Township of Cranberry, PA
Butler County
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[Ord. 96-267, 5/2/1996; as amended by Ord. 2005-357, 2/3/2005, § 5; and by Ord. 2012-425, 1/3/2012, § 3]
In addition to the zoning districts established in Part 4 and delineated on the Zoning District Map, all areas containing or characterized by the features listed hereunder are established as overlay districts in accordance with the Municipalities Planning Code, as amended.
[Ord. 96-267, 5/2/1996]
The location of each overlay district is delineated on a map depicting that overlay feature. These maps are adopted as a part of the Zoning District Map.
A. 
Accuracy of Overlay Districts. Overlay districts may not include all land or sites subject to the special features of the overlay district; and not all land within the overlay district may actually contain the special or limiting feature.
B. 
Areas Not Included in Overlay Districts. It is the intent of this chapter that the limitations on development which are imposed by the overlay district regulations shall apply to all parcels which include the regulated feature, whether or not the land is shown in the overlay district. It shall be the responsibility of the applicant to establish the presence or absence on the proposed site of all features subject to regulation in this part.
C. 
Interpretation of Overlay Districts. If the Zoning District Map or list is questioned, the burden of proof shall be upon the developer, who shall submit information from a qualified professional or other expert acceptable to the Township to demonstrate that the site in question can be used in the manner proposed without violation of this chapter.
[1]
Editor’s Note: Former § 27-503, Application of Overlay District Regulation, and § 27-504, Floodplain Areas Overlay District, as amended, were repealed 11/1/2018 by Ord. No. 2018-485. Former § 27-505, TND - Traditional Neighborhood Development Overlay, added by Ord. 2005-357, as amended by Ord. 2005-362, Ord. 2006-366, Ord. 2006-369, and by Ord. 2006-371, was repealed by Ord. 2008-387, 6/5/2008, § 1.
[Added by Ord. 2008-381, 3/6/2008, § 2; as amended by Ord. 2008-387, 6/5/2008, § 3; by Ord. 2009-395, 11/5/2009, §§ 2 and 3; by Ord. 2010-400, 9/2/2010, §§ 1 and 2; by Ord. 2010-401, 9/2/2010, §§ 1 and 2; by Ord. 2010-403, 10/7/2010; by Ord. 2010-408, 10/7/2010, § 1; by Ord. 2011-411, 3/3/2011, §§ 5, 6, 7 and 8; Ord. 2012-425, 1/3/2012, §§ 6 and 7; and by Ord. 2012-430, 8/2/2012, § 2]
Profile of CCD Overlay Districts: This is a summary of the CCD Overlay District Requirements. Refer to complete district regulations for details and full regulations.
Profile of CCD Overlay Districts
Requirement
CCD-1 Primarily
Residential
CCD-2
Mixed-Use
CCD-3 Town
Center
CCD Corridor
CCD Freedom A
CCD Freedom B
Dwelling units per gross acre (maximum)
5.5
10; 151
15; 201
10; 171
5.5
10; 151
Minimum to maximum commercial area2
0% to 10%
10% to 75%
60% to 75%
0% to 100%7
0 to 10%
5% to 60%
Minimum CCD open space
30%
15%
10%
10%
30%
15%
Maximum impervious surface
70%
85%
90%
10% more than underlying district5
70%
85%
Maximum building height (stories)
3
4; 63
6
5
2
4
Maximum building height (feet)
45
65; 954
95
75
30
65
Minimum building height
20 feet or 2 stories
20 feet or 2 stories
20 feet or 2 stories
20 feet or 2 stories
None
20 feet or 2 stories
Minimum acreage (acres)6
10
30
40
N/A
40
15
NOTES:
1 Higher density permitted under bonus provisions.
2 The percentage of tract area shall include the acreage for buildings, off-street parking areas, and stormwater management areas, after subtracting the minimum required common CCD open space.
3 Hotels in the CCD-2 Overlay District may be permitted up to six stories.
4 See § 27-506.10A(4)(c) for complete details.
5 The ten-percent increase in impervious surface coverage, relative to an underlying district, shall be to a maximum of 90% for a lot.
6 Also see context sensitive infill development provisions of the CCD Overlay District Ordinance.
7 See § 27-506.12F(4)(b) for additional provisions.
Community Character Development (CCD) Overlay District Regulations:
1. 
Consistent with the goal of increased flexibility of land use regulations, development in conformance with the CCD Overlay Districts regulations is optional at the election of the applicant. If a CCD Overlay District is not elected, all provisions of the underlying base zoning district remain applicable.
2. 
Intent. Provisions for the CCD Overlay Districts are intended to:
A. 
Comply with Article VII-A, Traditional Neighborhood Development, of the Pennsylvania Municipalities Planning Code (MPC), Act 247, as amended, in particular, those purposes and objectives listed in Section 701-A of Article VII-A[1] such as: encouraging innovation for mixed-use pedestrian-oriented development; extending opportunities for housing; encouraging a more efficient use of land; allowing for integrated, mixed-use, pedestrian-oriented neighborhoods; establishing public space; minimizing traffic congestion; and fostering a sense of place and community.
[1]
Editor's Note: See 53 P.S. § 10701-A et seq.
B. 
Comply with Exhibit B, the General Manual of Written and Graphic Design Guidelines.[2]
[2]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
C. 
Implement the Comprehensive Plan for Cranberry Township.
D. 
Emulate other successful neighborhoods that have features such as mixed housing types, mixed uses (residential and nonresidential), attractive streetscapes, parks, centrally located public squares, plazas, civic and public buildings, civic art, recreational facilities, and other features as described and illustrated in Exhibit B.
E. 
Create opportunities for distinct CCD Overlay Districts.
F. 
The CCD Overlay Districts are meant to increase development opportunities and flexibility.
3. 
Eligibility.
A. 
CCDs shall be conditional uses. Any tract to be developed as a CCD shall be governed by the conditional use review process, including the submission of a preliminary land development plan concurrent with the conditional use application.
B. 
Uses within a CCD may also be subject to Part 7, Conditional Use, Procedure and Specific Standards. If a conditional use is proposed within the CCD conditional use process, the applicant may concurrently apply for all conditional use approvals.
C. 
The CCD Overlay Districts will be shown on the Cranberry Township Zoning Map, as may be amended from time to time.
D. 
CCD shall comply with Article VII-A of the Pennsylvania Municipalities Planning Code, as amended.
E. 
CCD shall comply with this Part 5, § 27-506.
F. 
The minimum tract size shall be as identified in this Part 5, § 27-506, Profile of CCD Overlay Districts. However, for tracts less than the minimum requirement, context sensitive infill development shall be permitted if such development complies with Exhibit B and § 27-506.11.
G. 
If a tract is less than 10 acres, in an area shown on the Cranberry Township Zoning Map for the CCD-1 Overlay District, such tract may be eligible for CCD if:
(1) 
A concept plan is submitted to propose CCD for several smaller parcels that would cumulatively comprise 10 or more acres;
(2) 
The concept plan is submitted as a joint plan by the property owners;
(3) 
The properties are linked by an interconnected network of streets; and
(4) 
The properties have a common stormwater management system;
(5) 
The concept plan otherwise complies with the requirements of § 27-506 and Exhibit B.
H. 
All applicants are encouraged to employ green building methods, materials, and technology in the design and construction of buildings and neighborhoods.
(1) 
Applicants are strongly encouraged to achieve the highest LEED's certification by the U.S. Green Building Council (USGBC) at or above the Silver-level rating as defined by the Leadership in Energy and Environmental Design (LEED) Green Building Rating System for new construction and improvements to existing buildings.
(2) 
Applicants are strongly encouraged to apply for certification for green neighborhood design under the LEED-ND: Leadership in Energy and Environmental Design for Neighborhood Development program.
