Township of Cranberry, PA
Butler County
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Table of Contents
Table of Contents
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-284, § 6; by Ord. 2005-362, 12/15/2005; by Ord. 2010-403, 10/7/2010; and by Ord. 2012-431, 8/2/2012, § 1]
The Township is divided into the zoning districts hereunder and shown by the zoning district boundary lines on the Township Zoning District Map.
R-1
Rural Residential District
R-2
Single-Family Residential District
R-3
Multifamily Residential District
C-1
Convenience Commercial District
C-2
Highway Commercial District
C-3
Regional Commercial District
SU-1
Special Use District
SP-1
Special Growth District
BPK
Business Park District
I-L
Light Industrial District
PIC
Planned Industrial/commercial District
TLI
Transitional Light Industrial
MU
Mixed Use
RMU
Mixed Residential Use District
[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-357, 2/3/2005, § 2; and by Ord. 2012-425, 1/3/2012, § 2]
In addition to the zoning districts, this chapter establishes overlay districts (Part 5) as identified in Part 5.
[Ord. 96-267, 5/2/1996]
The boundaries of the zoning districts are shown upon the Zoning District Map. The Township Zoning District Map and all the notations, references and other information shown thereon are a part of this chapter and have the same force and effect as if they were all fully set forth or described herein. The original, properly attested Zoning District Map shall be available for examination at the Township Office and shall be reviewed annually and amended as deemed necessary by the Supervisors.
[1]
Editor's Note: The Zoning District Map is on file in the Township offices.
[Ord. 96-267, 5/2/1996]
The district boundaries on the Township Zoning District Map are intended to follow property lines; center lines of roads, water courses, or railroads; other identifiable physical features; or measured distances from property lines, center lines, or identifiable physical features. When the Zoning Officer cannot determine the location of a zoning district boundary by reference to the Zoning District Map, the Zoning Officer shall refuse action; and the Board shall interpret the location of the district boundary with reference to the scale of the Map, the Community Development Plan and the purposes set forth in all relevant provisions of this chapter.
[Ord. 96-267, 5/2/1996]
The provisions of this part apply to all zoning districts and all lots. Except when stated, all provisions of this part apply to all uses.
[Ord. 96-267, 5/2/1996]
Accessory structures, residential driveways, sidewalks, patios are permitted in yards in accordance with the yard requirements of this chapter.
[Ord. 96-267, 5/2/1996]
Where a zoning district boundary splits a lot, resulting in differing and nonuniform requirements for the lot, the following provisions shall apply:
A. 
Where the lot is large enough to be subdivided into two or more lots, each within a single zoning district, no zoning approval will be given for any authorized use which would utilize any portion of the lot other than that portion of the lot in which the principal use is located. Further development will require subdivision.
B. 
Where a lot cannot be subdivided in compliance with this chapter and the Subdivision and Land Development Ordinance [Chapter 22], the authorized use permitted on the lot is limited to those authorized uses permitted in the zoning district in which the largest part of the lot is located, and the smaller part of the lot located in another zoning district will be subject to the provisions of this chapter where the largest portion of the lot is located. If this section creates an undue hardship, the Board has jurisdiction to grant such relief as the Board deems necessary.
[Ord. 96-267, 5/2/1996]
The maximum percentage of lot area or site area of a development which may be disturbed, graded, and stripped of vegetation during development and construction of the public and private improvements with the exception of incidental grading for structure construction is as follows:
A. 
Residential Subdivision or Planned Residential Development.
(1) 
If the slope category is 15% to 24.9% slope, 30% of the lot area or site area.
(2) 
If the slope category is greater than 25% slope, 15% of the lot area or site area.
(3) 
This restriction shall not apply if disturbance is for nonresidential developments in planned residential developments or single-family lot areas, but the restrictions shall apply to general development site areas for residential uses, i.e., streets, stormwater retention areas, utilities, etc.
B. 
Nonresidential Development. If the slope category is greater than 40% slope 15% of the lot area or site area.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-362, 12/15/2005]
1. 
On Any Site of a Nonresidential Use. No 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 lot area or site area of the lot or parcel upon which said improvements are installed. Wherever there are conflicting standards in any specific zoning district requirements or express standards and criteria for uses allowed by conditional use approval, the zoning district or conditional use standards shall apply.
2. 
Increased Impervious Surface Option. In any zoning district, if 50% or more of the development site's linear frontage along a public street is occupied by a front or side building facade on the required building setback line, the maximum impervious surface permitted may be increased by 10%.
[Amended by Ord. 2006-366, 3/2/2006, § 2]
A. 
The maximum permitted increase in impervious surface is 10%, even if a site has frontage along more than one public street.
[1]
Editor's Note: Former § 27-310, Nonresidential Development Setback (Ord. 96-267), as amended by Ord. 99-293 and by Ord. 2001-317, was repealed by Ord. 2006-371, 5/4/2006, § 1.
[Ord. 96-267, 5/2/1996; as amended by Ord. 2001-317, 9/6/2001, § 2]
1. 
All electrical, telephone, cable television, and other communication system service laterals on a lot or site shall be installed underground from the distribution line to a structure unless the distribution line is aboveground or the area is subject to the provisions of Chapter 8.
[Amended by Ord. No. 2018-485, 11/1/2018]
2. 
All utility equipment shall be located in compliance with the required yard setbacks for the district in which it is located.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997, §§ 4, 18; by Ord. 98-288, 3/26/1998, §§ 3, 4; by Ord. 2001-311, 3/1/2001, § 2; by Ord. 2003-343, 7/1/2003, § 2; and by Ord. 2005-362, 12/15/2005]
1. 
All buildings and structures erected and all uses of land established after the adoption of this chapter shall be provided with off-street parking spaces as set forth in this chapter.
2. 
The provisions of this section, except where there is a change of use, shall not apply to any existing building or structure.
3. 
Whenever a building or structure constructed before the effective date of this section is changed or enlarged, in floor area, number of employees, number of housing units, seating capacity or otherwise to create a need for an increase in the number of parking spaces, additional parking spaces shall be provided on the basis of the enlargement or change. If a building or structure existing prior to the effective date of this section is enlarged to the extent of 50% or more in floor area or number of housing units it shall then and thereafter comply with the full parking requirements set forth herein.
4. 
Off-street parking facilities in existence on the effective date of this section and located on the same lot as the building or use served shall not hereafter be reduced below the requirements for a similar new building or use under the provisions of this section.
5. 
The following regulations shall govern the location of off-street parking spaces and areas:
A. 
Parking spaces for all detached residential uses shall be located on the same lot as the use which they are intended to serve. Each required off-street parking space shall have direct access to a public right-of-way.
B. 
Parking spaces for apartments, dormitories or similar residential uses shall be located not more than 300 feet from the principal use.
C. 
No parking space shall be located in any manner on a public street right-of-way, except where specifically authorized.
6. 
A parking space shall have minimum rectangular dimensions of not less than nine feet in width and 18 feet in length, exclusive of driveways, aisles, and other circulation areas.
[Amended by Ord. No. 2010-403, 10/7/2010]
7. 
Driveways and traffic aisles serving individual parking spaces shall be not less than 22 feet wide for ninety-degree parking, 12 feet wide for parallel parking, 17 1/2 feet for sixty-degree parking and 13 feet for forty-five-degree parking. If parking spaces are indicated by lines with angles other than 90°, then traffic lanes shall be restricted to one-way, permitting head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 11 feet in width.
8. 
Parking Lot Layout.[1]
A. 
Sidewalks. In all parking lots, sidewalks shall be provided to allow safe pedestrian movement.
(1) 
The sidewalks shall provide safe access between buildings, parking lots, adjacent properties, and sidewalks along streets.
(2) 
Crosswalks. Where a sidewalk crosses a parking lot drive aisle or other paved surface, it must be distinguished from the paved surface through the use of special pavers, bricks, scored concreted, stamped concrete, or a like alternative.
(3) 
Width. Sidewalks and crosswalks shall be a minimum of six feet wide.
(4) 
Sidewalks shall be provided along the full length of a building along any building facade adjacent to a parking area or drive aisle.
(5) 
Sidewalks shall be constructed in accordance with the standards of Public and Private Improvements Code [Chapter 17].
(6) 
Sidewalks internal to a parking lot may be constructed perpendicular to the parking bays, as illustrated in Drawing Z-3 found in 27 Attachment 9, or may be located within a planting median, as described in the Subdivision and Land Development Ordinance [Chapter 22].
[Amended by Ord. 2012-431, 8/2/2012]
(7) 
Sidewalks that are perpendicular and directly adjacent to parking spaces shall have parking blocks installed that reduce vehicle overhang onto sidewalks.
[Added by Ord. No. 2018-480, 3/1/2018]
B. 
Internal Streets. All off-street developments with greater than 200 parking spaces shall include an internal street system to facilitate pedestrian and vehicular circulation, creating an interconnected circulation network. The internal street shall be constructed in accordance with the Public and Private Improvements Code [Chapter 17].
[Amended by Ord. 2006-371, 5/4/2006, § 2]
(1) 
Where an internal street is adjacent to a front building facade, the required street trees shall be located within tree grates, separated from the building by the required sidewalk.
(2) 
Internal streets shall be designed to stub into adjacent properties, where practical, within the necessary easements as described by the interconnected parking requirements of this Section.
[Added by Ord. 2006-369, 4/5/2006, § 1]
C. 
Large Lots. When a parking lot includes more than 200 parking spaces, the lot shall be broken into parking areas of no more than 100 vehicles. The parking areas shall be bounded by a street, building, planting median (as described in the Subdivision and Land Development Ordinance, [Chapter 22]) or internal street.
D. 
Parking Lot Landscaping. All off-street parking lots shall include as required by § 22-612, Landscaping, of the Subdivision and Land Development Ordinance [Chapter 22].
[Amended by Ord. 2006-366, 3/2/2006, § 3]
E. 
Interconnected Parking. Parking areas shall be designed to allow for logical interconnections to abutting properties. All parking areas located within 50 feet of a common property line in a nonresidential zoning district shall be interconnected to adjacent lots in a nonresidential zoning district, consistent with the following requirements:
(1) 
For each nonresidential use, the applicant must provide an access easement for proposed parking areas and driveways guaranteeing access to all abutting lots that are within a nonresidential zoning district where such easements enhance traffic circulation and connectivity. In addition, this easement shall provide for the construction of the interconnection between the development's proposed parking area and any parking area on adjacent lots.
(2) 
When an access easement has been provided on an adjacent lot in accordance with this section, the development must directly connect the parking areas via a driveway or street.
[Amended by Ord. 2006-366, 3/2/2006, § 3]
(3) 
Access easements shall logically connect to internal streets, where practicable.
(4) 
Access easements and maintenance agreements or other suitable legal mechanism shall be provided for common parking areas or driveways of each nonresidential use, in a form acceptable to the Township.
[1]
Editor's Note: Drawing Z-3, Parking Lot Layout Examples, is included as an attachment to this chapter.
9. 
Common Shared Parking Lots. Common shared parking lots are preferred and encouraged. The required off-street parking spaces for two or more uses may be provided collectively on one lot if the total number of spaces is not less than the sum of the spaces required for each use individually.
A. 
The developer shall provide a reciprocal parking and access easement agreement between the owners and operators of the facilities generating the need for common shared parking lots.
