.
3. 
All sanitary sewage facilities for the subdivision or land development shall be constructed in accordance with the design standards and requirements of all public boards or bodies having jurisdiction.
4. 
When a community sanitary sewerage facility is proposed to serve a development, a point of connection to the sanitary sewer shall be provided for each lot. Sanitary sewers shall also be extended to the perimeter of the subdivision or land development to allow service to adjacent properties.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2005-362, 12/15/2005]
1. 
General Provisions.
A. 
All areas of a lot not covered by building or impervious material shall be maintained as landscaped or natural areas.
B. 
All deciduous trees required by this chapter shall be a minimum of 2 1/2 inches caliper in size (measured six inches above ground level), unless specified otherwise by Township Code.
[Amended by Ord. 2006-367, 3/2/2006, § 3]
C. 
All evergreen trees required by this chapter shall be a minimum of six feet in planted height, measured from finished grade, unless specified otherwise.
D. 
All shrubs required by this chapter shall be a minimum of 24 inches in height at installation, unless specified otherwise.
E. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection 1E, which immediately followed and required that all vegetation used to fulfill the requirements of this section be of a type listed in the Township Plant List or an equal or better alternative, was repealed by Ord. 2006-367, 3/2/2006, § 3.
F. 
Unless otherwise specified, each landscaping requirement of the Code is independent and shall be applicable in addition to any other landscaping requirement.
2. 
Off-Street Parking, Perimeter Screening.
A. 
All off-street parking lots shall be screened around the perimeter abutting a street, entrance drive, internal street, or adjacent parking lot by a planting area that is a minimum of 10 feet wide and located immediately adjacent to the parking area.
B. 
The perimeter screening shall include one deciduous tree, planted 35 feet on center, combined with one of the following options:
[Amended by Ord. 2006-367, 3/2/2006, § 3]
(1) 
Option A. A continuous row of deciduous shrubs, planted at a maximum of three feet on center. Shrubs shall not exceed a height of 42 inches at maturity.
(2) 
Option B. A decorative masonry wall not less than three feet and not more than four feet in height.
(a) 
Such a wall shall contain openings, at intervals of no more than 10 feet, that permit visibility from one side of the wall to the other. Each opening shall be a minimum of 10 square feet in size.
(3) 
Option C. A combination of a decorative masonry wall [as defined in Subsection .2.B(2)] and a row of deciduous shrubs [as defined in Subsection .2.B(2)(a)], alternating between the wall and shrub row, such that the combination makes a continuous visual screen.
C. 
All perimeter screening vegetation shall be planted a minimum of three feet from the edge of the parking lot pavement to protect the vegetation from vehicle bumpers.
3. 
Off-Street Parking, Interior.
A. 
The following requirements shall be met in all parking lots that accommodate 15 or more parking spaces.
B. 
Planting Island. One planting island shall be provided for each 15 parking spaces, at a minimum, and at the end of each parking row, unless an end cap island is required.
(1) 
The pervious surface area of each island shall be 17 feet long and a minimum of 12 feet wide.
(2) 
Where two or more islands are required in a parking row, they shall be placed so that in no instance are the islands separated by more than 15 spaces.
(3) 
All planting islands shall contain, at a minimum, one deciduous street tree per planting island. The tree shall have a clear trunk at least six feet above the finished grade to allow vehicular circulation and visibility beneath the canopy.
C. 
End Cap Planting Island. An end cap planting island shall be required at the end of each row of parking to separate the rows of parking and drive aisles.
(1) 
The end cap planting islands shall meet all of the minimum requirements for planting islands.
(2) 
The pervious surface area of each end cap island shall be a minimum of 12 feet wide and shall be 15 feet in length for each row of parking, measured along the length of the adjacent parking space.[2]
[2]
Editor's Note: See Drawing SLD-2, Planting Island Specifications, included at the end of this chapter.
D. 
[3]Light poles. Above-grade footers/concrete foundations for light poles located in parking lot landscaping areas shall be screened with evergreen shrubs.
[Added by Ord. 2006-367, 3/2/2006, § 3]
[3]
Editor's Note: Former Subsections 3D through 3F were redesignated as Subsections 3E through 3G, respectively, to accommodate the addition of this new Subsection 3D.
E. 
Planting Median. A planting median shall be placed between every third parking bay of adjacent parking bays, at a minimum, to prevent traffic movement across parking isles.