(3) 
All applicants are strongly encouraged to be consistent with the applicable be-green practices in the Pennsylvania Standards for Residential Site Development, April 2007, as may be amended from time to time.
4. 
Compliance with Applicable Ordinances.
A. 
All applicable provisions for preliminary and final land development plans in the Cranberry Township Subdivision and Land Development Ordinance[3] shall apply.
[3]
Editor's Note: See Ch. 22, Subdivision and Land Development.
B. 
The Cranberry Township Public and Private Improvements Code (PPIC)[4] shall apply.
[4]
Editor's Note: See Ch. 17, Public and Private Improvements Code (PPIC).
C. 
At the time of application for conditional use approval, the applicant shall submit a Master Plan which shall consist of all of the plans listed in this Section, including the following plans: building plan; street, alley and streetscape plan; pedestrian access plan; open space and recreational facilities plan; landscape plan; parking plan; utilities plan; and phasing plan.
D. 
All applicants may submit sketch plans for all CCD Overlay District proposals. As per Section 707-A of the Pennsylvania Municipalities Planning Code,[5] such plans may be informally reviewed as conceptual plans in order to provide an opportunity for the Township to make suggestions and recommendations on the design of the proposed development.
[5]
Editor's Note: See 53 P.S. § 10707-A.
5. 
Application Requirements.
A. 
Narrative Report Submission for Conditional Use Approval.
(1) 
Project Narrative.
(a) 
A statement with graphics and exhibits indicating how the proposed application promotes CCD, integrates with the community, and meets the Design Guidelines.
(b) 
A description of the project including, but not limited to, the name, location, acreage, development attributes/characteristics, uses, gross density, and common CCD open space.
B. 
Master Plan Submission for Conditional Use and Preliminary Plan Review Process.
(1) 
Manual of Written and Graphic Design Guidelines. A specific and detailed Manual of Written and Graphic Design Guidelines, also known as a "pattern book," as per Section 708-A of the Pennsylvania Municipalities Planning Code,[6] shall be prepared and submitted by the applicant pertaining to such specific proposed features as architecture, building materials, fencing, walls, landscaping, signs, streets, pedestrian circulation, parking, lighting and streetscape. Said Manual shall be consistent with the Guiding Principles and Design Guidelines for the CCD Overlay Districts set forth in this Part and Exhibit B,[7] and shall be submitted for review by the Planning Advisory Commission and approval by the Board of Supervisors.
[6]
Editor's Note: See 53 P.S. § 10708-A.
[7]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(2) 
Site Plan.
(a) 
A separate plan sheet shall be submitted to depict the overall layout of the CCD, the proposed uses and parking, areas of common CCD open space, and areas reserved for stormwater management.
(3) 
Conceptual Building Plan.
(a) 
A separate plan sheet shall be submitted to depict the proposed building program including:
1) 
The proposed principal and accessory uses, the gross area of all uses, the building heights, the total lot area and lot coverage, existing and proposed.
2) 
Architectural elevations for all proposed building types.
3) 
Color sketches and renderings depicting the proposed architectural character and streetscape character of the CCD.
4) 
Building elevations with labeling to indicate all proposed building materials, windows and doors, roofs, dormers, pilasters, piers, green building design, and the like, to the extent known at the time of conditional use application.
(4) 
Street, Alley, and Streetscape Plan.
(a) 
A separate plan sheet shall be submitted to depict the proposed interconnected street and alley network. Such plan shall indicate all street, rights-of-way, and alley widths.
(b) 
Such plan shall indicate all materials, depths of pavement courses, and gradients.
(c) 
The plan shall indicate the location of all proposed bike lanes and bike paths, if any.
(d) 
Such plan shall also indicate the locations for all proposed street furniture, such as benches, planters, bicycle racks, and waste receptacles.
(e) 
Such plan shall indicate street network connections to adjoining tracts.
(f) 
Such plan shall indicate proposed traffic calming measures.
(5) 
Pedestrian Orientation and Pedestrian Access Plan.
(a) 
A separate plan sheet shall be submitted to depict the proposed interconnected network for pedestrian access including sidewalks, pathways, trails, crosswalks, and bike paths.
(b) 
Such plan shall indicate all sidewalk, crosswalk, and path widths, materials and gradients.
(6) 
Open Space and Recreational Facilities Plan.
(a) 
A separate plan sheet shall depict all proposed common CCD open space, including recreational facilities, greens, plazas, squares, civic art, green court lots, natural areas, and the like.
(7) 
Landscape Plan.
(a) 
A separate plan sheet shall be submitted to depict all proposed landscape features.
(b) 
The landscape plan shall indicate all plant types, size and quantities as well as the types, sizes, and materials for all paving, walls, benches, and other structures.
(8) 
Parking Plan.
(a) 
A separate plan sheet shall be submitted to depict proposed location and materials for all parking. Such plan shall list the number of parking spaces proposed in relation to the proposed use(s) and shall indicate the parking needs of all proposed uses; any shared parking; the times of maximum and minimum expected use; and the compatibility with adjoining uses to minimize conflicts.
(b) 
The parking plan shall illustrate a dispersal of parking areas to the maximum extent possible in order to minimize large expanses of parking lots.
(c) 
On-street parking spaces may be counted toward the overall parking requirement whenever such parking is located within 300 feet of the building being served by such parking.
(9) 
Utilities Plan.
(a) 
A separate plan sheet shall be submitted to depict all proposed utilities. Such plan shall indicate all proposed types, sizes, and materials of utilities that are proposed in accordance with the Cranberry Township Public and Private Improvements Code (PPIC).
(10) 
Phasing Plan.
(a) 
A separate plan sheet shall be submitted to depict proposed staging or phasing of the total land development and all of the uses and mixed-use proposed, if the development will be phased.
1) 
A phase may be constructed out of phase order, provided that the phase to be constructed is contiguous to a phase that already has been recorded and provided that the phase to be constructed has road access through a recorded phase.
(b) 
In the case of a development proposed to be developed in multiple phases, flexibility of housing density, design and type may be addressed and flexibility in uses and mixed uses may be addressed, provided that the alternative options, by phase, are approved concurrent with the CCD master plan approval, up to a maximum of two options for each phase, which are mutually exclusive and may not be combined to:
1) 
Permit a variation in each phase from the density, intensity of use, or mixed use.
2) 
Allow for a greater concentration of density, intensity of land use, or mixed use within some phase of development.
C. 
Other Documentation for Final Plan Approval.
(1) 
When an application for final land development plan is submitted, all information listed under Subsection 5B above shall be submitted in final form.
6. 
General Design Standards.
A. 
Design and development in the CCD Overlay Districts shall comply with the following design standards:
(1) 
Refer to Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Overlay Districts, for all Community Character Development (CCD) Overlay Districts.[8]
[8]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(2) 
The applicant shall also prepare and submit a detailed and specific Manual of Written and Graphic Design Guidelines, also known as a “pattern book,” as per Section 708-A of the Pennsylvania Municipalities Planning Code, prepared by the applicant pertaining to such specific proposed features as architecture, building materials, fencing, walls, landscaping, signs, streets, pedestrian circulation, parking, lighting and streetscape. Said Manual shall be consistent with the Guiding Principles and Design Guidelines for the CCD Overlay Districts set forth in this Part and Exhibit B, and shall be submitted for review and recommendation by the Planning Advisory Commission and subsequently submitted to the Board of Supervisors for approval or denial.
(3) 
The Cranberry Township Public and Private Improvements Code[9] shall apply.
[9]
Editor's Note: See Ch. 17, Public and Private Improvements Code (PPIC).
B. 
Street and Alley Network. The success of the fabric of the CCD Overlay Districts shall be based in part on an effective and continuous street and alley network, and interconnectedness within five feet of adjacent parcels. Through streets are intended to enhance connections between neighborhoods. Alleys relieve the frontage street from certain service functions, preserve the streetscape without curb cuts, and allow buildings to be placed forward on the lot to provide greater curb appeal and pedestrian access.