B. 
Any modification to the required number of parking spaces shall be supported by a parking needs analysis documenting anticipated parking needs based on the combined utilization of all facilities on site simultaneously or demonstrating that the hours or days of peak parking needed for the uses are so different that a lower total will adequately provide for all uses served by the facility. The parking needs analysis shall be prepared by a person or firm trained or certified to perform such studies.
10. 
The required off-street parking spaces for any number of separate buildings, structures or uses may be provided collectively on one lot, provided that the total number of such spaces shall not be less than the sum of the requirements for the various individual buildings, structures or uses computed separately in accordance with this section. On development sites where a combination of large-scale assembly uses requiring parking for 2,000 vehicles or more, including at least one commercial recreation use, are permitted, parking requirements may be met for each use through a reciprocal parking and access easement agreement between the owners and operators of the facilities generating the need for such parking. In such cases, at the Supervisors' discretion, each facility shall provide on site a minimum of 50% of the required number of off street parking spaces determined at peak utilization for each use. A parking needs analysis shall be submitted to the Township which documents anticipated parking needs based on the combined utilization of all facilities on site simultaneously. Said analysis shall be prepared by a person or firm trained or certified to perform such studies.
11. 
When two or more uses are located within the same building or structure, off-street parking spaces equal in number to the sum of the separate requirements for each use shall be provided.
12. 
All off-street parking lots required by this section shall be used only for the parking of vehicles of occupants, patrons, visitors, or employees and shall not be used for any kind of loading, sales, servicing or continuous storage of a vehicle for more than 48 hours.
13. 
Every parcel of land hereafter used as a public or private off-street parking lot capable of accommodating five or more vehicles shall be developed and maintained in accordance with the following requirements:
A. 
Each off-street parking space shall have direct access to an aisle or driveway, and all off-street parking lots shall have vehicular access to a street so designed to minimize interference with pedestrian and traffic movement.
B. 
All off-street parking lots including loading areas and service areas, shall be paved with asphalt or concrete.
(1) 
All off-street parking lots, including loading areas, service areas, and driveways, shall be curbed. All curbing shall be six-inch vertical concrete curbing constructed in accordance with the standards of the Public and Private Improvements Code (PPIC).
[Added by Ord. 2010-403, 10/7/2010]
14. 
For the purpose of this section, the following minimum off-street parking space requirements shall apply:
[Amended by Ord. 2006-366, 3/2/2006, § 3; by Ord. 2010-403, 10/7/2010; and by Ord. 2011-411, 3/3/2011, § 2; and by and by Ord. 2014-448, 10/2/2014]
Off-Street Parking Requirements
Type of Use
Minimum Off-Street Parking Requirements
Agricultural Uses
Agricultural activities
None except 1 per 200 square feet of gross leasable area of building used for sale of products produced on the premises
Cemetery/crematorium
1 per full-time employee and 0.25 per seat of chapel or assembly room capacity
Farm equipment sales, rental and service: agricultural sales and service
1 per each 300 square feet of gross floor area, plus 1 per each 5,000 square feet of outdoor display area
Logging
None
Riding academy
1 per each 2 horse stalls
Residential Uses
Continuing care facility
1 per dwelling unit, plus 1 per 2 staff positions
Group home
1 per 4 beds, plus 1 per staff position on peak shift
Intermediate-care facility, personal-care home, and skilled nursing facility
1 per 4 beds, plus 1 per 2 staff positions on peak shift
Multiple-family dwelling
1.75 per dwelling unit having 2 bedrooms or less; 2 per dwelling unit having more than 2 bedrooms
All other residential uses
2 per dwelling unit
Nonresidential Uses
Amusement arcade
1 per 200 square feet of GLA, plus 1 per each 2 amusement devices
Amusement park
1 per 200 square feet of GFA plus 1 per every 3 persons that the outdoor facilities are designed to accommodate when used to maximum capacity
Arena
1 per each 3.5 seats plus 1 per each 2 employees on peak shift
Assembly halls
1 per each 3 seats
Automotive repair
3 per repair bay, not to exceed 5 per repair bay
Automotive fueling stations
6 for customers, plus 1 per each employee
Bed-and-breakfast
1 per guest room plus 2
Bowling alleys
4 per each bowling lane
Bulk fuel storage
1 per employee on peak shift plus
Clubs, bars and taverns
1 per each 100 square feet of GFA
Commercial and private recreation; indoor recreation and instructional facilities
[Amended by Ord. 2013-438, 9/5/2013]
1 for each 2 potential customers calculated at maximum utilization, plus 1 per employee
Community center
1 per 250 square feet of GFA
Contractor's yard
1 per 1,000 square feet of GFA and outdoor storage area
Convention and/or exposition center
1 per each 3.5 seats in areas with fixed seating plus 1 per each 100 square feet of assembly or display space without fixed seats plus 1 per each 2 employees on peak shift
Day-care center
1 per teacher, administrator or other employee on peak shift, plus 1 per 6 persons based on regulated capacity
Drive-in establishment unless otherwise provided
1 per employee on peak shift plus 8 reservoir stacking spaces for the first drive-in window and 5 reservoir stacking spaces for each additional window
Dry-cleaning plant serving more than 1 outlet
3 plus 1 for each 500 square feet of GFA in excess of 1,000 square feet of GFA
Education institutions - nursery school, elementary school, junior high, or middle school
3 per room used for administrative offices or class instruction, or 1 for each 4 seats in places of assembly or facilities available to the public, whichever is greater
Educational institutions - high school
3 per room used for administrative offices or class instruction, plus 1 for each 4 students, or 1 for each 4 seats in places of assembly available to the public, whichever is greater
Education institutions - dance or martial arts school
1 per 200 square feet of GLA
Educational institution - trade school, college or university
1 per each 4 students based on design capacity of building
Emergency services, private
1 per emergency vehicle plus 1 per employee
Financial institution, including drive-in banks
1 per each 200 square feet of GFA, plus 5 reservoir spaces per drive-up teller window
Fuel generation plant
1 per employee on peak shift but not less than 4
Greenhouses, retail
1.5 per each 1,000 square feet of GFA
Golf course
4 per green, plus 50% of the requirements for any other associated use except those which have otherwise adequate provisions for parking, as determined by the Supervisors
Heavy equipment sales, rental, and service
1 per each 400 square feet of GFA of sales and office space, plus 1 per each 1,000 square feet of storage and warehouse space, plus 1 per each 5,000 square feet of outdoor equipment storage and display area
Hospitals, medical centers and other treatment facilities
1.75 per each bed, plus 1 per each 175 square feet of office, clinic, and research space, plus 1 per each 4 seats for teaching facilities
Kennel
1 per each 400 square feet of GFA, but not less than 4
Large retail, small retail, shopping centers
Less than 50,000 square feet: minimum 5 spaces per 1,000 square feet of GFA; between 50,000 and 300,000 square feet: minimum 4.5 spaces per 1,000 square feet GFA; more than 300,000 square feet: minimum 4 spaces per 1,000 square feet GFA
In addition; outdoor/exterior display areas shall be calculated at 1 per 400 square feet GFA of display area
Libraries, art galleries and museums
1 per each 600 square feet open to the public
Machine and repair shop for common small appliances
1 per 400 square feet of GFA
Manufacturing, light and other light industry
1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space
Manufacturing, heavy and other heavy industry
1 per each 1,250 square feet of GFA, plus 1 per each 350 square feet of office and sales space
Mini-warehouse
1 per 100 storage units plus 3 for management staff. These spaces shall be in addition to the required parking lane.
Mortuary
1 per 6 chapel or parlor seats
Motel, hotel, transient mobile home camps, and camping facility
1 per each sleeping room or campsite, plus additional spaces as required by other functions, i.e., bar, restaurant, etc.
Nightclub
1 per 65 square feet of GFA
An office for such businesses as insurance, utilities, stenographic service, employment service, real estate, post office, and sales as those by a manufacturer’s representative
1 per each 350 square feet of GFA
An office of a professional such as legal, medical, dental, engineering and surveying, architectural and stock brokerage firms, securities and investment firms
1 per each 175 square feet of GFA
Photographic studios, business or personal
1 per each 300 square feet of GFA
Printing and publishing
1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space
Public recreation and municipal buildings
As determined by the Supervisors following a parking needs analysis
Public utility facilities
1 per each 350 square of GFA of office use and 1 per each 1,000 square feet of GFA per other use
Radio or television broadcasting studio and recording studio
1 per each 400 square feet of GFA
Recycling collection facility, large and small
Sufficient spaces to accommodate peak load of customers and 1 per commercial vehicle operated by the facility
Religious establishment
Sufficient spaces to accommodate peak load based on a parking needs analysis, but not less than 1 per each 3.5 seats in places of assembly
Research and development, which contains no manufacturing, assembly, warehousing, testing, storage and transfer
1 per 350 square feet of GFA
Research and development, which contains manufacturing, assembly, warehousing, testing, storage, and transfer
1.1 per employee on peak shift
Restaurants, drive-thru
1 per each 75 square feet of GFA, plus 1 per each 2 employees
Restaurants, other than drive-thru
1 per 65 square feet of GFA
Retail, including, bakery sales, low-intensity limited neighborhood commercial, limited neighborhood commercial, laundromat and dry-cleaning facility (for individual use), personal services, and sport sales and services
1 per each 200 square feet of GFA
Showroom/warehouse sales, carpet, furniture, building supplies
1 per each 400 square feet of sales and office space, plus 1 per each 1,000 square feet of storage and warehouse space
Solid waste disposal site/incinerator
As determined by the Supervisors based on a parking needs analysis
Transportation service
1 per employee on peak shift plus 1 per each service vehicle stored on the site
Trucking terminals, freight terminals, and truck dispatch offices
1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space
Vehicle sales, rental, and service
1 per each 700 square feet of GFA, plus 1 per each 400 square feet of office, sales, and other space to be used by customers and sales staff
Vehicle washing facilities
1 per each employee, plus reservoir space for 6 times each bay
Veterinary
1 per each 250 square feet of GFA
Warehousing, storage, and transfer
1 per each 1,000 square feet of GFA, plus 1 per each 350 square feet of office and sales space
Waste transfer facilities
As determined by the Supervisors based on a parking needs analysis
Wireless communications facility located outside the right-of-way
2 per tower or 1 space per employee, whichever is greater
15. 
Accessible Parking Requirements. Accessible parking spaces for the physically challenged shall be provided for multiple-family and nonresidential uses as follows:
A. 
Minimum Number of Spaces.
(1) 
The minimum number of required accessible parking spaces shall be as follows:
Total Parking Spaces in Lot
Minimum Accessible Spaces
1-25
1
26-50
2
51-75
3
76-100
4
101-150
5
151-200
6
201-300
7
301-400
8
401-500
9
501-1,000
2% of total
Over 1,000
20, plus 1 per 100 over 1,000
(2) 
A minimum of 25% of the required accessible parking spaces shall be van accessible. The minimum number of van accessible parking spaces shall be one.
B. 
Design. Design of accessible spaces shall be completed in accordance with the Americans with Disabilities Act Architectural Guidelines and include the following:
(1) 
Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible structure. In parking facilities not serving a particular structure, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.
(2) 
Accessible parking spaces shall be at least eight feet wide.
