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Community Development

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1. What Building Code does Cranberry Township enforce?

Cranberry Township currently enforces the 2006 International Codes Council (ICC) series of Codes. See the following list for a complete listing of codes. Cranberry Township Ordinance 2004-348 adopted these Codes by reference with a few amendments, pursuant to Act 45 of 1999 which required a Uniform Construction Code (UCC) for Pennsylvania.

International Building Code
International Residential Code
International Fire Code
International Mechanical Code
International Plumbing Code
International Electrical Code
International Energy Conservation Code
International Fuel Gas Code
International Existing Building Code

2. What is the difference between a Type I and Type II permit and why does Cranberry Township do permits that way?

The Uniform Construction Code (UCC) of Pennsylvania restricted municipalities from issuing building permits for certain things (see further Q & A below). The Township found it necessary to continue issuing Zoning Approval for those things that were exempted from building permit, thus the Type II Residential Accessory Zoning Permit was created to verify that the exempted structures met zoning setbacks, etc. Type I Residential Building Permits are a product of the Building Code and incorporate the Zoning Code provisions also. Thus, the Type I Residential Building Permit is intended to verify Building Code and Zoning Code compliance.

3. Am I required to obtain a building permit for a swimming pool (in-ground or above ground)?

Yes. All swimming pools that can contain water that is over 24 inches in depth require a Type I Residential Building Permit prior to installation. All swimming pools of this nature are considered permanent and must meet all code provisions regardless of whether they are inflatable or portable. Swimming Pools that can contain under 24 inches of water are exempt from all permit requirements.

4. Am I required to get a permit for a deck, shed, addition to a home or a porch?

Yes, with the following stipulations; Decks that are over 30 inches in height, measured from grade level to walking surface are required to have a Type I Residential Building Permit. Decks that are under 30 inches in height, measured from grade level to walking surface are required to have a Type II Residential Accessory Zoning Permit. Sheds that are over 1,000 square feet are required to have a Type I Residential Building Permit, while sheds under 1,000 square feet only need a Type II Residential Accessory Zoning Permit. All additions and porches require a Type I Residential Building Permit.

5. Are permits required for finishing a basement?

Permits are required for finishing basements when structural changes are being made. Structural changes include the installation of doors, walls (load bearing or non-load bearing), windows and the creation of rooms. Permits are not needed if the only improvements are installing carpeting, lighting, painting or other non-structural changes. When permits are required, the code calls for a required exit directly from the basement area. Call to speak to one of our Code Administrators for further details at 724-776-4806, extension 1104.

6. Does a fence or children’s play-set require a permit?

No. Fences and play-sets are not regulated by the Township Zoning Ordinance or Building Codes. Fences cannot be installed in easements, rights of way or in a manner that will interfere with vehicle site distance on roads.

7. How many new homes are built in Cranberry Township per year?

During the last decade (1997 - 2006) Cranberry Township has averaged 222 new residential units per year.

8. What is the required guardrail height for a deck, balcony, or porch?

The International Residential Code requires a 36 inch guardrail height for porches, decks, or balconies on residential structures.

9. How can I find out a zoning district for a particular property?

Cranberry Township will provide a hard copy of the zoning map to the public through the administrative offices or you may view an electronic version by logging on to our web site at www.cranberrytownship.org and using the “Property Finder” function. There is a normal reproduction cost for hard copies.

10. What does PRD mean?

A PRD is an abbreviation for Planned Residential Development. PRD is a process in which a developer master plans a housing development pursuant to Township ordinances. PRD design guidelines require the retention of open space for the benefit of the residents within a plan and overall Township.

11. Why are certain builders permitted to build in the Township even though there are complaints against them?

The State of Pennsylvania does not require licensing of contractors. The Township can not restrict a company from doing business within the Township as long as the required permits and approvals are secured.

12. Do plans for a new house or addition have to be stamped by an architect or engineer?

No, not typically. However, there is a provision in the Building Code that requires non-typical construction to have a professional seal.

13. Can I have horses on my property?

Yes. Cranberry Township does not regulate the keeping of livestock and farm animals.

14. Who does the electrical inspections in Cranberry Township?

Electrical inspections are performed by Cranberry Township’s 3rd party contractor. Inspections are performed after the applicant receives a permit for the intended work. Inspections are scheduled through the Township inspection scheduling process. The number is 724-776-4806, extension 1161.

15. Is the burning of household trash in a proper burn barrel considered open burning?

While the burning of trash in a burn barrel is not considered open burning, the practice of burning one’s household garbage/trash is not allowed.

16. When was the Cranberry Township Zoning Ordinance adopted?

The first ordinance was adopted in the 1970's, recent major revisions were made in 1996. The Zoning Ordinance is revised periodically, with the most recent version being named Chapter 27. Updated versions are posted on the website.