(1) 
A network system of interconnected streets and alleys shall be created to effectively accommodate vehicular, pedestrian, and bicycle circulation.
(2) 
Cul-de-sac streets shall be prohibited.
(3) 
All streets, alleys, and streetscape elements shall be designed in accordance with Chapter 17, the Cranberry Township Public and Private Improvements Code (PPIC).
(4) 
Street design standards shall be in accordance with Exhibit B; where there is a conflict with the PPIC, the stricter standard shall apply.
(5) 
Curb bulbouts shall be located at all street intersections, subject to the approval of PennDOT and the Township.
(6) 
Parking shall be accommodated on-street (parallel and angled) and off of alleys.
(7) 
Two-way alleys shall be a minimum of 17 feet in width to provide adequate lanes for two-way travel.
(8) 
Since alleys are a type of a street typically providing secondary vehicular access to the rear or side of the lot, garages shall be located on either side of the alley as follows:
(a) 
With an eight-foot-deep driveway to allow for vehicles to park parallel to the seventeen-foot wide alley; or
(b) 
With an eighteen-foot-deep driveway to allow for vehicles to park perpendicular to the seventeen-foot-wide alley.
(9) 
One hundred percent of parking for attached and multifamily dwellings shall be accessed by alleys, side or rear service lanes, and approved on-street parking, unless the applicant can demonstrate that it is not feasible to physically locate an alley due to topographic or hydrologic conditions, in which case at least 80% of such parking shall be accessed by alleys, side or rear service lanes and/or on-street parking.
(a) 
Alley access is not required for quad dwellings.
(b) 
Quad dwellings shall have no more than two driveways.
(c) 
Quad dwellings with front or side entry garages must provide streetscape enhancements along their frontage(s), including a street wall consisting of thirty-inch-tall brick piers connected by a black wrought iron or steel fence and low evergreen shrubs on the street side of the piers and fence as illustrated in Exhibit B,[10] or an approved equivalent.
[10]
Editor's Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(10) 
At least 50% of single-family detached dwelling lots shall be accessed by alleys, and any garage not accessed from an alley shall be setback at least 18 feet from the front of the house or rotated so that the garage doors do not face any adjacent streets, provided that the following conditions are met.
(a) 
For any two adjacent lots with front-loaded garages, either a shared driveway shall be provided between the two lots or garages shall be alternated so that no two garages are adjacent to one another.
(b) 
The minimum setback for front-loaded, front-entry garages may be reduced to no less than eight feet from the front building facade under the following conditions:
1) 
Garage facades articulated by a minimum of two of the following: balconies, pergolas, columns, garage doors recessed one foot or more, pent eaves, elevated decks, a minimum window transparency of 5%, or a similar type of treatment are provided to de-emphasize the garage door as an architectural feature.
(c) 
On the side of any block in which front-loaded, front-entry garages are proposed, a street wall along the entire block shall be provided along the side of the sidewalk located closest to the dwelling, such that the street wall runs continuously between two street intersections.
1) 
The street wall for garages set back 18 feet or more shall consist of a continuous hedgerow of evergreen shrubs, 30 inches tall at the time of installation as illustrated in Exhibit B, a picket fence, or an approved equivalent.
2) 
The street wall for garages set back less than 18 but no less than eight feet shall consist of thirty-inch-tall brick piers connected by a black wrought iron or steel fence, and low evergreen shrubs on the street side of the piers and fence as illustrated in Exhibit B, or an approved equivalent.
(d) 
Front-loaded garage doors shall be a nonwhite, earth tone color.
(e) 
Front-loaded, side-entry garages shall be set back no further than 18 feet from the front facade of the house, shall not project beyond the front building facade, shall be rotated so that the garage doors do not face an adjacent street, shall be a nonwhite, earth tone color, and shall be architecturally treated in a manner consistent with the dwelling.
(11) 
Alleys are not required to have sidewalks.
(12) 
Easements shall be provided in alleys for access for mail delivery, trash pickup, utilities and maintenance.
(13) 
Single-access alleys shall be permitted only in instances in which no other viable alternative can be provided.
(a) 
Single-access alleys shall be 17 feet in width to provide adequate lanes for two-way travel and shall be designed in accordance with the Typical Street Section, Lane, RD-24 of the Public and Private Improvements Code (PPIC).
(b) 
Single-access alleys shall provide for a safe and adequate means of turnaround.
(c) 
Mail delivery, trash pickup, and utilities may not be permitted in single-access alleys.
C. 
Building Width/Proportion/Height.
(1) 
No more than seven attached dwellings or multifamily dwellings shall be built in a row, and such dwellings shall not exceed 185 feet along the primary facades.
(2) 
Staggered heights. No more than two adjoining nonresidential buildings shall have the same building height so as to create visual interest. Building heights shall vary by at least two feet for nonresidential buildings. In addition, nonresidential buildings and townhomes with flat roofs shall have a parapet wall of at least four feet to provide visual interest.
(3) 
Individual nonresidential buildings shall be no wider than 48 feet, unless designed with primary facade offsets with one- to four-foot recess or projection at intervals of 20 to 32 feet.
(4) 
No principal building shall exceed the maximum height specified in § 27-506, Profile of CCD Overlay Districts, at the beginning of this section.
(5) 
Principal buildings shall be a minimum of two stories and/or 20 feet in height, except for the CCD Freedom A Overlay District in which there is no minimum principal building height requirement.
D. 
Building Location, Street Wall and Build-To Line. The streetscape character of the CCD is formed by buildings located close to the sidewalk (the street edge) to promote a pedestrian-friendly frontage. Other structures, such as a wall, could be placed at the build-to line to create the streetscape character.
(1) 
The street wall of any building shall be the same location as the adjoining buildings on the block within a CCD, in order to promote a continuation of the streetscape character and space.
(2) 
Whenever a front porch, portico, or stoop is involved, it shall be placed on the build-to line, except as described below.
(3) 
A recess or projection may be up to five feet.
(4) 
On a corner lot, the build-to line shall be on both sides of the lot on which the building has street frontage.
(5) 
At least 80% of the total number of single-family detached and duplex dwellings shall have a porch along the primary facade. Unenclosed porches shall measure at least five feet deep and 12 feet wide.
(6) 
Attached dwellings shall have a portico that measures at least six feet deep and six feet wide.
(7) 
Buildings shall anchor corners where streets and/or alleys intersect unless a pedestrian-accessible village green, a plaza, square, park, or green court lot at street corners is proposed.
(8) 
Dwellings may have attached garages, side to side, in the rear yard accessed off an alley to allow for more usable rear yards, in the form of a zero lot line garage.
(9) 
To create diversity and interest, lot width variation shall be provided so that:
(a) 
On any individual block, no more than seven continuous lots shall have the same lot width.
(b) 
The minimum amount of required lot width variation shall be five feet.
(c) 
Townhome and quad dwelling lots are exempt from lot width variation requirements.
E. 
Parking: Off-Street. In addition to the provisions of § 27-312, the following shall apply:
(1) 
Off-street parking spaces and off-street parking lots for residential development shall be located to the rear or side of buildings. Any off-street parking for nonresidential development shall be screened as set forth below.
(2) 
Off-street parking lots shall not be located at a street corner, except for structured parking.
(3) 
Off-street parking areas that are visible from the street shall be screened as set forth herein. A low wall, fence and hedges shall be installed and permanently maintained at the street wall line to screen parking areas to help maintain streetscape character as shown in Exhibit B.[11]
[11]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(4) 
Parking courts in accordance with Exhibit B shall be provided for multifamily dwellings where feasible.