(3) 
One parking access aisle of no less than five feet in width shall be provided for each accessible parking space and shall be a part of the accessible route of no less than three feet in width to the building or facility entrance. A parking access aisle may be shared between two accessible parking spaces. Access aisles shall be clearly designated and identifiable by line painting, curbing, and other similar means.
(4) 
Van accessible parking spaces shall be at least eight feet wide with an access aisle of no less than eight feet in width.
(5) 
Parking spaces and access aisles shall be level, with surface slopes not exceeding 2% in all directions.
(6) 
Accessible parking spaces shall be designated as reserved by a sign showing the symbol of accessibility. Such signs shall be located so as not to be obscured by a vehicle parked in the space.
16. 
Parking Structure Standards.
A. 
Maximum grade of parking floors: 6%.
B. 
Maximum grade of ramps: covered, 15%; uncovered, 12%.
C. 
Minimum elevators on multilevel facilities: one for each 250 parking spaces.
D. 
Number and location of ingress/egress lanes: to be determined by the Supervisors based upon a traffic analysis.
E. 
Minimum ramp and aisle width and other design requirements: Same as for other parking lots.
[Ord. 96-267, 5/2/1996]
The sound pressure level of sound radiated from an establishment, measured at the lot line of the site thereof, shall not exceed the values in any octave band of frequency that are specified in Table 1 or in Table 1 as modified by the correction factors set forth in Table 2. The sound pressure level shall be measured with a sound level meter and an associated octave band analyzer conforming to standards prescribed by the American Standards Association.
Table 1
Maximum Permissible Sound Pressure Levels
Measured re 0.0002 dyne per CM2
Frequency Band: Cycles per Second
Decibels
20-75
74
75-150
62
150-300
57
300-600
51
600-1,200
47
1,200-2,400
42
2,488-4,800
38
4,800-10,000
35
Table 2
Correction Factors
Condition
Correction in Decibels
On a site contiguous to or across a street from the boundary of any R District
Minus 5
Operation between the hours of 10:00 p.m. and 7:00 a.m.
Minus 5
Sound of impulsive character (e.g., hammering)
Minus 5
Sound of periodic character (e.g., hum or screech)
Minus 5
Sound source operated less than 20% in any 1-hour period
Plus 5*
Sound source operated less than 5% in any 1-hour period
Plus 10*
Sound source operated less than 1% in any 1-hour period
Plus 15*
* Note: Apply only one of these corrections.
[Ord. 96-267, 5/2/1996]
1. 
Vibration. No vibration at any time shall produce an acceleration of more than 1/10 g or shall result in any combination of amplitudes and frequencies on any structure beyond the safe range of Table 7, United States Bureau of Mines Bulletin No. 442, entitled "Seismic Effects of Quarry Blasting." The methods and equations of said Bulletin No. 442 shall be used to compute all values for the enforcement of this subsection.
2. 
Glare. There shall be no direct or sky-reflected glare, whether from floodlights or from high-temperature processes (for example, combustion or welding), so as to be visible from within any R District.
[Ord. 96-267, 5/2/1996]
All traffic circulation including ingress and egress to any use shall comply with the Official Map. No zoning approval shall be issued nor conditional use nor use by special exception be approved for any traffic circulation which does not comply with the Official Map or for any building within the lines of any street, watercourse or public ground shown or laid out on the Official Map except as follows:
A. 
The developer has obtained a special encroachment permit as provided in § 27-1111.
B. 
The Supervisors have failed to acquire the property or begin condemnation proceedings to acquire the property before the end of one year after the owner of the property has submitted a written notice to the Supervisors announcing his intentions to build, subdivide or otherwise develop the land covered by the reservation, or has made formal application for an official approval to build a structure for private use.
[Ord. 96-267, 5/2/1996]
No applicant shall permit on the permitted premises any activity or conduct in violation of any municipal, state, or federal laws or duly enacted ordinances or regulations.
[Ord. 96-267, 5/2/1996; as amended by Ord. 99-293, 4/1/1999, § 10; by Ord. 99-300, 11/23/1999, §§ 2, 3; by Ord. 2001-317, 9/6/2001, § 4; by Ord. 2004-351, 6/3/2004, § 3; and by Ord. 2005-362, 12/15/2005]
1. 
General Provisions.
A. 
All required landscaping shall be maintained. Dead and dying plants shall be replaced no later than the subsequent planting season.
B. 
All areas of a lot not covered by building or impervious material shall be maintained as landscaped or natural areas.
C. 
All deciduous trees required by this chapter shall be a minimum of two-and-one-half-inch caliper in size (measured at six inches above ground level), unless specified otherwise.
[Amended Ord. 2006-366, 3/2/2006, § 4]
D. 
All evergreen trees required by this chapter shall be a minimum of six feet in planted height, measured from finished grade, unless specified otherwise.
E. 
All shrubs required by this chapter shall be a minimum of 24 inches in height at installation.
2. 
Public Streets No-Pave Setback.
[Amended by Ord. 2006-366, 3/2/2006, § 4; and by Ord. 2012-431, 8/2/2012, § 3]
A. 
Twenty-Five-Foot No-Pave Setback. Multiple-family and nonresidential off-street parking along public streets shall not be located within 25 feet of the adjoining road right-of-way, except as may be modified in § 27-506, Community Character Development (CCD) Overlay Districts.
(1) 
No portion of the twenty-five-foot setback shall be paved for any reason except for access drives and internal streets that are perpendicular to the setback area, sidewalks, bikeways, and Streetscape Enhancement Overlay amenities as required by § 27-324 and the Streetscape Enhancement Overlay Design Manual, Exhibit A.[1] See attachments Z-12 through Z-15 in this chapter for more detail.
[1]
Editor’s Note: Exhibit A, General Manual of Written and Graphic Design Guidelines – Streetscape Enhancement Overlay 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.
B. 
Landscaping. The no-pave setback shall be planted with a minimum of one deciduous canopy tree and three shrubs or two ornamental trees and three shrubs per 30 linear feet of setback area. See Drawings Z-13 and Z-15 found in 27 Attachment 9.
C. 
Spacing. Spacing of the required trees within the no-pave setback may be soldier-type spacing (one tree every 30 feet, on center, in a row) or clustered spacing (one tree for each 30 feet, spaced irregularly or in groups).
D. 
No-pave setback plantings are not required wherever the Streetscape Enhancement Overlay applies and a building or parking lot is proposed 35 feet or less from the public street right-of-way. See Drawings Z-12 and Z-14 in 27 Attachment 9.
3. 
Site Perimeter Buffer.
A. 
A minimum ten-foot wide perimeter landscaping buffer shall be provided around the perimeter of a site, except along streets. No portion of the buffer shall be paved except for access drives, internal streets, and sidewalks that are perpendicular to the buffer area to access the site or connect to adjacent developments.
B. 
Landscaping. The site perimeter buffer shall include one deciduous canopy tree and three shrubs or two evergreen trees and three shrubs, per 30 feet.
C. 
Existing Vegetation. Where mature existing woody vegetation sufficient to serve as a visual screen occurs along the perimeter and no development is proposed within 50 feet of the lot line, a fifteen-foot preservation strip may be substituted, in lieu of the site perimeter buffer plantings.
D. 
The requirements of this section (Site Perimeter Buffer) are not superseded by the landscaped berm setback requirements of this chapter.
E. 
Exception. The site perimeter buffer is not required where the development of two or more adjoining lots is being master planned together and the property line to be buffered falls within a logical location for a parking lot, drive aisle, or other paved area.[2]
[2]
Editor's Note: Former Subsection 3E(1), which immediately followed and required the planting of trees and shrubs in another location within the site boundaries, was repealed by Ord. 2006-366, 3/2/2006 § 4.
4. 
Nonresidential Buffer and Development Setback.
[Amended by Ord. 2006-366, 3/2/2006, § 4]
A. 
All development of nonresidential zoning districts that are contiguous, abutting, or adjacent to any residential zoned property shall maintain a fifty-foot nondisturbance development setback from the lot line abutting any residential zoning district. The fifty-foot development setback area shall not be cleared of vegetation or graded, except that vegetation may be disturbed to the extent that additional landscaping within the nondisturbance setback will enhance the buffer area.
B. 
(Reserved)
C. 
The setback area shall provide an adequate buffer to visually screen the proposed nonresidential use from off-site view. The nonresidential buffer shall be planted with the following plants for every 100 linear feet of lot line to be buffered. The plantings shall be planted in staggered rows to provide an effective visual screen.
(1) 
Eight evergreen trees.
(2) 
Two ornamental trees.
(3) 
Two canopy trees.
(4) 
Ten shrubs.
D. 
Existing Conditions. Existing topographic conditions, such as embankments, berms, or existing vegetation, may be substituted for part or all of the required buffer, at the discretion of the Township. The minimum visual effect shall be equal to or exceed that of the required screening buffer vegetation.
E. 
The provisions of this section (nonresidential buffer), when required, supersede the site perimeter buffer requirements of this chapter.
F. 
The provisions of this section (nonresidential buffer) are not superseded by the landscaped berm setback requirements of this chapter.
5. 
Landscaped Berm Setback.
A. 
Where parking, interior drive aisles, loading areas, building service entrances, trash enclosures, or loading docks in a nonresidential zoning district adjoin residential zoning districts, they shall be set back a minimum of 100 feet from the lot line adjoining the residential zoning district.
B. 
Berm. The one-hundred-foot setback shall include an elevated earth berm that is a minimum of five feet higher than the finished elevation of the area to be screened. The berm must have a crown width of at least three feet and may not have a slope steeper than a 3:1 ratio.
C. 
Landscaping. The landscaped berm shall provide an effective planting screen with a minimum of one deciduous canopy tree and one evergreen tree per 10 linear feet of earthen berm or two evergreen trees per 10 linear feet of earthen berm.
(1) 
A minimum of 75% of the plantings shall be on both sides of the berm and crown area.
D. 
The requirements of this section (landscaped berm setback) do not supersede the nonresidential buffer and site perimeter buffer requirements of this chapter.
E. 
Sliding Scale Options – Landscaped Berm Setback.
(1) 
The sliding scale options, illustrated in Attachment 9, Drawing Z-4, may be used only in the Convenience Commercial (C-1) and Highway Commercial (C-2) Zoning Districts.
[Amended by Ord. 2006-366, 3/2/2006; and by Ord. 2013-438, 9/5/2013]
(2) 
Use of a sliding scale option where the nonresidential development is a conditional use shall be permitted only upon a showing of how the proposed use will impact the adjacent site and how that impact will be mitigated through the implementation of a sliding scale option.
(a) 
Use of the sliding scale will be approved only upon a showing that the proposed buffer is a more efficient, attractive, and harmonious design solution.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-284, § 7; by Ord. 98-288, 3/26/1998, § 5; by Ord. 99-293, 4/1/1999, § 10; by Ord. 99-300, 11/23/1999, § 4; by Ord. 2006-366, 3/2/2006; by Ord. 2010-403, 10/7/2010; by Ord. 2013-438, 9/5/2013; and by Ord. 2017-471, 6/29/2017]
1. 
The following lighting components are herein regulated: streetlights for private and public streets, parking lot, building-mounted, pedestrian-oriented and architectural lights.
2. 
All exterior parking lots, driveways, interior streets, pedestrian areas, sidewalks and loading areas shall be sufficiently illuminated to provide safe movement on the site.