(1) 
The planting median shall be a minimum of 15 feet wide and may include a sidewalk, where necessary for pedestrian circulation.
(2) 
The planting median shall contain the following vegetation, at a minimum:
(a) 
One deciduous tree, planted 35 feet on center, in a continuous or staggered row.
(b) 
Ten shrubs for every tree required, planted in rows or clustered groups.
(3) 
The planting median shall contain defined breaks, as necessary, to provide pedestrian circulation between bays of parking. The breaks shall allow for handicap accessibility from one side of the planting median to the other and onto the sidewalk within the planting median if a sidewalk is located within the median.[4]
[4]
Editor's Note: See Drawing SLD-3, Planting Median Design and Specifications, included at the end of this chapter.
F. 
Ground Cover. In addition to any other required plantings, all parking lot planting areas shall be planted with turf grass, ornamental grasses (not exceeding 24 inches at maturity), or other ground cover plant material. Mulch, stone, or similar materials may be used sparingly.
G. 
Pervious Surface. A minimum of 10% of parking lot area is required to be pervious within the interior of the parking lot.
(1) 
The pervious surface calculation shall include all pervious area within planting islands, end cap islands, and planting medians.
(a) 
Sidewalks within a planting median may be included in the pervious surface area calculation for the median.
(2) 
To calculate the amount of required pervious surface area, the impervious surface area shall include all parking spaces and drive aisles that access parking spaces.
(3) 
If the required minimum number and size of parking lot landscaping areas do not result in 10% of pervious surface, the 10% requirement shall be met by increasing the size and/or number of the required planting islands, end cap islands, or planting medians. Irregularly shaped areas of pervious surface shall not be permitted.[5]
[5]
Editor's Note: See Drawing SLD-4, Pervious Parking Area Calculation Figure, included at the end of this chapter.
4. 
Building Foundation Plantings.
A. 
Fifty percent of the length of nonresidential and multifamily residential building facades that face a street, internal street, parking lot or parking lot drive aisle shall include a foundation planting area immediately adjacent to the building. If there are two or more such facades, planting areas shall be provided along a minimum of two facades.
[Amended by Ord. 2006-367, 3/2/2006, § 3]
(1) 
The foundation plantings may be reduced to a minimum of 25% of the length along a front building facade with two or more building entrances.
(2) 
Along a front building facade, raised planter boxes may be used in lieu of the minimum required foundation plantings along that facade, such that the planters provide the same square footage of planting area as the required foundation plantings would provide. The planters must be placed within the width of the facade.
B. 
The foundation planting area shall be a minimum of six feet wide.
C. 
Landscaping. The foundation planting area shall include, at a minimum, ornamental trees, evergreen trees, and shrubs, in addition to any annual or perennial vegetation.
D. 
Ground cover. In addition to any other required plantings, all building foundation planting areas shall be planted with turf grass, ornamental grasses or other ground cover plant material. Mulch, stone, or similar ground cover materials are to be used sparingly.
5. 
Street Trees.
A. 
New Streets. Street trees shall be installed as part of the construction of any new public or private street.
(1) 
Required street trees shall be provided on both sides of the new street.
B. 
Existing Streets. Street trees shall be installed along any existing public or private street within or adjacent to all land developments, subdivisions of commercial lots, subdivisions of three or more residential lots, and multiple-family developments.
(1) 
When development occurs along an existing street, installation of street trees is required along any side of the street abutting the site property.
C. 
Type. Street trees shall be of a type selected from the Cranberry Township Street Tree List, as found in this chapter of the Code, or a suitable alternative as approved by the Township.
[Amended by Ord. 2006-367, 3/2/2006, § 3]
D. 
Quantity/Spacing. Street trees shall be planted at a rate of one per 35 feet on center using "soldier" spacing (one tree every 35 feet, on center, in a continuous row).
E. 
Size. All street trees shall be a minimum of three-inch caliper in size at the time of planting, measured six inches above ground level.
[Amended by Ord. 2006-367, 3/2/2006, § 3]
F. 
Location. The street trees shall be planted in the grass strip between the roadway and sidewalk, within the road right-of-way, as set forth in the design standards for streets in the Public and Private Improvements Code [Chapter 17]
(1) 
Street trees shall be planted so as not to interfere with existing utilities, roadways, sidewalks, site easements, intersection sight triangles, or streetlighting.