(5) 
Off-street parking shall comply with the requirements of § 27-312.14, Off-Street Parking Requirements, except that shared parking may be provided at a blended rate of 3.9 parking spaces per 1,000 square feet of gross floor area for nonresidential buildings, in accordance with the publication titled "Shared Parking Second Edition", 2005, by the Urban Land Institute (ULI).
F. 
Parking: On-Street. On-street parking is intended to insulate pedestrian traffic from vehicular traffic.
(1) 
On-street parking may be placed along curbs and streets to increase the availability of parking.
(2) 
On-street parking areas located within 300 feet of the use may count toward the required number of parking spaces, if the applicant can demonstrate that such parking is actually available and has not been counted by a previous landowner or tenant.
(3) 
On-street parking shall be prohibited on the cartway of an alley or service drive.
G. 
Sidewalks, Walkways, Trails, Crosswalks, and Other Pedestrian Linkages. Sidewalks are intended to create a continuous pedestrian walkway network. Sidewalks provide a critical element of the streetscape and public realm of the CCD Overlay District.
(1) 
Sidewalks shall be placed on both sides of all streets to enhance pedestrian circulation. Sidewalks shall connect to adjoining properties.
(2) 
Sidewalks shall have the following minimum widths:
(a) 
Five feet in residential areas;
(b) 
Fifteen feet in commercial areas in the CCD-3 District;
(c) 
Fifteen feet in commercial areas with outdoor dining in the CCD-1 and CCD-2 Districts;
(d) 
Six feet in other nonresidential areas.
(3) 
Handicapped curb cut ramps for sidewalks shall be installed and maintained at all street intersections in accordance with ADA requirements.
(4) 
Sidewalks shall be maintained and repaired on an on-going basis by the lot owner and/or adjoining lot owner, and/or homeowners' association, and/or the property owners' association.
(5) 
Crosswalks shall be at least six feet in width or wider if the adjoining sidewalk is wider, physically and visually distinctive to facilitate pedestrian circulation at street corners, and constructed of stamped concrete, or approved equal, in accordance with the Public and Private Improvements Code.[12]
(a) 
Crosswalks across arterial roads, collector roads, and roads within a commercial or multifamily area shall be striped on the sides with concrete, six inches wide.
[12]
Editor's Note: See Ch. 17, Public and Private Improvements Code (PPIC).
H. 
Streetlights.
(1) 
Streetlights shall be required along all streets and shall be no higher than 20 feet, and shall be placed in an alternating or staggered arrangement at an average interval of 105 feet along arterial roads and 90 feet along all other roads.
(2) 
Streetlight types, locations, and intensities shall be in character with the pedestrian-oriented CCD streetscape, and shall be in accordance with existing lighting requirements, and shall be alternating with street tree locations.
I. 
Street Trees and Landscape Excellence. Street trees are intended to add charm, beauty and shade to streets. Street trees also provide a landscape architectural compliment to the architectural alignment of buildings.
(1) 
Street trees shall be in accordance with the Cranberry Township Subdivision and Land Development Ordinance.[13]
[13]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(2) 
All CCD Overlay Districts shall be planned, designed, built, and maintained with highly functional landscape features, such as trees, hedges, walls, fences, piers, and walkways.
(a) 
All CCD Overlay Districts shall effectively exhibit at least four of the seven design principles for landscape excellence (integration, connectivity, space articulation, repetition, balance, contrast, sustainability) as found in Exhibit B.[14]
[14]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
J. 
Common CCD Open Space.
(1) 
Village greens, plazas, squares, green courts, green court lots, tot lots, pocket parks, playgrounds and neighborhood parks shall be provided in CCDs in accordance with Exhibit B, and the following:
(a) 
The minimum percentage of common CCD open space shall be 30% in CCD-1 and CCD Freedom A, 15% in CCD-2 and CCD Freedom B, and 10% in CCD-3 and CCD-Corridor.
(b) 
Pedestrian pockets shall be at least 300 square feet in area or greater.
(c) 
Plazas and squares shall be in the range of 1,000 to 3,000 square feet or greater in area.
(d) 
Village greens, green courts, and green court lots shall be in the range of 3,000 to 10,000 square feet in area.
(e) 
Tot lots, pocket parks, and playgrounds shall be at least 10,000 square feet in area.
(f) 
Community parks shall be at least two acres in size.
(g) 
At least one gazebo or pavilion shall be provided for every 40 acres of development within the Overlay District, with a minimum of one gazebo or pavilion per development.
K. 
[15] Utilities.
(1) 
All new utilities shall be underground.
(2) 
All cable TV boxes, meters, and the like shall be located to the rear of properties and shall be screened.
[15]
Editor's Note: Former Subsection 6.K, Signage, was repealed 6/6/2013 by Ord. 2013-437. This ordinance also provided for the renumbering of former Subsections L through N as K through M, respectively.
L. 
Perimeter Setbacks and Buffers. The following minimum perimeter setbacks and landscaped buffer areas shall apply along perimeter property lines of the original tract, except along streets where the build-to line applies and except where two CCDs adjoin one another:
(1) 
For the CCD-1 Overlay District: 50 feet.
(2) 
For all other CCD Overlay Districts: 25 feet.
M. 
Curbing.
(1) 
Six-inch vertical concrete curbing shall be constructed in all off-street parking lots and wherever on-street parking is provided for commercial or multifamily uses.
(2) 
Full-depth construction concrete wedge curbs are permitted in all other areas not specified by 27-506.6.N(1).
(3) 
All curbing shall be installed in accordance with the standards of the Public and Private Improvements Code (PPIC).
7. 
Use, Density, Unit Mix, and Common CCD Open Space Regulations for the CCD-1 Overlay District.
A. 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD-1 Overlay District.
B. 
Accessory Uses.
(1) 
Uses and structures which are customarily associated with the permitted principal uses.
(2) 
No-impact home-based business.
(3) 
An accessory dwelling unit, (granny flat or mother-in-law suite), provided that no more than 10% of the total number of single-family detached dwellings shall have such accessory dwelling units.
C. 
The maximum gross density shall not exceed 5.5 dwelling units per acre, including all dwelling unit types.
D. 
At least two housing types shall be provided in each CCD.
E. 
Use Composition.
(1) 
No more than 10% of the gross tract area shall be devoted to commercial use after subtracting the minimum required common CCD open space. This area shall include the acreage of buildings, off-street parking and stormwater management.
(2) 
A minimum of 30% of the gross tract area shall be designated and maintained as common CCD open space as follows:
(a) 
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%.
(b) 
A minimum of 10% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds, and tot lots, in a neighborhood park.
(c) 
The balance of the open space areas shall be passive open space areas, and/or natural resource conservation areas and/or greens.
F. 
Active recreational areas and greens shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.[16]
[16]
Editor's Note: See Ch. 22, Subdivision and Land Development.
8. 
Use, Density, Unit Mix, and Common CCD Open Space Regulations for CCD-2 Overlay District.
A. 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD-2 Overlay District.
B. 
Accessory Uses.
(1) 
Uses and structures which are customarily associated with the permitted principal uses.
(2) 
No-impact home-based business.
C. 
The maximum gross density shall not exceed 10 dwelling units per acre, unless the base density is increased in accordance with the following sliding scale:
(1) 
If three housing types are provided, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(2) 
If 20% of the gross CCD tract area is designated and maintained as common CCD open space (5% above the minimum required), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(3) 
If more than 10% of the total CCD site area is devoted to and maintained for commercial use (thereby helping to promote walkability and to minimize off-site vehicular trips), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(4) 
If more than 85% of all buildings are accessed from alleys and service drives (thereby minimizing curb cuts, promoting continuous pedestrian movement along sidewalks, and improving streetscape quality), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(5) 
If at least three bus shelters located at stops on established or confirmed to be established public mass transit routes are provided, a credit of 0.5 additional dwelling unit per acre shall be achieved above the 10 set forth above.