3. 
Conditions Under Which Light Fixtures Are Regulated.
A. 
Streetlighting.
(1) 
Private Streets.
(a) 
Private street lighting shall be designed as context-sensitive "lantern-style" fixtures when required by the Streetscape Enhancement Ordinance, Community Character Districts (CCD) Ordinance or the Planned Residential District Ordinance and shall have fixtures where the source of illumination is a top-down diode that is concealed within the housing of the light fixture. Refer to the Design Guidelines in Exhibit A or B as specified.
(b) 
Private street light fixtures that are not required to be context-sensitive may be installed as listed in Subsection 3A(1)(a) above; however, all other types of light fixtures shall be equipped with lenses that are flat and installed parallel to the ground.
(c) 
Streetlights shall be installed and maintained at an average interval of 105 feet along arterial roads and at an average interval of 90 feet along all other roads.
(d) 
Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
(2) 
Public Streets. (None of the requirements herein regulate any poles, fixtures or lights that are directly associated with signalized intersections.)
(a) 
Public streetlighting shall be designed as context-sensitive "lantern-style" fixtures when required by the Streetscape Enhancement Ordinance, Community Character Districts (CCD) Ordinance or the Planned Residential Development Ordinance and shall have fixtures where the source of illumination is a top-down diode that is concealed within the housing of the light fixture. Refer to the Design Guidelines in Exhibit A or B as specified.
(b) 
Streetlights shall be installed and maintained at an average interval of 105 feet along arterial roads and at an average interval of 90 feet along all other roads.
(c) 
Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
B. 
Parking Lot Lighting.
(1) 
Parking lot lights shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2) 
All parking lot light fixtures shall be equipped with lenses that are flat and installed parallel to the ground.
(3) 
Lighting shall not be via floodlight nor spotlight, nor any fixture that does not direct light downward.
(4) 
Parking lot lights may be attached to poles, buildings or other structures but shall always be installed with flat lenses that are installed parallel to the ground.
C. 
Pedestrian-Oriented Lighting (Not in Parking Lots).
(1) 
Pedestrian-oriented lights on poles shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2) 
Pedestrian-oriented lighting shall not be via floodlight nor spotlight.
(3) 
Pedestrian-oriented lighting may be achieved by exposed light bulb strings or similar fixtures. Such fixtures are intended for the lighting of pedestrian-oriented areas and not for placement on building facades or features which are restricted in the "Architectural Lighting" section.
D. 
Building-Mounted Lighting (Includes Lighting for Gas Station Canopies and Other Surface-Mounted Light Fixtures).
(1) 
Building-mounted lights shall be designed as such that the source of illumination is concealed within the housing of the light fixture.
(2) 
All building-mounted light fixtures shall be equipped with lenses that are flat and installed parallel to the ground. Building lighting shall not be via floodlight nor spotlight, nor any fixture that does not direct light downward. Note: Exceptions may be made by the Township for emergency lighting that is required by the Building Code for illumination during emergencies or power outages.
E. 
Architectural Lighting.
(1) 
Architectural lighting is intended to allow building owners to highlight architectural features.
(2) 
Architectural lighting shall not allow the source of light to be viewed from any property line.
(3) 
Architectural lighting may be allowed to have colors or shades that change; however, changes shall not be rapid or flashing.
(4) 
Lighting in strips or strings of bulbs/diodes and exposed neon tubes that are affixed to buildings or other appurtenances are not allowed.
4. 
Types of Illumination Source Required.
A. 
Streetlights.
(1) 
Private streets: LED only.
(2) 
Public streets: LED only.
B. 
Parking lot lights: any type.
C. 
Pedestrian-oriented lighting: LED only.
D. 
Building-mounted lighting: any type.
E. 
Architectural lighting: any type.
5. 
Allowable Lighting Dispersal (Footcandles Allowed at Property Line).
A. 
Streetlights.
(1) 
Private streets: not limited.
(2) 
Public streets: not limited.
B. 
Parking lot lights: one footcandle at property line.
C. 
Pedestrian-oriented lighting: not limited.
D. 
Building-mounted lighting: one footcandle at property line.
E. 
Architectural lighting: not limited.
6. 
Correlated Color Temperature (CCT) (for LED-Style Light Fixtures Only).
A. 
Streetlights. (Pedestrian-scaled lighting that is lower than the maximums listed below is recommended for pedestrian-oriented settings.)
(1) 
Private streets: 3,000° Kelvin maximum.
(2) 
Public streets: 3,000° Kelvin maximum.
B. 
Parking lot lights: 3,000° Kelvin maximum.
C. 
Pedestrian-oriented lighting: 3,000° Kelvin maximum.
D. 
Building-mounted lighting: 3,000° Kelvin maximum.
E. 
Architectural lighting: not limited.
7. 
Light Output Limits.
A. 
Wattage output for private street lights shall be 75-watt maximum. (All streetlights shall use a wattage selector.)
B. 
Wattage output for public street lights shall be 75-watt maximum. (All streetlights shall use a wattage selector.)
C. 
Parking lot lights: not limited.
D. 
Pedestrian-oriented lighting: not limited.
E. 
Building-mounted lighting: not limited.
F. 
Architectural lighting: not limited.
8. 
Allowable Height of Light Fixtures (Height Is Measured from Adjacent Grade to the Highest Point of the Light Fixture).
A. 
Streetlights: 13 feet minimum to 20 feet maximum. (Pedestrian-oriented settings are encouraged to have lights installed at lower heights within the allowable range.)
B. 
Parking lot lights: 35 feet maximum from adjacent grade.
C. 
Pedestrian-oriented pole lighting: 13 feet maximum from adjacent grade. Strings of lights for pedestrian-oriented purposes are not limited in height.
D. 
Building-mounted lighting: not limited.
E. 
Architectural lighting: not limited.
9. 
Light Pole Colors.
A. 
Pole color for any private or public street lights regulated by the Streetscape Enhancement Ordinance, Community Character District Ordinance or the Planned Residential Development Ordinance shall be RAL 3005 with clear protective coating required.
B. 
Pole or fixture color for all other areas is not regulated unless specified in the approved land development plans.
10. 
Light Pole Foundations.
A. 
Foundation color for any exposed private or public streetlight foundations regulated by the Streetscape Enhancement Ordinance, Community Character District Ordinance or the Planned Residential Development Ordinance shall be integrally colored RAL 3005.
B. 
Foundation color for all other lights is not regulated.
C. 
Street and pedestrian light pole foundations shall not exceed 10 inches of exposed concrete above-grade. Streetlights installed integral with sidewalks shall be installed flush with the paved surface.
D. 
Parking lot light pole foundations are not regulated for height nor color.
[Ord. 96-267, 5/2/1996; as amended by Ord. 97-278, 6/5/1997, §§ 5 and 6; by Ord. 99-293, 4/1/1999, § 10; and by Ord. 2001-317, 9/6/2001, § 5]
1. 
Loading and Servicing.
A. 
Location. Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of businesses by refuse collections, fuel and other service vehicles shall be located at the side or rear of all buildings, shall not face a street, shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of accessways or automobile parking facilities. This restriction is not applicable to I-79 or the Pennsylvania Turnpike.
B. 
Loading docks must be of sufficient size to accommodate normal peak load requirements.
C. 
Service bays and garage doors used to service all uses like, but not limited to, automotive type uses, warehouse type uses, manufacturing, industrial, and similar types of uses shall not face any public street.
D. 
Where there are multiple uses within a development, shared loading areas shall be used among as many uses as practical.
[Added by Ord. 2006-369, 4/5/2006, § 2]
2. 
Interior Circulation. The interior circulation of traffic in commercial and industrial areas shall be designated so that no driveway or access lane providing parking spaces shall be used as a through street.
3. 
Emergency Access. The applicant shall demonstrate to the satisfaction of the Township that all buildings shown on a site development plan can be adequately accessed by emergency fire-fighting vehicles and other emergency equipment.
4. 
Traffic Control. No design shall be approved which is likely to create substantial traffic hazards endangering the public safety, nor which is inconsistent with the recommendations and findings of any officially adopted Township traffic study. Traffic control devices may include traffic signals, overhead flashing lights and delineators, such as medial barriers, and not be limited to acceleration and deceleration lanes, turning lanes, one-way traffic flow, traffic and lane markings and signs. The plan for traffic control shall provide off-site traffic flow and safety. The developer shall be responsible for the construction of any such traffic control devices.
[Amended by Ord. 2005-362, 12/15/2005]
5. 
Trash Pickup. Receptacles or compactors for trash, refuse, recyclables, and the like, located on a nonresidential lot or parcel in a nonresidential zoning district that are contiguous, abutting, or adjacent to residential zoned property shall not be accessed for pickup, delivery, or removal between the hours of 10:00 p.m. and 6:00 a.m.
[Amended Ord. 2006-369, 4/5/2006, § 2]
[Added by Ord. 2004-351, 6/3/2004, § 4; as amended by Ord. 2005-362, 12/15/2005]
All stormwater detention basins shall be designed and constructed in accordance with the code. Furthermore, stormwater detention basins shall meet the following requirements:
A. 
Setbacks.
(1) 
Setback from Adjacent Properties. Stormwater detention basins shall be set back a minimum of 20 feet from all lot lines.
(2) 
Setback from Structures. Stormwater detention basins shall be set back a minimum of 30 feet from all existing and proposed structures including porches, decks and other similar structures.
(3) 
The setback distance shall be measured landward from the maximum 100-year stormwater surface elevation of the basin during a 100-year storm.
B. 
Basins along Streets and Within Buffer Areas. Except for underground basins, any basin located closer than 50 feet to a street right-of-way or within a required buffer yard or landscaping strip shall be designed as a wet basin or as a naturalized basin. For Planned Residential Developments reference § 27-903.7.B(2).[1]
[1]
Editor's Note: Amended at time of readoption of Code.
C. 
Landscaping. All stormwater detention basins shall be landscaped in accordance with the landscaping provisions of the code.
[Added by Ord. 2004-352, 7/1/2004, § 2; and by Ord. 2005-362, 12/15/2005]
1. 
Purpose. In expansion of the general purposes contained in Part 1, § 27-103 of this chapter, it is hereby declared to be the primary purpose of this section to establish reasonable standards to regulate timber harvesting operations within the Township. Specific objectives are as follows:
A. 
Preserve environmental and economic benefits associated with proper forest management.
B. 
Promote proper forest stewardship.
C. 
Protect the rights of adjoining property owners.
D. 
Minimize the potential for adverse environmental impacts associated with any timber harvesting operation.
E. 
Avoid unreasonable and unnecessary restrictions on the right of property owners to harvest timber, which activity is a permitted use in all zoning districts.
2. 
Permit Required.
A. 
When a property owner wishes to conduct or permit to be conducted a timber harvesting operation on his property, such owner shall obtain a timber harvesting permit from the Township.
B. 
A timber harvesting permit shall not be required, and this part shall not apply to the following:
(1) 
Work performed on clearing subdivision roads and rights-of-way approved by the Township.
(2) 
Work performed in accordance with a land development plan approved by the Township Board of Supervisors.
(3) 
Individual lots affected by the timber harvesting operation of less than two acres in size, provided that the entire timber harvesting operation does not exceed a total of two acres.