[Amended by Ord. 2006-367, 3/2/2006, § 3]
(2) 
Where existing site features interfere with tree placement, the tree locations may be other than that required by the preceding provisions but must be located within the road right-of-way as close to the edge of the roadway pavement as is feasible and must be between the sidewalk and roadway.
(3) 
Where location of street trees in the road right-of-way may not be possible because of existing site constraints, the trees shall be located as close to the road right-of-way as is practical.
6. 
Service Area Screening.
[Amended by Ord. 2010-403, 10/7/2010; and by Ord. 2014-445, 6/5/2014]
A. 
Adequate screening shall prevent direct views of loading areas, trash bins, and storage areas outside an enclosed building, service areas, and associated service driveways from adjacent properties or from the public or private right-of-way.
B. 
Screening shall consist of opaque ornamental fencing and/or decorative masonry walls, minimum six feet in height, that are architecturally compatible with the principal building.
7. 
Detention Basins.
A. 
Dry Basin.
(1) 
The perimeter of all dry basins shall be planted with a landscaped buffer. For every 100 linear feet of basin perimeter, the following minimum quantities and types of plant material shall be required:
(a) 
Five evergreen trees.
(b) 
Two ornamental trees.
(c) 
Three canopy trees.
(2) 
Plantings shall be installed so as not to interfere with the proper function of the basin. Plantings shall not be installed on any fill embankment or within 10 feet of the toe or top of a slope.[6]
[6]
Editor's Note: See Drawing SLD-5, Example of Naturalized Detention Basin, included as an attachment to this chapter.
B. 
Naturalized Basin or Wet Pond.
(1) 
The perimeter of all naturalized basins or wet ponds shall be planted with a landscaped buffer. For every 100 linear feet of basin perimeter to be buffered, the following minimum quantities and types of plant materials shall be required:
(a) 
Two evergreen trees.
(b) 
Two ornamental trees.
(c) 
One canopy tree.
(2) 
Plantings shall be installed so as not to interfere with the proper function of the basin. Plantings shall not be installed on any fill embankment or within 10 feet of the toe or top of a slope.[7]
[7]
Editor's Note: See Drawing SLD-5, Example of Naturalized Detention Basin, included as an attachment to this chapter.
8. 
Steep Slope Vegetation.
A. 
In order to protect hillsides exceeding 25% in slope, no vegetative cover may be removed from an existing slope greater than 25%, nor may a slope exceeding 25% be created, unless a program approved by the Township for reforestation of the disturbed areas is guaranteed.
B. 
Number. At a minimum, the planting program shall include one tree per 300 square feet of slope exceeding 25%.
C. 
Spacing. Tree spacing shall be such that the required trees are spaced evenly, over the entire steep slope area.
D. 
Size/Type. All trees included in the planting program for steep slopes shall be a minimum of one-inch caliper in size, fast-growing, and native to Western Pennsylvania.
9. 
Cranberry Township Street Tree List.
A. 
All street trees required by the Code shall be of a type selected from the list below or a suitable equivalent as approved by the Township.
[Amended by Ord. 2014-445, 6/5/2014]
Acer rubrum (Red maple)
Ginkgo biloba (male) (Maidenhair tree)
Gleditsia triacanthos inermis (Thornless honeylocust)
Malus "Centurion" (Flowering crabapple)
Platanus acerifolia (London plane)
Prunus sargentil "Columnaris" (Sargent cherry)
Quercus coccinea (Scarlet oak)
Quercus phellos (Willow oak)
Quercus robur (English oak)
Quercus rubra (Red oak)
Syringa reticulata (Japanese tree lilac)
Tilia cordata (Little leaf linden)
Zelkova serrata (Japanese zelkova)
[Ord. 96-266, 5/2/1996]
In all plans where public water is provided, fire hydrants shall be installed at accessible appropriate locations to give adequate fire protection as outlined by the National Board of Fire Underwriters.
[Ord. 96-266, 5/2/1996]
Land proposed for subdivision and land development shall not be developed or changed by grading, excavating or by the removal or destruction of the natural topsoil, trees or other vegetative cover except in conformity with Public and Private Improvements Code [Chapter 17] and 25 Pa.Code, Chapter 102, "Erosion Control." The erosion and sedimentation control plan shall be submitted to the County Planning Commission and the County Conservation District for review and approval unless a determination has been made by the County Planning Commission and the County Conservation District that a plan is not required.