(6) 
If a park-and-ride facility is constructed, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(7) 
Regardless of the menu of the six bonus categories set forth above, the maximum gross density with bonuses shall be 15 dwelling units per acre.
D. 
At least three housing types shall be provided, wherever the gross tract acreage is 30 or more acres.
E. 
Use Composition.
(1) 
No less than 10%, but no more than 75% of the gross tract area shall be devoted to commercial use. This area shall include acreage for buildings, off-street parking and stormwater management. If there is a mixed-use building, such as commercial on the ground floor and residential use above, only half of the ground floor commercial use should be counted. If there is shared parking, only the pro rata share of the commercial parking space shall be counted.
(2) 
A minimum of 15% of the gross tract area shall be designated and maintained as common CCD open space as follows:
(a) 
A minimum of 5% of the gross tract area shall be for greens, plazas or squares. Such areas shall not be slope greater than 5%.
(b) 
A minimum of 5% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds, tot lots in a neighborhood park, trails and the like.
(c) 
The balance of the common CCD open space areas shall be passive open space areas, natural resource conservation areas, and/or greens.
F. 
Greens and active recreational areas shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.[17]
[17]
Editor's Note: See Ch. 22, Subdivision and Land Development.
9. 
Use, Density, Unit Mix, and Common CCD Open Space Regulations for CCD-3 Overlay District.
A. 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD-3 Overlay District.
B. 
Accessory Uses.
(1) 
Uses and structures which are customarily associated with the permitted uses.
(2) 
No-impact home-based business,
C. 
The maximum gross density shall not exceed 15 dwelling units per acre, unless the base density is increased in accordance with the following sliding scale:
(1) 
If four housing types are provided, a credit of one additional dwelling unit per acre shall be achieved above the 15 set forth above.
(2) 
If 15% of the gross CCD tract area is designated and maintained as common CCD open space (5% above the minimum required), a credit of one additional dwelling unit per acre shall be achieved above the 15 set forth above.
(3) 
If more than 60% of the total CCD site area is devoted to and maintained for commercial use (thereby helping to promote walkability and to minimize off-site vehicular trips), a credit of one additional dwelling unit per acre shall be achieved above the 15 set forth above.
(4) 
If more than 85% of all buildings are accessed from alleys and service drives (thereby minimizing curb cuts, promoting continuous pedestrian movement along sidewalks, and improving streetscape quality), a credit of one additional dwelling unit per acre shall be achieved above the 15 set forth above.
(5) 
If at least four bus shelters located at stops on established or confirmed to be established public mass transit routes are provided, a credit of one additional dwelling unit per acre shall be achieved above the 15 set forth above.
(6) 
The maximum gross density with bonuses shall be 20 dwelling units per acre.
D. 
At least three housing types shall be provided, whenever the gross tract acreage is 40 acres or greater.
E. 
Use Composition.
(1) 
No less than 60%, but no more than 75% of the gross tract area shall be devoted to commercial use. This area shall include the acreage for buildings, off-street parking and stormwater management. If there is a mixed-use building, such as commercial on the ground floor and residential use above, only half of the ground floor commercial use should be counted. If there is shared parking, only the pro rata share of the commercial parking space shall be counted.
(2) 
A minimum of 10% of the gross tract area shall be designated and maintained as common CCD open space as follows:
(a) 
A minimum of 5% of the gross tract area shall be for greens, plazas and/or squares. Such areas shall not slope greater than 5%.
(b) 
The balance of the common CCD open space areas shall be passive open space areas, natural resource conservation areas, and/or greens.
(3) 
Greens and active recreational areas shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.[18]
[18]
Editor's Note: See Ch. 22, Subdivision and Land Development.
9.1. 
Use, Density, Unit Mix, and Common CCD Open Space Regulations for the CCD Freedom A Overlay District.
A. 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD Freedom A Overlay District.
B. 
Accessory Uses.
(1) 
Uses and structures that are customarily associated with the permitted principal uses.
(2) 
No-impact home-based businesses.
(3) 
An accessory dwelling unit, (granny flat or mother-in-law suite), provided that no more than 10% of the total number of single-family detached dwellings shall have such accessory dwelling units.
C. 
The maximum gross density shall not exceed 5.5 dwelling units per acre, including all dwelling unit types.
D. 
At least two housing types shall be provided in each CCD.
E. 
Use Composition.
(1) 
No more than 10% of the gross tract area shall be devoted to commercial use after subtracting the minimum required common CCD open space. This area shall include the acreage of buildings, off-street parking and stormwater management.
(2) 
A minimum of 30% of the gross tract area shall be designated and maintained as common CCD open space as follows:
(a) 
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%.
(b) 
A minimum of 10% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds, and tot lots, in a neighborhood park.
(c) 
The balance of the open space areas shall be passive open space areas and/or natural resource conservation areas and/or greens.
(3) 
Active recreational areas and greens shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.
F. 
Setbacks.
(1) 
All nonresidential uses shall be set back a minimum of 400 feet from any property line adjacent to property in a Planned Residential Development zoning district.
(2) 
All residential uses shall be set back 50 feet from any property line adjacent to the development.
9.2. 
Use, Density, Unit Mix and Common CCD Open Space Regulations for CCD Freedom B Overlay District.
A. 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD Freedom B Overlay District.
B. 
Accessory Uses.
(1) 
Uses and structures which are customarily associated with the permitted principal uses.
(2) 
No-impact home-based business.
C. 
The maximum gross density shall not exceed 10 dwelling units per acre unless the base density is increased in accordance with the following sliding scale:
(1) 
If three housing types are provided, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(2) 
If 20% of the gross CCD tract area is designated and maintained as common CCD open space 5% above the minimum required), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(3) 
If more than 10% of the total CCD site area is devoted to and maintained for commercial use (thereby helping to promote walkability and to minimize off-site vehicular trips), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(4) 
If more than 85% of all buildings are accessed from alleys and service drives (thereby minimizing curb cuts, promoting continuous pedestrian movement along sidewalks, and improving streetscape quality), a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(5) 
If at least three bus shelters located at stops on established or confirmed to be established public mass transit routes are provided, a credit of 0.5 additional dwelling unit per acre shall be achieved above the 10 set forth above.
(6) 
If a park-and-ride facility is constructed, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(7) 
Regardless of the menu of the six bonus categories set forth above, the maximum gross density with bonuses shall be 15 dwelling units per acre.
D. 
Use Composition.
(1) 
No less than 5% but no more than 60% of the gross tract area shall be devoted to commercial use. This area shall include acreage for buildings, off-street parking and stormwater management. If there is a mixed-use building, such as commercial on the ground floor and residential use above, only half of the ground floor commercial use should be counted. If there is shared parking, only the pro rata share of the commercial parking space shall be counted.
(2) 
A minimum of 15% of the gross tract area shall be designated and maintained as common CCD open space as follows:
(a) 
A minimum of 5% of the gross tract area shall be for greens, plazas or squares. Such areas shall not be sloping greater than 5%.
(b) 
A minimum of 5% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds, tot lots in a neighborhood park, trails and the like.
(c) 
The balance of the common CCD open space areas shall be passive open space areas, natural resource conservation areas, and/or greens.
(3) 
Greens and active recreational areas shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.[19]
[19]
Editor's Note: See Ch. 22, Subdivision and Land Development.
E. 
Setbacks.
(1) 
All nonresidential uses shall be set back a minimum of 300 feet from any property line adjacent to property in a planned residential development zoning district.
(2) 
All residential uses shall be set back 50 feet from any property line adjacent to the development.
10. 
Dimensional Regulations for CCD Overlay Districts.
A. 