C. 
The Township shall be notified in writing before any timber harvesting operation begins so that the Township may determine if other Township permits or approvals are required for the particular operation, the Township shall be notified at the following times:
(1) 
Five business days prior to starting the operation.
(2) 
Three business days prior to terminating the operation.
3. 
Submission Requirements for Permit Application. A timber harvesting application shall be filed with the Township and shall contain the following:
A. 
A narrative containing the following information:
(1) 
Purpose of the proposed operation.
(2) 
Total land area involved in the proposed timber harvesting operation.
(3) 
Total number of trees selected for harvesting.
(4) 
Reforestation narrative outlining the re-vegetation of the landing area, skid trails and harvest area.
(5) 
A chart indicating the quantity of trees, the ranges (DBH) and species of the trees selected for harvesting.
(6) 
Stormwater control measures to be used.
(7) 
Stream crossings and wetland protection measures to be used.
(8) 
A statement confirming that each tree to be removed has been designated by the consulting or state forester with paint or other distinctive means at two points so as to be readily visible by the logger. One point shall be low enough on the tree so as to be visible on the stump after the tree is removed.
B. 
A legibly drawn site plan containing the following information and drawn to the following specifications:
(1) 
Be drawn to a scale not to exceed one inch equals 100 feet.
(2) 
Be drawn on a sheet size not to exceed 24 x 36 inches. A copy of the site plan shall also be provided in digital format (.DWG or .DXF format on CD-ROM)
(3) 
Be prepared in accordance with standard architectural and engineering practices.
(4) 
Be sealed by engineer(s) and/or surveyor(s) of record.
(5) 
The name(s) and address(es) of the landowner and adjacent property owners.
(6) 
Contain a vicinity map, which shows the property(s) proposed for timber harvesting as shown on a current Township map. The vicinity map shall identify all adjacent properties and the name of property owners surrounding the proposed timber harvesting operation.
(7) 
The boundary of the site to be timber harvested as indicated by a heavy line with length of course in feet.
(8) 
The location and names of streets and roads adjacent to the proposed timber harvesting operation.
(9) 
Utility rights-of-way and/or easements.
(10) 
Existing watercourses, floodplains, woodlands and wetlands.
(11) 
The required fifty-foot buffer along any harvesting area, landing area, public road, and adjacent property.
(12) 
Topography of the property, including all slopes of 25% or greater and slide-prone soil areas.
(13) 
Earth disturbance locations, including skid trails and landing areas.
C. 
A narrative, including a copy of all commonwealth permits, indicating that the logging operator shall address and comply with the requirements of all applicable commonwealth laws and regulations including, but not limited to the following:
(1) 
Erosion and Sedimentation Control Regulations, 25 Pennsylvania Code, Chapter 102, promulgated pursuant to the Clean Streams Law; Subsection .4 timber harvesting operation regulations. Any timber harvesting operation shall meet the following requirements:
(2) 
Stream crossings and wetland protection regulations issued pursuant to the Stormwater Management Act.
(3) 
Stormwater management plans and regulations issued pursuant to the Stormwater Management Act and applicable Township stormwater regulations.
4. 
Timber Harvesting Operation Regulations. Any timber harvesting operation shall meet the following requirements:
A. 
At least 30% of the forest cover (canopy) shall be preserved and the residual trees shall be well distributed. At least 30% of these residual trees shall be composed of higher value species as determined by a consulting or state forester.
B. 
Trees selected for harvesting shall be marked at two distinctive locations thereon. The higher of the two marks shall be provided around the entire circumference of the tree. The lower mark must be visible on the stump after the tree is removed.
C. 
A fifty-foot buffer zone, within no timber harvesting shall occur, shall be required between the boundary of any timber harvesting area or landing area and any public street, road or the boundary of any adjoining property.
D. 
Timber harvesting is prohibited on areas with slopes greater than 25%.
E. 
Timber harvesting is prohibited within a floodway or floodplain.
F. 
As directed by the Township, a soils engineer registered to practice in the Commonwealth of Pennsylvania shall monitor all forest activities occurring on or affecting landslide prone soils and/or steep slopes.
G. 
No timber harvesting operation or removal of products shall take place between the hours of 7:00 p.m. and 8:00 a.m. or any time on Sundays or legal holidays.
H. 
Trees falling on adjacent properties as a result of a timber harvesting operation shall be returned immediately to the landowner's property, who shall be responsible for any damage, cost or restoration to the affected adjacent property.
I. 
Falling or skidding on or across any public road or right-of-way is prohibited without the express written consent of the Township or the Pennsylvania Department of Transportation, whichever is responsible for maintenance of such public road or right-of-way.
J. 
Waste material shall be buried or removed to a point out of sight of any public road or adjacent property. No tops or slash shall be left within 50 feet of any public road, street, adjacent property, or private roadway providing access to adjoining residential property.
K. 
No tops or slash shall be left on or across the boundary of any property adjoining the timber harvesting operation without the written consent of the owner thereof.
L. 
No tops or slash shall be left in a floodway or floodplain.
M. 
The Township shall have the authority to order the suspension of any timber harvesting operation if, in the Township's opinion, conditions created by the spring thaw, adverse weather, or any other cause makes soil erosion likely.
N. 
Any timber harvesting operation in existence at the time of enactment of this part may continue without interruption, provided that application is made within 30 days of said enactment for a timber harvesting permit under the provisions of this part and that such permit is granted.
O. 
The maximum term of any permit issued pursuant to this part shall be for four months. However, because the timber harvesting operation may be adversely affected or delayed by unusual circumstances of weather or other occurrences, one additional four-month extension, after payment of a renewal fee equal to the initial permit fee, maybe granted by the Township.
P. 
The Township may require that, prior to completion of the timber harvesting operation, a written report be filed by the consulting or state forester indicating what measures should be taken in order to properly restore the property.
Q. 
Upon completion of the timber harvesting operation, all disturbed areas including, but not limited to, the landing area(s) and skid trails shall be revegetated pursuant to the Erosion and Sedimentation Control plans and the Stormwater Management Plans as approved by the Commonwealth of Pennsylvania's Department of Environmental Protection.
R. 
A timber harvesting operation shall not include any on-site processing of harvested trees or manufacturing except as permitted by the code.
5. 
Road Maintenance.
A. 
The Township shall have the authority to suspend any timber harvesting operation should the Township determine that conditions of the timber harvesting operation will cause or make likely damage to a Township maintained road.
B. 
The repair of roads, bridges and culverts damaged as a result of a timber harvesting operation shall be repaired to the satisfaction of the Township.
C. 
The permittee, logging operator, or a designated representative shall not create a new access or use an existing access onto a state maintained road without first showing proof that the access is permitted by the Commonwealth of Pennsylvania's Department of Transportation.
D. 
The permittee, logging operator, or a designated representative shall not create a new access or use and existing access onto a Township maintained road without first obtaining permission from the Township for using said access.
E. 
Any disturbance along a Township maintained street or road to create a new or improve upon an existing access shall be reconstructed back to its original condition as it was prior to the commencement of the timber harvesting operation.
6. 
Waivers and Enforcement.
A. 
The Township shall have the right to waive any requirements of this part. The Township shall also have the right to add any additional conditions, including additional bonding or other financial security for the actual restoration of damaged roads, deemed necessary to protect the health, welfare and safety of the residents of the Township.
B. 
The Township Manager or his/her designee shall be the enforcement officer for this part.
C. 
The Township Manager or his/her designee may enter the site of any timber harvesting operation before, during, or after active logging to (1) review the timber harvesting plan or any other required documents for compliance with this part and (2) inspect the operation for compliance with the timber harvesting plan and other on-site requirements of this part.
7. 
Violations and Penalties.
A. 
Upon finding that a timber harvesting operation is in violation of any provision of this part, the Township shall issue the logging operator and the landowner a written notice of violation in accordance with the provisions of this chapter regarding enforcement notices, describing each violation and specifying a date by which corrective action must be taken.
B. 
The Township may order the immediate suspension of any timber harvesting operation and may institute any appropriate action to prevent, restrain, correct, or abate the violation of this part upon finding that (1) corrective action has not been taken by the date specified in a notice of violation; (2) the operation is proceeding without a timber harvesting plan; or (3) the operation is causing an immediate environmental risk.
C. 
Suspension orders shall be in writing, shall be issued to the logging operator and the landowner and shall remain in effect until the timber harvesting operation is brought into compliance with this Part or other applicable statutes or regulations.
D. 
Penalties. Penalties for any violation of this Part shall be enforced in accordance with Part 12 of this chapter.
[Added by Ord. 2006-369, 4/5/2006, § 3]
1. 
On all nonresidential and multifamily residential buildings, all building mechanical systems, such as air-conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar building features, whether on the building roof or on the ground, shall be integrated into the overall design and character of the building and completely screened from view from adjoining properties and streets, to the extent screening is physically practical.
2. 
Screening devices such as landscaping, decorative masonry walls, architectural features, or opaque fencing shall be used. Architectural screening shall be compatible with the architectural treatment of the principal building.
[Added by Ord. 2006-371, 4/5/2006, § 3; amended by Ord. 2013-438, 9/5/2013]
Street types utilized within a zoning district shall be selected from the street types permitted in that district, as outlined in 27 Attachment 8. Collector and arterial streets are permitted, as appropriate, within any district. All streets shall be constructed in accordance with the requirements of Chapter 17, Public and Private Improvements. Rights-of-way indicated on street specifications for streets contained within a development site may be public or private, as appropriate, and at the discretion of the Township.
[Added by Ord. 2009-394, 11/5/2009, § 1]
1. 
Intent. Provisions for the Streetscape Enhancement Overlay District are intended to comply with the regulations below and to implement Exhibit A, a General Manual of Written and Graphic Design Guidelines for the Streetscape Enhancement Overlay District.[1]
[1]
Editor's Note: Exhibit A is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode 360®). Exhibit A is also on file in the Township offices.
2. 
Purpose. The purpose of the Streetscape Enhancement Overlay District is to:
A. 
Regulate uses and structures at, along and near major thoroughfares, transportation arteries and their intersections, in accordance with Section 605 of the Pennsylvania Municipalities Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10605.
B. 
Implement the Comprehensive Plan for Cranberry Township.
C. 
Implement Exhibit A, General Manual of Written and Graphic Design Guidelines, Streetscape Enhancement Overlay District.
D. 
Provide an overall cohesive character for the streetscapes.
E. 
Promote pedestrian circulation, pedestrian-oriented streetscapes, and bicycling.
F. 
Enhance the streetscapes with effective and unified street walls and street edges.
G. 
Enhance the streetscapes with pedestrian pockets, pergolas, pavilions, and gazebos.
H. 
Enhance the character of the streetscapes with effective and unified street trees and other landscaping, streetlighting, hardscapes, street furniture, accessory structures, and signage.
I. 
Enhance off-street parking lots.
3. 
Applicability.
A. 
The Streetscape Enhancement Overlay District shall be as shown on the Cranberry Township Zoning Map, as may be amended from time to time.
B. 