[Ord. 96-266, 5/2/1996; as amended by Ord. 2014-445, 6/5/2014]
Pedestrian and pedestrian/bicycle facilities shall be designed and constructed to the standards and specifications of the Township's Bicyclist and Pedestrian Connections Plan and Public and Private Improvements Code [Chapter 17].
[Ord. 96-266, 5/2/1996]
Recreation open space shall meet the following standards:
A. 
Minimum size: 2,178 square feet per dwelling unit or residential lot; and 125 square feet for every 2,500 square feet of nonresidential gross building floor area.
[Amended by Ord. 2014-445, 6/5/2014]
B. 
Vehicular access: shall be easily and safely accessible from all areas of the development, have adequate ingress and egress, including meeting applicable site distance and other standard requirements, and have a minimum of 250 feet of frontage on a public or proposed public street.
C. 
Location: shall be centrally located within a residential development site, on one parcel of land with no intervening land, and shall be located within a nonresidential development site in an area that is most conducive for a pedestrian gathering area.
[Amended by Ord. 2014-445, 6/5/2014]
D. 
Size and Shape: Size and shape shall be suitable for development as a park, and no single side of the land shall amount to more than 35% of the perimeter.
E. 
Maximum Finished Slope and Land Disturbance: The finished grade shall have a slope of 4% or less.
F. 
Pedestrian Access: shall be accessible to each dwelling unit and each nonresidential lot in the development via pedestrian easement or dedicated right-of-way within which sidewalks shall be built by developer prior to acceptance by the Township. For nonresidential developments, recreation open space shall be accessible by way of pedestrian easements and/or dedicated right-of-way in a manner which is approved by the Township as providing access in a safe and efficient manner for likely users.
[Amended by Ord. 2014-445, 6/5/2014]
G. 
Utilities and Vegetation: shall be in reasonable proximity to utilities, including water, sanitary sewer, electric, and shall have established vegetation thereon.
H. 
Use Limitations: shall be free from encumbrances or liens which would prevent, limit or restrict its use in any way.
I. 
Wetlands: shall not include areas defined as wetlands by either the Army Corps of Engineers or the Pennsylvania Department of Environmental Protection.
J. 
Floodplains: shall not include any areas defined as floodplains by the Federal Emergency Management Agency.
[Amended by Ord. 2015-454, 5/6/2015]
K. 
Utility Easements: not more than 15% can be encumbered by utility easements other than those servicing the parcel.
L. 
Timing of Dedication: shall be deeded to the Township at the time of recording of the final plat. If a plat is developed and constructed in phases, the land proposed for dedication to the public shall be deeded to the Township together with the recording of the final plat containing the land being dedicated and shall be dedicated and deeded to the Township not later than the phase when the total cumulative percentage of residential lots or dwelling units, and not later than the phase when the total cumulative percentage of nonresidential lots, approved for recording in the phases of the plat reaches 35% of the total residential lots or dwelling units, and in the phases of the plat reaches 35% of the total nonresidential lots, in all phases of the plat or land development granted preliminary approval.
[Amended by Ord. 2014-445, 6/5/2014]
M. 
Conformity with Township Recreation and Open Space Plan: All land proposed for dedication as recreation open space shall be suitable for the use intended and be located and designed in accordance with the approved Recreation Plan.
[Amended by Ord. 2014-445, 6/5/2014]
N. 
Modifications for Sites Less Than Five Acres: If the land to be dedicated to the Township is less than five acres, the Supervisors may waive any of the above criteria if such land fits within the Township's Comprehensive Plan for linear parks and greenways and the Comprehensive Recreation and Open Space Plan of 2012, as amended.
[Amended by Ord. 2014-445, 6/5/2014]
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999, § 3]
1. 
Conformity to the Pennsylvania Storm Water Management Act. Stormwater management facilities, including provisions for the continuing maintenance of the facilities, shall be adequate as determined by the Township Engineer to ensure that the maximum rate of stormwater runoff is no greater after development than prior to development activities; or that the quantity, velocity and direction of the resulting stormwater runoff will be managed in a manner which adequately protects health and property from possible injury; and that the stormwater management facilities will be adequate for the anticipated runoff when the area is fully developed.
2. 
Surface Drainage. Drainage ditches or channels shall be used at the discretion of the developer, if approved by the Township Engineer, to control surface drainage. When used, they shall have a minimum gradient of 1% and be seeded to prevent erosion.
3. 