The following dimensional regulations shall apply and be governed by the maximum gross density regulations for each district, except for the CCD Corridor Overlay District and the CCD Corridor Overlay District abutting the Freedom Road right-of-way as identified on the Township Zoning Map, which regulations can be found in § 27-506.12.G and § 27-506.12.H, respectively.
(1) 
Build-To Lines.
(a) 
All residential dwellings shall have a build-to line of six to 12 feet.
(b) 
All other nonresidential buildings shall have a build-to line of 12 to 20 feet.
(2) 
Building Separation Distances.
(a) 
All single-family detached residential buildings shall be separated from one another by a minimum distance of six feet.
(b) 
All attached dwelling buildings and multifamily dwelling buildings shall be separated from one another by a minimum distance of 12 feet.
(c) 
All nonresidential freestanding building groups shall have a minimum separation distance of 20 feet to any other principal freestanding building groups.
(3) 
Maximum Impervious Surface Coverage.
(a) 
CCD-1 Districts: 70%.
(b) 
CCD-2 Districts: 85%.
(c) 
CCD-3 District: 90%.
(d) 
CCD Freedom A District: 70%.
(e) 
CCD Freedom B District: 85%.
(4) 
Building Height.
(a) 
Two-stories and/or 20 feet minimum for all principal buildings.
(b) 
The maximum height for principal buildings in the CCD-1 District shall be 45 feet.
(c) 
The maximum height for principal buildings in the CCD-2 District shall be 65 feet, except that a hotel may be 95 feet.
(d) 
The maximum height for principal buildings in the CCD-3 District shall be 95 feet.
(e) 
The maximum height for principal buildings in the CCD Freedom A District shall be 30 feet.
(f) 
The maximum height for principal buildings in the CCD Freedom B District shall be 65 feet.
(5) 
Maximum Nonresidential Building Footprint.
(a) 
A single nonresidential building footprint shall not exceed 75,000 square feet in gross floor area on the ground floor.
11. 
Context Sensitive Infill Development.
A. 
Development on properties of less than the minimum required acreage of the applicable CCD Overlay District, as detailed in Profile of CCD Overlay Districts located at the beginning of this section, shall meet all of the requirements of § 27-506, and Exhibit B[20] except as follows:
(1) 
The following minimum percentages of the gross tract area shall be built and maintained as common CCD open space, in the form of greens and/or squares as per Exhibit B.
(a) 
Two percent for properties under 10 acres.
(b) 
Three percent for properties from 10 to 14.99 acres.
(c) 
Four percent for properties from 15 to 24.99 acres.
(d) 
Five percent for properties from 25 to 39.99 acres.
(2) 
For residential development, the number of housing types shall depend on the gross site acreage:
(a) 
Zero to 20 acres requires one housing type.
(b) 
Twenty-one to 39 acres requires two housing types.
(3) 
One hundred percent of the buildings may be for nonresidential use.
(4) 
One hundred percent of the buildings may be for residential use.
[20]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
B. 
Any such land shall be adjacent to an existing CCD or to a site with final land development approval for any phase of a proposed CCD.
C. 
Any context sensitive infill development shall compliment the master plan and design standards of the CCD to which it is adjacent.
D. 
The total context sensitive infill development adjacent to an existing CCD shall not exceed the total acreage of the original CCD.
12. 
CCD-Community Character Development (CCD) Corridor Overlay District.
A. 
Intent. Provisions for the CCD Corridor Overlay District are intended to be consistent with § 27-506.
B. 
Applicability.
(1) 
Development in the CCD Corridor Overlay District shall implement Exhibit B, General Manual of Written and Graphic Design Guidelines.
(2) 
The CCD Corridor Overlay District shall apply as depicted on the Cranberry Township Zoning Map.
C. 
Compliance with Other Applicable Ordinances: comply with and implement § 27-506.
D. 
Application Requirements: comply with and implement § 27-506.
E. 
General Design Standards for CCD Corridor Overlay District.
(1) 
Design and development in the CCD Corridor Overlay District shall implement the following design standards and shall comply with all applicable provisions of the Cranberry Township Subdivision and Land Development Ordinance:[21]
(a) 
Refer to Exhibit B, a General Manual of Written and Graphic Design Guidelines – CCD Overlay Districts for Guiding Principles and Design Guidelines.[22]
[22]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(b) 
The applicant shall also prepare and submit a detailed and specific Manual of Written and Graphic Design Guidelines, also known as a “pattern book,” prepared by the applicant pertaining to such specific proposed features as architecture, street walls, building materials, fencing, walls, landscaping, signs, streets, pedestrian circulation, parking, lighting and streetscape. Said Manual shall be consistent with the Guiding Principles and Design Guidelines for the CCD Corridor Overlay District set forth in this Part and Exhibit B.
(c) 
The Cranberry Township Public and Private Improvements Code (PPIC)[23] shall apply, particularly to internal streets.
[23]
Editor's Note: See Ch. 17, Public and Private Improvements Code (PPIC)
(d) 
All applicable standards or requirements of the ADA apply.
[21]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(2) 
Street and Alley Network for CCD Corridor Overlay District. The success of the CCD Corridor Overlay District shall be based in part on an effective and continuous street, alley, and service drive network, and interconnectedness within five feet of adjacent parcels. Through streets are intended to enhance connections between properties. Alleys and service drives relieve the frontage street from certain service functions, preserve the streetscape without curb cuts or with minimal curb cuts, and allow buildings to be placed forward on the lot to provide greater curb appeal and pedestrian access.
(a) 
A network system of interconnected streets, alleys, and service drives shall be created to effectively accommodate vehicular, pedestrian, and bicycle circulation.
(b) 
All streets, alleys, service drives, and streetscape elements shall be designed in accordance with Chapter 17, the Cranberry Township Public and Private Improvements Code (PPIC).
(c) 
Curb bulbouts shall be located at internal collector street intersections, subject to the approval of the Township Engineer.
(d) 
Two-way alleys shall be a minimum of 17 feet in width to provide adequate lanes for two-way travel.
(e) 
Easements shall be provided in alleys as necessary for pedestrian access, vehicular access, as well as for access for mail delivery, trash pickup, utilities and maintenance.
(f) 
Stub-street connections shall be provided to enable vehicular access to adjacent properties.
(g) 
Bus shelters shall be installed by the developer on an as-needed basis at the discretion of the Township to accommodate current or future public transportation needs.
(3) 
Building Width/Proportion/Height for CCD Corridor Overlay District.
(a) 
Staggered heights. Whenever nonresidential buildings adjoin one another, no more than two such buildings shall have the same building height so as to create visual interest. Building heights shall vary by at least two feet for nonresidential buildings. In addition, nonresidential buildings and townhomes with flat roofs shall have a parapet wall of at least four feet to provide visual interest.
(b) 
Individual nonresidential buildings shall be no wider than 50 feet, unless designed with primary facade offsets with one-to-four-foot recess or projection at intervals of 20 feet to 32 feet.
(4) 
Building Location and Street Wall for CCD Corridor Overlay District. The streetscape character of the CCD Corridor Overlay District is formed by buildings located close to the sidewalk (the street wall) to promote a pedestrian friendly frontage. Other structures, such as a wall, could help to create the streetscape character when buildings cannot be placed close to the sidewalk to create the street wall.
(a) 
The Street Wall Design Guidelines in Exhibit B shall be implemented in all CCD Corridor Overlay District proposals.
(b) 
Buildings shall form the street wall along internal streets; provided, however, that whenever there are gaps in the building walls, the street wall shall be built and maintained as shown in Exhibit B and subject to review and approval of Cranberry Township as follows:
1) 
Whenever arterial streets intersect with other streets, a thirty-inch-tall solid brick wall or thirty-inch-tall brick piers, at twenty-one-foot intervals, connected by black wrought-iron, steel, or a comparable metal fence, with low shrubs on the street side of the piers and fence shall be built and maintained, with at least 42 feet of wall in each direction.