The Streetscape Enhancement Overlay District, including Exhibit A,[3] applies to the development of properties abutting certain arterial and collector streets, or portions thereof, as set forth on the Township Zoning Map when one of the following criteria are applicable:
[Amended by Ord. 2011-411, 3/3/2011, § 3]
(1) 
Any new land development; or
(2) 
Any land development involving a site modification of 1,501 square feet or greater; or
(3) 
Any change of use that is a conditional use where the new use comprises 80% or more of the building where it is located and the building is 15,000 square feet or larger.
[3]
Editor’s Note: Exhibit A, General Manual of Written and Graphic Design Guidelines – Streetscape Enhancement Overlay 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. 
All streetscape enhancements, except for street walls, shall be installed along any new public or private street that is to be perpendicular to a street within the Streetscape Enhancement Overlay District.
[Added by Ord. 2012-431, 8/2/2012, § 4]
4. 
Compliance with Applicable Ordinances.
A. 
All applicable provisions in the Cranberry Township Subdivision and Land Development Ordinance[4] shall apply.
[4]
Editor's Note: See Ch. 22, Subdivision and Land Development.
B. 
All applicable provisions for conditional use approval in the Cranberry Township Zoning Ordinance shall apply.
C. 
All applicable provisions of the Cranberry Township Public and Private Improvements Code (PPIC)[5] shall apply.
[5]
Editor's Note: See Ch. 17, Public and Private Improvements Code (PPIC)
D. 
All standard requirements of ADA apply.
5. 
Application Requirements.
A. 
Streetscape Plan Submission for Preliminary Plan and Final Plan Approval, and Conditional Use Approval.
(1) 
The streetscape plan shall implement the provisions in Exhibit A, General Manual of Written and Graphic Design Guidelines, Streetscape Enhancement Overlay District, as well as all applicable provisions of the Cranberry Township Subdivision and Land Development Ordinance, to address the following features where applicable, all in accordance with Exhibit.
(a) 
Accessory structures.
(b) 
Benches, which shall be uniform as per Exhibit A.
(c) 
Bicycle lanes.
(d) 
Bicycle racks.
[Amended by Ord. 2012-431, 8/2/2012, § 5]
(e) 
Crosswalks, which shall be uniform as per Exhibit A.
(f) 
Off-street parking lots.
(g) 
Pedestrian pockets.
(h) 
Pergolas, pavilions and gazebos.
(i) 
Sidewalks and street edge strips.
(j) 
Signage.
(k) 
Bus shelters.
(l) 
Streetlights, which shall be uniform as per Exhibit A.
(m) 
Street trees and other landscaping, in accordance with § 22-612 of the Cranberry Township Subdivision and Land Development Ordinance.
(n) 
Streetscape, Street Walls, and Other Street Edges. Street walls shall be uniform as per Exhibit A.
(o) 
Traffic signals and signs.
(p) 
Waste receptacles, which shall be uniform as per Exhibit A.
(2) 
The streetscape enhancement uniform described above is summarized in the following chart, and detailed in Exhibit A.
[Amended by Ord. 2012-431, 8/2/2012, § 6]
Streetscape Enhancement Uniformity
Requirement
Design Details:
See Exhibit A.
Color/Type
Streetlights
Pages 13 to 13.2
Cranberry color, RAL 3005
Benches
Page 3
Cranberry color, RAL 3005
Bicycle racks
Page 5
Cranberry color, RAL 3005
Crosswalks
Page 6
Red clay brick
Waste receptacle
Page 17
Cranberry color, RAL 3005
Street trees
§§ 22-612.5 and 22-612.9 (SALDO)
See §§ 22-612.5 and 22-612.9
Hedge
Pages 15.7, 15.9
Choice of 4 plant types
Brick Wall and Piers
Pages 15 to 15.8
Red clay brick
Steel, iron, or comparable metal fence
Pages 15.1 to 15.8
Black
NOTE:
Exhibit A provisions the design details and requirements.
(3) 
The streetscape plan shall meet all graphic and cartographic requirements set forth for a preliminary plan, and for a final plan in the Cranberry Township Subdivision and Land Development Ordinance.
(4) 
When a front or side building facade is not located within 25 feet, and parallel to, the road right-of-way, a continuous street wall shall be formed along the entire property frontage. When a building facade meets these requirements, the street wall shall not be required along the portion of the frontage where the building is located. See Drawing Z-12 found in 27 Attachment 9.
[Amended by Ord. 2012-431, 8/2/2012, § 7]
(5) 
A street wall shall be built and maintained in accordance with Exhibit A and the following:
(a) 
Whenever arterial streets intersect with other public streets and to the extent technically feasible, a thirty-inch-tall solid brick wall or thirty-inch brick piers at twenty-one-foot intervals, connected by black wrought iron, steel, or a comparable metal fence, shall be built and maintained along the property boundary or at a minimum of a 42 feet in each direction.
(b) 
Along other sections of streets that have parking lots facing the street, brick piers at twenty-one-foot intervals, connected by black wrought iron, steel or a comparable metal fence, shall be installed and maintained, and low shrubs shall be located on the street side of the piers and fence.
(c) 
Along other sections of streets that have basins, fields, or other green areas (i.e., not with an off-street parking lot) are to be screened, with a continuous hedgerow, or with brick piers at twenty-one-foot intervals, connected by hedges, which shall be installed and maintained.
(d) 
Along all other sections of streets that have buildings 25 feet or more from the road right-of-way, a continuous hedgerow, or brick piers at twenty-one-foot intervals connected by hedgerows shall be installed and maintained.
[Amended by Ord. 2012-431, 8/2/2012, § 8]
(6) 
The street wall regulations described above and shown in Exhibit A are also indicated in the chart below.[6]
[6]
Editor's Note: The street wall regulations for the Streetscape Enhancement Overlay District can be found as an attachment to this chapter.
(7) 
All street walls at arterial street intersections shall have a uniform look so that arterial street corners, collector street corners and other street corners shall have the same treatment, that of a thirty-inch-tall solid brick wall or thirty-inch-tall brick piers at twenty-one-foot intervals, connected by black wrought iron, steel, or a comparable metal fence and low shrubs on the street side of the piers and fencing, extending at least 42 feet in each direction from the corner, as shown in Exhibit A.
[Amended by Ord. 2012-431, 8/2/2012, § 9]
(8) 
Street trees are intended to add charm, beauty, and shade to streets. Street trees also provide a landscape architectural complement to the architectural alignment of buildings. Street trees shall be in accordance with the Cranberry Township Subdivision and Land Development Ordinance (§ 22-612).
[Amended by Ord. 2012-431, 8/2/2012, § 10]
6. 
Implementation. The Streetscape Design Guidelines shall be implemented as follows:
A. 
All improvements shall be maintained by the property owner abutting the road right-of-way.
B. 
Any structure and improvement that is damaged destroyed or otherwise nonfunctional shall be replaced or repaired within 90 days of receipt of notice from the Township to replace or repair same.
C. 
All other applicable requirements of other codes, ordinances, and regulations of Cranberry Township shall be met.
[Added by Ord. 2010-397, 6/24/2010, § 2]
1. 
Township zoning approval is required for the construction of any solar-energy facility that is an accessory use on any site or lot.
A. 
The zoning permit application shall indicate the location of the proposed facility, including the percentage of roof coverage, if the facility is mounted on a building.
2. 
The applicant shall demonstrate through project planning and proposed mitigation that a proposed facility's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, facility design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
3. 
Where the installation of the facility constitutes a land development, all provisions of applicable ordinances shall be met.
4. 
Noise from any solar-energy facility shall not exceed 15 decibels at the lot line, unless all affected adjacent property owners shall have executed a nondisturbance easement, covenant, or consent which has been recorded in the office of the Recorder of Deeds of Butler County. Methods for measuring and reporting acoustic emissions from the facility shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1 – 1989, titled "Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier."
5. 
Construction of any solar-energy facility shall comply with all applicable rules, laws and regulations of the United States Federal Aviation Administration. Documentation of compliance shall be provided to the Township.
6. 
To the extent applicable, all solar-energy facilities shall comply with the Pennsylvania Uniform Construction Code and the regulations adopted by the Pennsylvania Department of Labor and Industry.
7. 
All electrical components of solar-energy facilities shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards.
8. 
Solar-energy facilities shall not be artificially lighted, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety.
9. 
Solar-energy facilities shall not display advertising, except for reasonable identification of the facility manufacturer.
10. 
Transmission and power lines shall be placed underground or out of sight.
11. 
Where installed on the roof of a building, no solar-energy facility shall be installed such that more than 50% of each roof area is covered by the facility.
12. 
No solar-energy facility or facilities may exceed in total 30% of the total lot or site area.
13. 
Solar-energy facilities shall meet the accessory structure setbacks that may apply in the zoning district within which the facility is constructed, and where no such setback is specified, the facility shall be no closer than 10 feet to any property line.
14. 
No facility shall be attached to a tree or any other natural object or structure not intended to support such a facility, except that facilities may be appropriately attached to buildings capable of accommodating them.
15. 
No facility shall be installed immediately adjacent to a swimming pool or other open body of water.
[Added by Ord. 2010-397, 6/24/2010, § 2]
1. 
Township zoning approval is required prior to the construction of any wind-energy facility on any site or lot.
A. 
The zoning permit application shall indicate the location of the proposed facility.
2. 
The applicant shall demonstrate through project planning and proposed mitigation that a proposed facility's impacts will be minimized for surrounding properties and the community. This may include, but not be limited to, information regarding site selection, facility design or appearance, buffering, and screening of ground-mounted electrical and control equipment.
3. 
Where the installation of the facility constitutes a land development, all provisions of applicable ordinances shall be met.
4. 
Noise from any wind-energy facility shall not exceed 15 decibels at the lot line, unless all affected adjacent property owners shall have executed a nondisturbance easement, covenant, or consent which has been recorded in the office of the Recorder of Deeds of Butler County. Methods for measuring and reporting acoustic emissions from the facility shall be equal to or exceed the minimum standards for precision described in AWEA Standard 2.1 – 1989, titled "Procedures for the Measurement and Reporting of Acoustic Emissions from Wind Turbine Generation Systems Volume I: First Tier."
5. 
Construction of any wind-energy facility shall comply with all rules, laws and regulations of the United States Federal Aviation Administration. Documentation of compliance shall be provided to the Township.
6. 
To the extent applicable, all wind-energy facilities shall comply with the Pennsylvania Uniform Construction Code and the regulations adopted by the Pennsylvania Department of Labor and Industry.
7. 
All electrical components of wind-energy facilities shall conform to relevant and applicable local, state and national codes, and relevant and applicable international standards.
8. 
Wind-energy facilities shall not be artificially lighted, except to the extent required by the Federal Aviation Administration or other applicable authority that regulates air safety.
9. 
Wind-energy facilities shall not display advertising, except for reasonable identification of the facility manufacturer.
10. 
Transmission and power lines shall be placed underground or out of sight.
11. 
Setbacks.
A. 
From buildings: 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part; except where the facility is mounted to a building, the setback shall not be required between the facility and the building to which it is attached.
B. 
From property lines: 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part.
C. 
From public roads: 1.1 times the height of the wind energy facility at its tallest point, measured from the bottom of the facility base to the highest reach of any movable or immobile part.
D. 
Each vertically oriented wind-energy facility mounted on a building shall be separated from any other wind-energy facility by 1.1 times the height of the facility, measured from the point at which the facility is mounted to the building, to the highest reach of any movable or immobile part of the facility.
E. 