Storm Sewers. Storm sewers installed shall have a minimum diameter of 15 inches and a minimum gradient of 1%.
4. 
Roof and Foundation Drains. All roof drains shall be connected to the storm sewer system where accessible or connected to a sump in accordance with this Code.
5. 
Drainage Affecting Adjoining Property. Whenever construction stops or concentrates the natural flow of surface drainage in such a way as to affect adjoining properties, written approval must be obtained from the adjoining property owners. Where storm drainage is piped onto adjoining properties other than natural watercourses, written permission, a release of damages and right-of-way must be obtained from the adjoining property owners before final approval is granted by the Township. Approval of plans by the Township does not authorize or sanction drainage affecting adjoining properties.
6. 
Bridges and Culverts. All bridges and culverts shall be designed to support expected loads and to carry expected flows and shall meet the current specifications and standards of the Commonwealth of Pennsylvania, Department of Transportation. A permit must be obtained from the Commonwealth of Pennsylvania, Department of Environmental Protection, for any construction or changes in a watercourse which is subject to its rules, regulations, and requirements of the Pennsylvania Code.
7. 
Stormwater Detention Facilities. There shall be reserved in all residential subdivisions of more than five acres including more than four building lots, one or more areas for the temporary detention of overland stormwater runoff. Said common detention area shall be identified on the preliminary plat and shall be incorporated as described in a covenant and deed restrictions document to be filed with the final application. The covenants and deed restrictions document shall also include:
A. 
A mechanism for the transfer of title to all homeowners of the subdivision of that area upon which the common temporary detention facility is situate.
B. 
Provisions for the collection of monthly or annual fees for the maintenance of the common detention facilities.
C. 
A procedure for the deposition of fees collected into an account from which payment for maintenance is withdrawn.
D. 
A procedure for the designation of an individual or individuals responsible for the monitoring of said account and for the collection and dispersal of fees.
E. 
A minimum twenty-foot access easement shall be provided to a public right-of-way for service by maintenance vehicles and equipment.
F. 
A statement of non-liability shall be included on the final plat for recording which indemnifies Township from maintenance responsibilities or damages occurring because of the negligence of the homeowners responsible for maintenance of the temporary detention facilities.
[Ord. 96-266, 5/2/1996]
1. 
Every lot in a subdivision or land development shall be capable of being served by utilities, and the necessary easements shall be provided.
2. 
Electric, gas and other utility distribution lines shall be installed underground within public rights-of-way or within property easements, subject to the laws of the commonwealth and except where development is in the identified floodplain area and the requirements of § 22-620.F of this chapter supersede this requirement for underground installation.
3. 
To the fullest extent possible, underground utility lines located in street right-of-way shall not be installed beneath existing or proposed paved areas and in any case shall be installed prior to the placement of any paving.
4. 
If a lot abuts an easement or right-of-way with existing overhead electrical, telephone, television, or other service lines, the lot may utilize the overhead lines, but service connections shall be installed underground. Where a subdivision or land development requires a road widening or service extension which necessitates the replacement or relocation of overhead lines, replacement or relocation shall be underground.
5. 
Cable Television Lines. All cable television lines and wires shall be installed underground in any subdivision or land development. The design standards for such underground cable television lines shall be in accordance with the laws of the Commonwealth of Pennsylvania and federal laws. Cable shall be installed at a minimum depth of one foot.
[Ord. 96-266, 5/2/1996; as amended by Ord. 99-299, 11/23/1999, § 3]
1. 
Placement.
A. 
Permanent monuments shall be installed at or near the beginning and ends of tangent sections of all streets to provide permanent horizontal control and shall be installed after all the grading of lots has been completed and referenced. Perimeter monuments shall be installed as specified by the Township Engineer. Perimeter monuments shall be set prior to construction.
B. 
All lot corner markers shall be noted on the subdivision plan.
C. 
The location of monuments shall be identified on the Pennsylvania Plane Coordinate System - NAD 83 or 27, where feasible.
D. 
All monuments and markers shall be placed by a surveyor prior to approval of the final plan, or an improvement security sufficient to cover their cost of installation shall be provided.
2. 
Materials. Monuments and markers shall be constructed in accordance with the "Public [and Private] Improvements Code" [Chapter 17].
[1]
Editor's Note: Former § 22-620, Standards for Development in the Identified Floodplain Area, adopted by Ord. 96-266, 5/2/1996, as amended, was repealed 5/6/2015 by Ord. 2015-454.