2) 
Along other sections of streets that have off-street parking lots adjoining the street, brick piers at twenty-one-foot intervals, connected by a black wrought iron or steel fence shall be installed and maintained, and low shrubs shall be located on the street side of the piers and fence;
3) 
Along other sections of streets that have basins, fields, or other green areas (i.e., not with an off-street parking lot to be screened), brick piers at twenty-one-foot intervals, connected by hedges, shall be installed and maintained.
(c) 
Buildings shall anchor corners where streets and/or alleys intersect unless a pedestrian-accessible village green, a plaza, square, pedestrian pocket park, or green court lot at street corners is proposed.
(d) 
To create diversity and interest, variations in lot widths of adjacent lots shall be achieved whereby no two adjoining lots have the same lot width.
(5) 
Parking: Off-Street for CCD Corridor Overlay District. In addition to the provisions of § 27-312, the following shall apply:
(a) 
Off-street parking spaces and off-street parking lots accessed from a collector road shall be located to the rear or side of buildings, except as provided below. There shall not be any off-street parking in front of a building that fronts on a collector road. Off-street parking shall be screened as set forth below.
(b) 
Off-street parking accessed from an arterial road may involve a maximum of one bay of parking in front of buildings.
(c) 
Off-street parking lots shall not be located at a street corner, except for structured parking.
(d) 
Off-street parking areas that are visible from the street shall be screened. A low wall, fence and hedge shall be installed and permanently maintained at the street wall line to screen parking areas to help maintain streetscape and street wall character as shown in Exhibit B.
(e) 
Parking courts in accordance with Exhibit B shall be provided for multifamily dwellings where feasible.
(f) 
Off-street parking shall comply with the requirements of § 27-312.14, Off-Street Parking Requirements, except that shared parking may be provided at a blended rate of 3.9 parking spaces per 1,000 square feet of gross floor area for nonresidential buildings, in accordance with the publication titled "Shared Parking Second Edition," 2005, by the Urban Land Institute (ULI), and except that a reduction of 20% of individual use parking requirements may be permitted.
(g) 
All dwelling units shall have parking and garages accessed from alleys or service lanes, unless topographic or hydrologic constraints at the site prevent the construction of alleys or service lanes, in which case no less than 60% of dwelling units shall have alley or service lane access to parking and garages.
(6) 
Parking: On-Street for CCD Corridor Overlay District. On-street parking is intended to insulate pedestrian traffic from vehicular traffic on internal streets that parallel or are perpendicular to the frontage streets of the CCD Corridor Overlay District.
(a) 
Such on-street parking may be placed along curbs and streets to increase the availability of parking along internal streets as permitted in the PPIC.
(b) 
Such on-street parking areas located along internal streets within 300 feet of the use may count toward the required number of parking spaces, if the applicant can demonstrate that such parking is actually available and has not been counted by a previous landowner or tenant.
(c) 
No on-street parking shall be permitted along arterial and collector streets.
(7) 
Sidewalks, Walkways, Trails, Crosswalks, and Other Pedestrian Linkages for CCD Corridor Overlay District. Sidewalks are intended to create a continuous pedestrian walkway network. Sidewalks provide a critical element of the streetscape and public realm of the CCD Corridor Overlay District.
(a) 
Sidewalks shall be placed on both sides of all streets to enhance pedestrian circulation. Sidewalks shall connect to adjoining properties.
(b) 
Sidewalks shall have the following minimum widths:
1) 
Five feet in residential areas.
2) 
Fifteen feet in commercial areas with outdoor dining.
3) 
Six feet in other nonresidential areas.
(c) 
Handicapped curb cut ramps for sidewalks shall be installed and maintained at all street intersections in accordance with ADA requirements.
(d) 
Sidewalks shall be maintained and repaired on an on-going basis by the lot owner and/or adjoining lot owner and/or the property owners' association, and/or homeowners' association.
(e) 
Crosswalks shall be at least six feet in width or wider if the adjoining sidewalk is wider, physically and visually distinctive to facilitate pedestrian circulation at street corners, and constructed of stamped concrete or approved equal in accordance with the Cranberry Township Public and Private Improvements Code (PPIC).[24]
1) 
Crosswalks across arterial roads, collector roads, and roads within a commercial or multifamily area shall be striped on the sides with concrete, six inches wide.
[24]
Editor's Note: Ch. 17, Public and Private Improvements Code (PPIC)
(8) 
Streetlights for CCD Corridor Overlay District.
(a) 
Streetlights shall be required along all streets and shall be no higher than 20 feet, and shall be placed in an alternating or staggered arrangement at an average intervals of 105 feet in a uniform pattern to provide safety and convenience along arterial roads and at average intervals of 90 feet along all other roads.
(b) 
Streetlight types, locations, and intensities shall be in character with the pedestrian-oriented streetscape and shall be in accordance with existing lighting requirements and shall be alternating with street tree locations.
(9) 
Street Trees and Other Landscape Excellence for CCD Corridor Overlay District. Street trees are intended to add charm, beauty and shade to streets. Street trees also provide a landscape architectural complement to the architectural alignment of buildings.
(a) 
Street trees shall be in accordance with the Cranberry Township Subdivision and Land Development Ordinance (§ 22-612).
(b) 
All CCD Corridor Overlay Districts shall be planned, designed, built, and maintained with highly functional and attractive landscape features, such as trees, hedges, walls, fences, piers, and walkways.
1) 
All CCD Corridor Overlay Districts shall effectively exhibit at least four of the seven design principles for landscape excellence (integration, connectivity, space articulation, repetition, balance, contrast, sustainability) as found in Exhibit B.[25]
[25]
Editor’s Note: Exhibit B, General Manual of Written and Graphic Design Guidelines – Community Character Development (CCD) Overlay Districts, is included in the on-line version of the Code of Ordinances of the Township of Cranberry (eCode360®). Exhibit B is also on file in the Township offices.
(10) 
Common open space for CCD Corridor Overlay District.
(a) 
Village greens, plazas, squares, and pedestrian pockets shall be provided in accordance with Exhibit B and the following:
1) 
The minimum percentage of common open space shall be 10% of the gross tract area.
2) 
Pedestrian pockets shall be in the range of 300 to 1,000 square feet.
3) 
Plazas and squares shall be in the range of 1,000 to 3,000 square feet or greater in area.
4) 
Village greens and green courts shall be in the range of 3,000 to 10,000 square feet or greater in area.
5) 
Tot lots and playgrounds shall be at least 10,000 square feet in area.
(11) 
Signage for CCD Corridor Overlay District. All signage must be applied for and approved in accordance with Part 6, Signs.
(12) 
Utilities for CCD Corridor Overlay District.
(a) 
All new utilities shall be underground.
(b) 
All cable TV boxes, meters and the like shall be located to the rear of properties and shall be screened.
(13) 
Perimeter Setbacks and Buffers for CCD Corridor Overlay District. A minimum perimeter setback and landscaped buffer area of 25 feet shall apply along perimeter property lines of the original tract, except along streets where the street wall is required.
(14) 
Curbing.
(a) 
Six-inch vertical concrete curbing shall be constructed in all off-street parking lots and wherever on-street parking is provided for commercial or multifamily uses.
(b) 
Full-depth construction concrete wedge curbs are permitted in all other areas not specified by § 27-506.6.N(1).
(c) 
All curbing shall be installed in accordance with the standards of the Public and Private Improvements Code (PPIC).
F. 
Use, Density, Unit Mix, and Common Open Space Regulations for CCD Corridor Overlay District.
[Amended by Ord. 2013-437, 6/6/2013]
(1) 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD Corridor Overlay District.
(2) 
Accessory Uses.
(a) 
Uses and structures which are customarily associated with the permitted uses.