Any wind-energy facility that is an accessory structure shall meet the applicable accessory structure setbacks that may apply in the zoning district within which the facility is constructed; and where no such setback is specified, the facility shall be no closer than 10 feet to any property line or the distance set forth above, whichever is greater.
12. 
Maximum height: where the facility is an independent structure and not mounted to a building, 50 feet maximum height in residential zoning districts and 120 feet maximum height in commercial districts, measured from ground level to the tip of the wind-energy facility's blade fully extended perpendicular to the ground plane. Where the facility is mounted to a building, the maximum height shall be 10 feet higher than the tallest point on the building.
13. 
Minimum vertical clearance between ground level and the lowest movable component of the wind-energy facility when at its lowest point: 15 feet.
14. 
The color shall be a neutral and nonreflective tone, such as white, off-white, or gray. The facility coloring shall be solid, and any alphabetical or numerical characters shall be representative of the facility manufacturer only and shall comprise no more than five square feet.
[Added by Ord. 2014-448, 10/2/2014]
1. 
Intent. The intent of this section is to:
A. 
Promote the health, safety, and welfare of Township residents and businesses with respect to WCFs.
B. 
Provide for the managed development of WCFs in a manner that enhances the benefits of wireless communication and accommodates the needs of both Township residents and wireless carriers in accordance with federal and state laws and regulations.
C. 
Establish procedures for the design, siting, construction, installation, maintenance and removal of both tower-based and non-tower-based WCFs in the Township, including facilities both inside and outside the public rights-of-way.
D. 
Address new wireless technologies, including, but not limited to, distributed antenna systems (DAS), data collection units, cable wi-fi and other WCFs.
E. 
Encourage the co-location of WCFs on existing structures rather than the construction of new tower-based structures.
F. 
Protect Township residents from potential adverse impacts of wireless communications facilities and preserve, to the extent permitted under law, the visual character of established communities and the natural beauty of the landscape.
G. 
Comply with all provisions and requirements of the Pennsylvania Wireless Broadband Co-location Act (WBCA), as amended, and any other applicable state and/or federal regulations.
2. 
Applicability. All wireless communications facilities (WCFs), as defined in Part 2 of this chapter, shall comply with all applicable terms and provisions of this section.
3. 
Authorized Uses.
A. 
Refer to 27 Attachment 2, "Table of Authorized Principal Uses, Zoning Districts Where Use is Authorized, and Method of Authorization," for zoning districts in which WCFs are permitted. Any WCF which is identified as requiring conditional use approval shall also comply with the express standards and criteria for uses authorized by conditional use as set forth in Part 7 of this chapter.
B. 
Refer to 27 Attachment 3, "Table of Authorized Accessory Uses, Zoning District Where Authorized, and Method of Authorization," for zoning districts in which any WCF accessory uses are permitted. Any WCF which is identified as requiring conditional use approval shall also comply with the express standards and criteria for uses authorized by conditional use as set forth in Part 7 of this chapter.
C. 
Noncommercial Usage Exemption. Township citizens utilizing satellite dishes and antennas for the purpose of maintaining television, phone, and/or internet connections at their respective residences shall be exempt from this section.
D. 
Nonconforming Uses. Nonconforming WCFs which are hereafter damaged or destroyed due to any reason or cause may be repaired and restored, in kind, at their former location, but must otherwise comply with the terms and provisions of this section, except that any co-location approved under a former ordinance shall be permitted to continue consistent with the requirements of the WBCA.
4. 
Procedures.
A. 
Application. Each applicant proposing the construction of a WCF shall complete and submit all appropriate applications prior to beginning construction of such WCF.
B. 
Permits. Applicants proposing the modification of an existing WCF or construction of a new WCF shall obtain all required permits from the Township prior to beginning construction. New construction and modifications shall be prohibited without a zoning permit.
C. 
Fees. The Township may assess appropriate and reasonable permit fees, as delineated or limited by the WBCA or any other applicable state and/or federal laws or regulations, which are directly related to the Township's actual costs in reviewing and processing applications for approval as well as related inspection, monitoring and related costs.
D. 
Engineer Signature. All plans and drawings shall contain a seal and signature of a professional structural engineer, licensed in the Commonwealth of Pennsylvania.
E. 
Retention of Experts. Except as limited by the WBCA or other applicable statute, the Township may hire any consultant(s) and/or expert(s) necessary to assist the Township in reviewing and evaluating the application for approval of the WCF and, once approved, in reviewing and evaluating any potential violations of the terms and conditions of this section. The applicant and/or owner of the WCF shall reimburse the Township for all reasonable costs of the Township's consultant(s) in providing expert evaluation and consultation in connection with these activities.
F. 
Approval.
(1) 
Non-Tower Wireless Communications Facilities. Within 30 calendar days of the date that an application for a non-tower WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. Within 90 calendar days of receipt of a complete application, the Township shall make its final decision on whether to approve the application and shall advise the applicant in writing of such decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the Township's ninety-day review period.
(2) 
Tower-Based Wireless Communications Facilities. Within 30 calendar days of the date that an application for a tower-based WCF is filed with the Township, the Township shall notify the applicant in writing of any information that may be required to complete such application. All applications for tower-based WCFs shall be acted upon within 150 days of the receipt of a fully completed application for the approval of such tower-based WCF, and the Township shall advise the applicant in writing of its decision. If additional information was requested by the Township to complete an application, the time required by the applicant to provide the information shall not be counted toward the one-hundred-fifty-day review period.
(3) 
Approval shall only be granted when it has been clearly and unequivocally established that the proposed WCF fully complies with the Township's Code of Ordinances and, as permissible consistent with the requirements of the WBCA or any other applicable state and federal laws or regulations, will not have a significant adverse visual and/or land use impact.
G. 
Inspection. The Township reserves the right to inspect any WCF to ensure compliance with the provisions of this Section and any other provisions found within the Township Code or state or federal law. The Township and/or its agents shall have the authority to enter the property upon which a WCF is located at any time, upon reasonable notice to the operator, to ensure such compliance.
5. 
General Requirements for Wireless Communications Facilities (WCFs).
A. 
Standard of Care. Any WCF shall be designed, constructed, operated, maintained, repaired, modified and removed in strict compliance with all current applicable technical, safety and safety-related codes, including but not limited to the American National Standards Institute (ANSI) Code, as amended, the National Electrical Safety Code, as amended, and the National Electrical Code, as amended. Any WCF shall at all times be kept and maintained in good condition, order and repair by qualified maintenance and construction personnel, so that the same shall not endanger the life of any person or any property in the Township. With regard to co-location, nothing within these general requirements shall be construed to impose requirements greater than those permitted to be imposed by the Township under the WBCA.
B. 
Design.
(1) 
WCFs, including all associated antennas, towers, equipment, sheds, buildings, and the like, shall be context-sensitive, employ stealth technology, and be treated to match any supporting structure, when applicable, in order to minimize aesthetic impact. The application of such treatments shall be subject to the approval of the Township.
(2) 
Wind. All WCF structures shall be designed to withstand the effects of wind according to the standard designed by the American National Standards Institute as prepared by the engineering departments of the Electronics Industry Association and Telecommunications Industry Association (ANSI/EIA-222-E, as amended).
(3) 
In accordance with the WBCA, the aforementioned design requirements shall not apply to the co-location, replacement, or alteration of antennas, accessory equipment, or WCFs upon any existing wireless support structure or within an existing equipment compound.
C. 
Location.
(1) 
All WCFs shall be located on an existing WCF structure whenever practical and feasible to do so.
(2) 
Should co-location on an existing WCF structure not be possible, the proposed WCF shall be located on a non-WCF existing structure, such as, but not necessarily limited to, a utility pole or building.
(3) 
Should co-location on a non-WCF existing structure not be possible, the proposed WCF shall be located on a separate tower and abide by the general regulations set forth in this section as well as § 27-327.7, Tower-Based Wireless Communications Facilities (Tower-Based WCFs).
(4) 
WCFs shall not be located in the front facade area of the following uses: single-family detached, single-family semidetached, quad dwelling, two-family dwelling, townhouse, or row dwelling. This restriction shall not apply in instances involving co-location on an existing nonconforming building or structure that already holds WCF equipment.
(5) 
Historic Buildings. No non-tower WCF may be located on a building or structure that is listed on either the National or Pennsylvania Register of Historic Places, or is eligible to be so listed, or is listed on the official historic structures and/or historic districts list maintained by the Township, or has been designated by the Township to be of historical significance. This restriction shall not apply in instances in which the historic building or structure in question holds WCF equipment on the date of adoption of this section.
D. 
Access and Parking.
(1) 
An access road, turnaround space and parking shall be provided to ensure adequate emergency and service access to WCFs.
(a) 
WCFs located within the right-of-way may utilize existing roads, whether public or private, to the extent practicable.
(b) 
Road construction shall at all times minimize ground disturbance and the cutting of vegetation.
(c) 
Road grades shall closely follow natural contours to assure minimal visual disturbance and minimize soil erosion.
(2) 
Off-street parking shall comply with the requirements of § 27-312.14, Off-Street Parking Requirements.
(3) 
Vehicular access shall not interfere with parking or vehicular circulation on the site for the principal use.
(4) 
Where applicable, the WCF owner shall present documentation to the Township that the property owner has granted an easement for the proposed facility.
E. 
Public Safety.
(1) 
WCFs and accessory equipment shall be located so as not to cause any physical or visual obstruction to pedestrian or vehicular traffic, or to otherwise create safety hazards to pedestrians and/or motorists, or to otherwise inconvenience public use of the ROW as determined by the Township.
(2) 
No WCF shall interfere with public safety communications or the reception of broadband, television, radio or other communication services enjoyed by occupants of nearby properties.
(3) 
No WCF-associated building shall be permitted within a road right-of-way.
(4) 
Aviation Safety. WCFs shall comply with all federal and state laws and regulations concerning aviation safety as well as the Township's Airport Hazard Area Overlay District Ordinance found in this chapter.[1]
[1]
Editor's Note: See § 27-509.
F. 
Operations.
(1) 
Radio Frequency Emissions. No WCF may, by itself or in conjunction with other WCFs, generate radio frequency emissions in excess of the standards and regulations of the FCC, including, but not limited to, the FCC Office of Engineering Technology Bulletin 65, entitled "Evaluating Compliance with FCC Guidelines for Human Exposure to Radio Frequency Electromagnetic Fields," as amended.
(2) 
Lighting. No WCF shall be artificially lighted, except as required by law. If lighting is required, the applicant shall provide a detailed plan for sufficient lighting, demonstrating as unobtrusive and inoffensive an effect as is permissible under state and federal regulations. All other associated lighting related to the WCF and/or its accessory equipment shall comply with the Township Code, § 27-318.
(3) 
Noise. WCFs shall be operated and maintained so as not to produce noise in excess of applicable noise standards under state law and the Township Code, § 27-313, except in emergency situations requiring the use of a backup generator, where such noise standards may be exceeded on a temporary basis only.
G. 
Signs. Signage of any type, except for: signage required by law, safety signage, and signage identifying the WCF's operator and subsequent contact information, is prohibited from being attached to or displayed upon any WCF.
H. 
Insurance.
(1) 
Non-Tower WCFs. Where permitted by law, each person that owns or operates a non-tower WCF shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering the non-tower WCF.
