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The proposed Planned Neighborhood (PN) overlay would be an option for properties over 25 acres depicted in the blue areas on the attached map. Proposed Zoning Map Overlay
In addition to being a specific recommendation of the Cranberry Plan adopted with extensive public involvement and support, the current proposal also involved input and engagement from a concerned citizens group. Originally introduced over six months ago, the Board of Supervisors put the proposal on pause to work with a concerned citizens group who hired their own professional planner to review the proposal. The substantially revised proposal now being considered is the product of that citizen engagement.
For the past 25 years Cranberry has engaged in proactive community planning to create a world-class community. The current proposal would continue to implement the goals set forth by the Cranberry Plan to create a welcoming community with a sustainable mix of housing options that appeal to all ages and demographics. This mix creates more choice for potential homebuyers while also providing the amenities they desire, including more walkable neighborhoods. Variety creates the path to community sustainability, not homogeneity.
NO. The proposal is a future development option available for only approximately 590 acres of land in the Township. Additionally, over 20 percent of the 590 available acres is already zoned for more intensive commercial uses. This proposal would decrease the intensity and traffic on those commercially zoned properties if, a landowner elected to apply the proposed overlay. Cranberry Township is 24 square miles in area which is more than 15,000 acres in total.
NO. There are many undeveloped properties that are zoned for only detached single-family home use.
NO. There are no high density multifamily (apartment) or commercial uses permitted in the proposed overlay. The overlay permits only single-family homes, duplexes, townhomes, and quad units. The overlay allows for development at the same densities as existing neighborhoods. Examples of existing neighborhoods at the same densities and mix of uses include: Clearbrook; Freedom Woods; The Woodlands; Bellevue Park; and Park Place.
Since the 1990’s, the Township has required most residential developments to set aside and permanently protect open/green space. To date these requirements have permanently protected over 2,000 acres (3 square miles) of open/green space that can never be developed. The current proposal would continue this pattern of sustainable land use planning and require the developer to preserve 30 percent of the land as open space, including environmentally sensitive areas, stormwater management facilities, perimeter buffers, and areas for active/passive recreation.
No. The ordinance is focused on creating different types of housing options and does not include commercial uses or multi-family uses as featured in developments like Meeder.
Every development in the Township is required to have a traffic impact study and analysis that is guided by current transportation standards. Additionally, the Township’s Transportation Impact Fee program requires that every new development pays a fee for its fair share for required upgrades to the existing transportation network.
These developments intend to create a walkable, diverse neighborhood that look similar to existing neighborhoods within the Township while also maintaining the open green space Cranberry residents enjoy.
ALL proposed future development must be reviewed and permitted by the Township. The proposed overlay does not exempt future development from the Township’s extensive application and review process. Developers will continue to be held to the standards and strict processes as outlined by ordinances found in the Township Code. There is a very rigorous review process required of any new proposed development. The Planning Advisory Committee, as well as staff, review all applications for compliance with Township standards in developing recommendations for the Board of Supervisors. Ultimately, these recommendations are presented to the Board of Supervisors who have the final say on approval.
No. The zoning changes simply provide an option for developers. They can choose this option or develop in compliance with the underlying zoning district.
No. The overlay is still a conditional use, meaning it must go through the planning and development process and demonstrate that the proposed development satisfies all requirements listed in the Township Code. Developers are required to meet all Township requirements and must be granted approval.
All new land development projects must submit several studies related to the potential impact of proposed developments in the Township. Common studies include a sewer feasibility report, an environmental impact assessment, a stormwater management report, an erosion and sedimentation control plan, a traffic impact study, and a geotechnical technical report. These are required as a condition of approval in addition to any permits that may be required by outside agencies such as Pennsylvania Department of Transportation, the Butler County Conservation District, and Pennsylvania Department of Environmental Protection.
While it may be counterintuitive, new housing construction alone does not necessarily lead to more students. There are many factors that relate to how enrollment changes, including decreasing household size (a national trend), an aging population, and new housing construction.
Consider the fact that Seneca Valley enrollments have remained relatively stable over the last decade (7,293 students in 2010-2011 compared to 7,275 students in 2019-2020. At the same time, over 2,000 new residential units were built in Cranberry Township according to the U.S. Census Bureau.
Additionally, the District is made up of 9 municipalities which have a cumulative impact on district enrollment. Those municipalities have also grown during the same period. The consistent enrollment trends are true for individual elementary schools as well as the district as a whole. Please review the SVSD enrollment data here...