(b) 
No-impact home-based business.
(3) 
The maximum gross density for residential development shall not exceed 10 dwelling units per acre, unless the base density is increased in accordance with the following sliding scale:
(a) 
If three housing types are provided, and one of the types is live-work units, a credit of two additional dwelling units per acre shall be achieved above the 10 set forth above.
(b) 
If 15% of the gross tract area is designated and maintained as common open space (5% above the minimum required), a credit of two additional dwelling units per acre shall be achieved above the 10 set forth above.
(c) 
If more than 60% of all buildings are accessed from alleys and service drives (thereby minimizing curb cuts, promoting continuous pedestrian movement along sidewalks, and improving streetscape quality), a credit of two additional dwelling units per acre shall be achieved above the 10 set forth above.
(d) 
If at least two bus shelters located at stops on established or confirmed to be established public mass transit routes are provided, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(e) 
If 20% of the proposed energy systems are renewable energy systems, a credit of one additional dwelling unit per acre shall be achieved above the 10 set forth above.
(f) 
The maximum gross density with bonuses shall be up to 17 dwelling units per acre.
(4) 
Use Composition.
(a) 
A minimum of 10% of the gross tract area shall be designated and maintained as common open space as follows:
1) 
A minimum of 5% of the gross tract area shall be for plazas, squares and/or pedestrian pockets. Such areas shall not sloping greater than 5%.
2) 
The balance of the common CCD open space areas shall be passive open space areas, natural resource conservation areas, and/or greens.
3) 
Greens and active recreational areas shall count as part of the required usable recreation space, as per the Cranberry Township Subdivision and Land Development Ordinance.
(b) 
Development on properties of five or more acres shall include a mix of residential and nonresidential uses. The mix of uses shall be as follows:
1) 
When the property is from five to 19.99 acres, at least one housing type shall be provided. The housing type shall be built and maintained on at least 2% of the tract area after subtracting the required CCD open space.
2) 
When properties are from 20 to 39.99 acres, at least two housing types shall be provided. These housing types shall be built and maintained on at least 5% of the tract area after subtracting the required CCD open space.
3) 
When properties are 40 or more acres, at least three housing types shall be provided. These housing types shall be built and maintained on at least 10% of the tract area after subtracting the required CCD open space.
G. 
Dimensional Regulations for CCD Corridor Overlay District.
(1) 
The following dimensional regulations shall apply and be governed by the maximum gross density regulations for each district.
(a) 
Building Separation Distances.
1) 
All attached dwelling buildings and multifamily dwelling buildings shall be separated from one another side by side by a minimum distance of 10 feet.
2) 
All nonresidential freestanding building groups shall have a minimum separation distance of 15 feet side by side to any other principal freestanding building groups, unless the fire code requires a greater separation distance.
(b) 
Front Setbacks.
1) 
From collector street: 15 feet.
2) 
From arterial street: 25 feet.
3) 
No-pave setback: 25 feet.
(c) 
Maximum Impervious Surface Coverage: 10% greater than underlying zoning district; provided, however, that the total shall not exceed 90%.
(d) 
Building Height.
1) 
Two stories and/or 20 feet minimum for all buildings.
2) 
The maximum height for principal buildings shall be 75 feet.
(e) 
Maximum Nonresidential Building Footprint.
1) 
A single nonresidential building footprint shall not exceed 25,000 square feet in gross floor area on the ground floor for a single tenant that gains vehicular access along an internal collector street.
2) 
One nonresidential building footprint may exceed 25,000 square feet but shall not exceed 85,000 square feet in gross floor area on the ground floor for one tenant that gains vehicular access along an external street, provided the building is designed to incorporate liner shops.
3) 
On development sites that include multiple buildings, all buildings on the site shall be accessed by an internal street.
H. 
The following provisions of the CCD Corridor Overlay District shall apply to any property included in the CCD Corridor Overlay District that immediately abuts the Freedom Road right-of-way as identified on the Township Zoning Map. Unless modified below, all other provisions of the TND Corridor Overlay District and all other applicable ordinances shall apply to such properties.
(1) 
Uses. Refer to 27 Attachment 2.1, Table of Authorized Principal Uses, Community Character Development (CCD) Overlay Districts Where Use Is Authorized, and Method of Authorization, for uses permitted within the CCD Corridor Overlay District that immediately abut the Freedom Road right-of-way.
(2) 
Building Height.
(a) 
The maximum height for principal buildings shall be two stories and/or 25 feet.
(b) 
There shall be no minimum building height requirement.
(3) 
Maximum impervious surface coverage: 85%.
(4) 
Minimum CCD open space: 15%.
(5) 
In addition to any other applicable buffering requirement, where a nonresidential use is proposed on a property that is adjacent to property that is zoned with a residential use, the following buffering shall be installed. All trees shall be a minimum of six feet in height at installation and any required screen wall shall be constructed of decorative masonry or brick.
[Added by Ord. 2009-394, 11/5/2009, § 2]
1. 
The Streetscape Enhancement Overlay District is mandatory in all circumstances as more fully described in this Section, pursuant to § 605 of the MPC, 53 P.S. § 10605, as amended.
[Added by Ord. 2012-425,[1] 1/3/2012, § 8]
[1]
Editor’s Note: This ordinance also renumbered former Subsection 1 as Subsection 2.
2. 
Intent. Provisions for the Streetscape Enhancement Overlay District are intended to comply with the General Regulations in Part 3, § 27-324 Streetscape Enhancement Overlay District, and to implement Exhibit A, General Manual of Written and Graphic Design Guidelines for the Streetscape Enhancement Overlay District.
[Added by Ord. 2012-425, 1/3/2012, § 9]
A. 
The Airport Hazard Area Overlay District is mandatory pursuant to § 605 of the MPC, 53 P.S. § 10605, as amended.
B. 
The purpose of this Section is to prevent airport hazards within such areas as determined by the Pennsylvania Bureau of Aviation (BOA) and designated by the Township of Cranberry herein by regulating and restricting the heights of constructed structures and objects of natural growth in a manner consistent with Act 164 of 1984, the Airport Zoning Act.
C. 
No structure, growth, or other object, including a mobile object, shall exceed 200 feet in height within the Airport Hazard Area Overlay District as identified on zoning Figure Z-11,[1] the determination of which area may be modified by the BOA from time to time.
[1]
Editor’s Note: Figure Z-11 is included at the end of this chapter.
D. 
As regulated by Act 164 and defined by 14 Code of Federal Regulations Part 77.13(a) (as amended or replaced), no new structure may be erected and no existing structure may be modified to create an airport hazard within an Airport Hazard Area Overlay District without obtaining approval from the BOA. An applicant for any applicable Township permit that includes any structure or object in excess of 200 feet in height shall first notify the BOA by submitting PennDOT Form AV-57 to obtain an obstruction review of the proposal at least 30 days prior to submission for a Township permit. The BOA response must be included with this permit application for it to be considered administratively complete. If the BOA returns a determination of no penetration of airspace, the permit shall be considered in compliance with the intent of this section. If the BOA returns a determination of a penetration of airspace, the Township permit shall include any mitigation identified by the BOA. The Township permit may be denied in its entirety or in part pursuant to a finding of penetration of airspace by the BOA where mitigation of an airport hazard is not possible as determined by the BOA. No BOA review is required to make maintenance repairs or to replace parts of existing structures that do not enlarge or increase the height of an existing structure.
E. 
In accordance with the Airport Zoning Act, any request for variance from any provision of this section shall be submitted to the Cranberry Township Zoning Hearing Board and shall be processed in accordance with Chapter 27 of the Township Code and the Pennsylvania Municipalities Planning Code.
F. 
This section shall not be construed to require the removal, lowering, or other change or alteration of any structure or tree not conforming to the regulations as of the effective date of this Section.