(2) 
Tower-Based WCFs Less Than 50 Feet in Height. Where permitted by law, each person that owns or operates a tower-based WCF 50 feet or less in height shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $1,000,000 per occurrence and property damage coverage in the minimum amount of $1,000,000 per occurrence covering each tower-based WCF.
(3) 
Tower-Based WCFs Greater Than 50 Feet in Height. Where permitted by law, each person that owns or operates a tower-based WCF greater than 50 feet in height shall provide the Township with a certificate of insurance evidencing general liability coverage in the minimum amount of $5,000,000 per occurrence and property damage coverage in the minimum amount of $5,000,000 per occurrence covering the tower-based WCF.
I. 
Indemnification. Each person that owns or operates a WCF shall, at its sole cost and expense, indemnify, defend and hold harmless the Township, its elected and appointed officials, employees and agents, at all times against any and all claims for personal injury, including death, and property damage arising in whole or in part from, caused by or connected with any act or omission of the person, its officers, agents, employees or contractors arising out of, but not limited to, the construction, installation, operation, maintenance or removal of the WCF. Each person that owns or operates a WCF shall defend any actions or proceedings against the Township in which it is claimed that personal injury, including death, or property damage was caused by the construction, installation, operation, maintenance or removal of a WCF. The obligation to indemnify, hold harmless and defend shall include, but not be limited to, the obligation to pay judgments, injuries, liabilities, damages, reasonable attorneys' fees, reasonable expert fees, court costs and all other costs of indemnification.
J. 
Maintenance.
(1) 
WCFs shall be fully automated and unattended on a daily basis and shall be visited only for maintenance or emergency repair.
(2) 
Such maintenance shall be performed to ensure the upkeep of the facility in order to promote the safety and security of the Township's residents.
(3) 
Any graffiti on the tower or on any accessory equipment shall be removed at the sole expense of the owner within 10 business days of notification by the Township.
6. 
Non-Tower Wireless Communications Facilities (Non-Tower WCFs).
A. 
All non-tower WCFs shall comply with the general requirements for wireless communications facilities as set forth in this chapter and all subsequent standards set forth below, as applicable. WCFs that do not substantially change the wireless support structure, as that term is defined and used in the WBCA, shall be exempt from these requirements.
B. 
Antennas and all support and accessory equipment shall be context-sensitive to the supporting structure. WCFs and accompanying equipment shall be painted, or otherwise coated, to be visually compatible with the support structure upon which they are mounted, as may be permitted or restricted in the WBCA or any other applicable state and federal laws and regulations.
C. 
Replacement and Alteration. Any material replacement of or alteration to a wireless telecommunication facility shall comply with this section and will require that a separate permit be obtained.
D. 
Removal. In the event that use of a non-tower WCF is discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(1) 
All abandoned or unused WCFs and accessory facilities shall be removed within two months of the cessation of operations at the site, unless a time extension is approved by the Township.
(2) 
If the WCF or accessory facility is not removed within two months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and/or associated facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(3) 
WCFs located within the right-of-way shall comply with the following:
(a) 
Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall have determined that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
1) 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;
2) 
The operations of the Township or other governmental entity in the right-of-way;
3) 
Vacation of a street or road or the release of a utility easement; or
4) 
An emergency as determined by the Township.
E. 
Specific Standards for Non-Tower WCFs.
(1) 
Non-Tower WCFs Located Outside of the Right-of-Way.
(a) 
Maximum Height. The maximum permitted height shall be 35 feet.
(b) 
Accessory equipment and buildings:
1) 
Shall comply with all required setbacks for principal structures established for the zoning district in which they are located.
2) 
Ground-mounted accessory equipment, buildings, and accessory structures shall not exceed 15 feet in height.
(c) 
A security fence of not less than six feet and not more than eight feet shall surround any separate communications equipment building.
(2) 
Non-Tower WCFs Located Within the Right-of-Way.
(a) 
WCF installations located above the surface grade in the public ROW, including, but not limited to, those on streetlights and joint utility poles, shall be compatible in height, scale, and proportion to the structures upon which they are mounted. All equipment shall be the smallest and least visibly intrusive equipment feasible.
(b) 
Any proposed underground vault related to non-tower WCFs shall be reviewed and approved by the Township.
(c) 
Setbacks and Landscaping.
1) 
In no case shall ground-mounted equipment, walls, or landscaping be located within 18 inches of the face of the curb or within an easement extending onto a privately owned lot.
2) 
Ground-mounted equipment that cannot be located underground, as well as electrical meter cabinets, shall be screened, to the fullest extent possible, through the use of landscaping or other context-sensitive features to the satisfaction of the Township.
7. 
Tower-Based Wireless Communications Facilities (Tower-Based WCFs).
A. 
All tower-based WCFs shall comply with the general requirements for wireless communications facilities as set forth in this chapter and all subsequent standards set forth below, as applicable. WCFs that do not substantially change the wireless support structure, as that term is defined and used in the WBCA, shall be exempt from these requirements.
B. 
Location.
(1) 
Tower-Based WCFs 50 Feet or Less in Height.
(a) 
Such tower-based WCFs shall be permitted along collector roads and arterial roads, except when the aforementioned roads are located within a planned residential development.
(2) 
Tower-Based WCFs, Greater Than 50 feet in Height.
(a) 
Tower-based WCFs in excess of 50 feet in height are prohibited from being located within any road right-of-way.
(b) 
In addition to the regulations set forth herein, tower-based WCFs greater than 50 in height and outside the right-of-way must comply with Chapter 27, Part 7, § 27-705, Express Standards and Criteria for Each Use Authorized by Conditional Use Procedure.
(3) 
An application for a new tower-based WCF shall not be approved unless the Township finds that the wireless communications equipment planned for the proposed tower-based WCF cannot be accommodated on an existing or approved structure or building, or on Township property.
C. 
Height.
(1) 
Any tower-based WCF shall be designed at the minimum functional height. All tower-based WCF applicants must submit documentation to the Township justifying the total height of the structure. The maximum total height of any tower-based WCF which is not located in the public ROW shall not exceed 180 feet, as measured vertically from the ground level to the highest point on the structure, including antennas and subsequent alterations.
(2) 
Accessory equipment buildings, cabinets and accessory structures shall not exceed 15 feet in height.
(3) 
Any height extensions to an existing tower-based WCF shall require prior approval of the Township and shall comply with the Township's Code of Ordinances.
D. 
Gap in Coverage. An applicant for a tower-based WCF must demonstrate that a significant gap in wireless coverage or capacity exists with respect to all wireless operators in the applicable area and that the type of WCF being proposed is the least-intrusive means by which to fill that gap in wireless coverage or capacity. The existence or nonexistence of a gap in wireless coverage or capacity may be a factor in the Township's consideration of and decision on an application for approval of tower-based WCFs.
E. 
Identification Signs. All tower-based WCFs shall post a sign in a readily visible location identifying the name and phone number of a party to contact in the event of an emergency.
F. 
Licenses. Each person that owns or operates a tower-based WCF shall submit a copy of its current FCC license (if a licensee), including the name, address, and emergency telephone number for the operator of the facility.
G. 
Removal. In the event that use of a tower-based WCF is planned to be discontinued, the owner shall provide written notice to the Township of its intent to discontinue use and the date when the use shall be discontinued. Unused or abandoned WCFs or portions of WCFs shall be removed as follows:
(1) 
All unused or abandoned tower-based WCFs and accessory facilities shall be removed within six months of the cessation of operations at the site, unless a time extension is approved by the Township.
(2) 
If the WCF and/or accessory facility is not removed within six months of the cessation of operations at a site, or within any longer period approved by the Township, the WCF and accessory facilities and equipment may be removed by the Township and the cost of removal assessed against the owner of the WCF.
(3) 
Any unused portions of tower-based WCFs, including antennas, shall be removed within six months of the time of cessation of operations. The Township must approve all replacements of portions of a tower-based WCF previously removed.
(4) 
The Township shall determine the time, place and manner of construction, maintenance, repair and/or removal of all tower-based WCFs in the ROW based on public safety, traffic management, physical burden on the ROW, and related considerations. For public utilities, the time, place and manner requirements shall be consistent with the police powers of the Township and the requirements of the Public Utility Code.
(5) 
WCFs located within the right-of-way shall comply with the following:
(a) 
Within 60 days following written notice from the Township, or such longer period as the Township determines is reasonably necessary or such shorter period in the case of an emergency, an owner of a tower-based WCF in the ROW shall, at its own expense, temporarily or permanently remove, relocate, change or alter the position of any WCF when the Township, consistent with its police powers and applicable Public Utility Commission regulations, shall determine that such removal, relocation, change or alteration is reasonably necessary under the following circumstances:
1) 
The construction, repair, maintenance or installation of any Township or other public improvement in the right-of-way;
2) 
The operations of the Township or other governmental entity in the right-of-way;
3) 
Vacation of a street or road or the release of a utility easement; or
4) 
An emergency as determined by the Township.
H. 
Specific Standards for Tower-Based WCFs.
(1) 
Tower-Based WCFs Located Outside the Right-of-Way.
(a) 
Lot.
1) 
The foundation and base of any tower-based WCF shall be set back from property lines by the largest of the following:
a) 
The minimum setback in the underlying zoning district.
b) 
One hundred feet from residential property lines and any residential district boundary.
c) 
Fifty feet from other property lines.
2) 
A tower-based WCF may be permitted on a property with an existing use, or on a vacant parcel in combination with another permitted proposed use, in accordance with 27 Attachment 2, "Table of Authorized Principal Uses, Zoning Districts Where Use is Authorized, and Method of Authorization," subject to the following conditions(s):
a) 
The existing use on the property is a permitted use in the applicable district.
(b) 
Design.
1) 
The WCF applicant shall submit a soil report to the Township complying with the standards of Appendix I: Geotechnical Investigations, ANSI/EIA-222-E, as amended, to document and verify the design specifications of the foundation of the tower-based WCF, and anchors for guy wires, if used.
(c) 
Accessory Equipment and Buildings.
1) 
All utility buildings and accessory structures shall meet the minimum setback requirements for accessory structures of the underlying zoning district.
(d) 
Landscaping and Screening.
1) 
Existing vegetation, trees and shrubs located within proximity to the WCF structure shall be preserved to the maximum extent possible.
2) 
Landscaping shall be installed to screen and buffer the tower and any ground-level features, such as an equipment building, from adjacent properties.
3) 
The landscape screen shall consist of a mix of evergreen trees planted in a staggered double row. The plantings shall be a minimum height of six feet at planting and shall grow to a minimum of 15 feet at maturity.
(2) 
Tower-Based WCFs Located Within the Right-of-Way.
(a) 
Tower-based WCFs in the public ROW shall not exceed 50 feet in height.
(b) 
In no case shall ground-mounted equipment, walls, or landscaping be located within 18 inches of the face of the curb.
(c) 
Ground-mounted equipment that cannot be underground shall be screened, to the fullest extent possible, through the use of landscaping or other decorative features to the satisfaction of the Township.
(d) 
Any underground vaults related to tower-based WCFs shall be reviewed and approved by the Township.
(e) 
Any proposed tower-based WCF shall be designed structurally, electrically, and in all respects to accommodate both the WCF applicant's antennas and comparable antennas for future users.