17. What Township Ordinances regulate development?

Development is regulated by all Township Codes and Ordinances, but specifically, the Cranberry Township Subdivision/Land Ordinance (Chapter 22), the Township Zoning Ordinance (Chapter 27), and the Public & Private Improvements Code (Chapter 17) provide the basis for development standards and requirements. Updated versions are posted on our website.

18. What are the regulations for a septic system and who enforces them?

On-lot septic systems are regulated by the Pennsylvania State Department of Environmental Protection (DEP). Each municipality in the State is required to employ or contract with a DEP licensed Sewage Enforcement Officer (SEO) for enforcement of the DEP regulations. The Cranberry Township SEO is Mike Groves with the firm of Daniel C. Baker. Mike Groves can be reached at 724-495-7020.

19. What buildings require sprinkler systems for fire suppression?

The International Building Code stipulates which buildings are required to have any kind of fire protection or detection systems depending on type of construction, square footage of the structure and type of use or occupancy.

20. How can I find out if the Zoning Ordinance allows my business or use on a property with a building?

Part 4 of the Township Zoning Ordinance (Chapter 27) provides a use chart with the particular uses and the applicable zoning districts.

21. Does Cranberry Township regulate signs?

Yes. Part 6 of the Cranberry Township Zoning Ordinance provides the Township sign regulations.

22. Does the Township have the Building Codes available to view?

Yes. Copies of the Building Codes, Fire Code, Subdivision/Land Development, Zoning Ordinance, and Public & Private Improvements Code are all available through the Customer Service Center in the Township Municipal Center. The Building Codes are also available in the Cranberry Township Library.

23. How much will my building permit cost?

Fees for building permits are identified in the Township Fee Resolution which can be viewed on the Township web site or at the Customer Service Center. All Township fees are identified therein.

24. Who performs plumbing inspections?

Inspections for above ground plumbing are administered by the Department of Community Development. Underground plumbing inspections are administered by the Sewer and Water Division of the Public Works Department.

25. What permits do I need to start a business in Cranberry Township?

To determine if permits are required, you need to contact the Department of Community Development at 724-776-4806, extension 1104. The process can be as simple as applying for zoning approval, completing a fire prevention survey and a floor plan layout, and having an inspection completed. We encourage you to make a contact with the Township prior to making commitments to rent or purchase property.

26. Do I need to have a building permit prior to starting building construction or alterations?

Yes. You must obtain the necessary permits and approvals prior to starting construction. Always check with the Community Development Department first at 724-776-4806, extension 1104.

27. Do I need a permit to construct a new driveway onto my property?

Yes. Driveway/Road Opening Permits are reviewed and issued by the Engineering Department. You are not required to obtain a permit if you are simply repaving an existing driveway.

28. Do I need a copy of the survey of my property for a permit to construct a shed, deck, pool, or addition?

Yes. You need to submit a copy of a survey showing the proposed location of the structure you are building. For sheds, additions, decks, and pools, it does not have to be an original survey.

29. How can I get an application for a building permit?

You can always stop at the Customer Service Center in the Municipal Center, we can fax it or mail it to you, or if you’d like, all of our applications are available for printing from our web site.

30. How much notice do I need to give for an inspection for my building permit?

We require notification before 3 pm to schedule an inspection for the following business day. You can reach the inspection line 24 hours a day by dialing (724) 776-4806, extension 1161. You will reach an automated system. Please follow directions and give the appropriate information, including the permit number.

31. How long does it take to get a Residential building permit?

It usually takes three - five business days after receipt of your complete permit application, depending upon how many applications are in the queue. If additional information is required, the time to receive the permit grows accordingly.

32. Do I need to pay for a permit when I drop off the application?

No. Payment is not needed until you are notified to pick up the permit.

33. How many sets of plans do I need to submit with my building permit application?

You will need to submit 2 sets of plans for a residential building permit application, and 3 for non-residential building permit applications.

34. Can I fax my building permit application to you?

Yes. Be sure that the plans for your submittal are legible and that all information is filled in on the application. Our fax number is (724) 776-4420.

35. What are the dates for the Planning Advisory Commission and Board of Supervisor’s meetings?

The Planning Advisory Commission usually meets the last Monday of the month for their Work Session and the first Monday of the month for their Regular Meeting. The Board of Supervisors meets, usually on the last Thursday of the month for their Agenda Setting Meeting and the first Thursday of the month for their Regular Meeting.Please check our web site for the actual dates. All meetings start at 7:00 p.m. and are located in the Council Chambers in the Municipal Center located at 2525 Rochester Road.

36. Who do I contact regarding a Fire Code question?

The Community Development Department at 724-776-4806 x1104. You will then be referred to one of our Code Administrators.

37. What are Transportation Impact Fees?

Transportation Impact Fees are funds the Township collects from new land developments. The funds are collected as a means to pay for traffic improvements required as a result of new development and can only be spent on projects on the adopted twenty (20) year Transportation Capital Improvement Plan.