Article
VI:
Off Street Parking and Loading
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Sections 601 - 604
601 - Required Number of Parking Spaces
602 - General Regulations for Off Street Parking
603 - Design Standards for Off Street Parking
604 - Off Street Loading
Zoning & Ordinances - Article VI
1. Number of Spaces. In all Districts, except the C-1 District, each use that is newly developed, enlarged, significantly changed in type or increased in number of establishments shall provide and maintain off-street parking spaces in accordance with Table 6.1 and the regulations of this Article.B. REDUCTION OF PARKING REQUIREMENTS AS A CONDITIONAL USE.
2. Uses Not Listed. Uses not specifically listed in Table 6.1 shall comply with the requirements for the most similar use listed in Table 6.1, unless the applicant proves to the satisfaction of the Zoning Officer that an alternative standard should be used for that use.
3. Multiple Uses. Where a proposed lot contains or includes more than one type of use, the number of parking spaces required shall be the sum of the parking requirements for each separate use, except as may be allowed under Section 601.B.
4. Calculation. Where the calculation of required parking spaces does not result in a whole number, the calculation shall be rounded to the closest whole number.
1. Purposes. To minimize impervious surfaces, while ensuring adequate parking; to recognize unique circumstances may justify a reduction in parking.
2. The Borough Council may permit a reduction, through the Conditional Use process of Section 117, of the number of parking spaces required to be developed if the Applicant proves to the satisfaction of the Borough Council that less parking spaces are needed.a. Proof. To prove that less parking spaces are needed, the applicant shall provide existing and projected employment, customer, resident or other relevant data. Such data may include a study of parking at similar developments during peak periods of use.
b. Shared Parking. Under this Section. an applicant may seek to prove that parking permanently shared with another use or another lot with shared internal access will reduce the total amount of parking needed because the uses have different peak times of parking need or overlapping customers.
c. Reservation of Future Parking Areas. If a reduction is permitted under this Section, the Borough Council may require as a condition of the approval that the lot include the reservation, permanently or for a specified number of years, of areas for use if needed in the future for additional parking.i) Such reservation shall be provided in a legal form acceptable to the Borough Solicitor.
ii) In such case, the Applicant shall be required to submit site plans to the Zoning Officer showing where and how the additional parking could be accomplished.
iii) Such additional parking shall be required to be provided within one year by the owner of the lot at that time after the Zoning Officer may determine in writing to such owner that such parking has become needed to meet actual use. Such determination shall be based upon the Zoning Officer's on-site review on least three different days.
| Type of Use | No. of Parking Spaces Required |
| Offices, Retail Business and Customer Service Establishments | 1 for every 300 sq. ft. of total floor area |
| Restaurants, Tavern and Night Clubs | 1 for every 2.5 seats |
| Medical and Dental Clinics | 5 for every doctor or dentist |
| Hotels and Motels | 4 for every 3 sleeping rooms |
| Churches, Theaters, Auditoriums and Places of Assembly | 1 for every 3.5 seats |
| Elementary Schools | 1 for every 15 classroom seats |
| Secondary Schools | 1 for each 2 teachers and employees plus 1 for each 10 students |
| Colleges, Universities and Commercial Schools | 1 for every 5 classroom seats |
| Social Halls, Clubs and Lodges | 1 for every 200 sq. ft. of total floor area |
| Bowling Alleys | 5 for every 1 alley |
| Hospitals | 1 for every 2 beds |
| Single- and Two-Family Dwellings | 2 for every dwelling unit |
| Multi-Family Dwellings | 4 for every 3 dwelling units |
| Funeral Home | 1 per 5 seats in rooms intended to be in use at one time for visitors plus 1 per employee |
| Rooming Houses and Dormitories | 1- ½ for each occupant |
| Manufacturing Plants | 1 for every 3 employees (a,b) |
| Wholesale Establishments and Warehouses | 1 for every 2 employees (a) |
| Nursing and Convalescent Homes | 1 for every 4 beds |
| Beauty Shop | 2 for each operator |
| Barber Shop | 2 for each barber |
| Kennel (Min. of 4) | 1 per employee plus one for every 15 animals of capacity |
| Home Occupation | 2 spaces for any business expected to routinely have visitors, plus the spaces for the dwelling unit plus one off-street parking space for each non-resident employee. |
| Group Home | Two per group home |
| Manufactured/Mobile Home Park | 2 per dwelling unit |
| Nursing Home | 1 per 6 beds plus 1 per 1.2 employee |
| Personal Care Home | 1 per 4 beds plus 1 per 1.2 per employee |
| Day Care Center | 1 per 10 children, with spaces designed for safe and convenient drop-off and pick-up plus 1 per 1.2 per employee |
| Utility | 1 per vehicle routinely needed to service. |
| Trade School | 1 per 1.5 students plus 1 per employee |
| Library, community center, cultural center or museum | 1 per 4 seats or 1 per 250 sq. ft. of floor area accessible to patrons and users if seats are not typically provided plus 1 per employee |
| Treatment Center | 1 per 2 residents aged 16 years or older plus 1 per non-resident intended to be treated on-site at peak times plus 1 per non-resident employee |
| Swimming pool, non-household | 1 per 40 sq. ft. of water surface, other than wading pool plus 1 per employee |
| Auto Service Station or Repair Garage | 5 per repair or service bay and 0.25 per fuel nozzle with such spaces separated from accessways to pumps. 1 per employee; plus any parking needed for a convenience store under "retail sales" |
| Auto, boat, recreational vehicle or manufactured homes sales | 1 per 15 vehicles, boats, Rvs or homes displayed plus 1 per employee |
| Adult Use including adult bookstore, adult live entertainment use or massage parlor | 1 per 30 sq. ft. of total floor area (minimum of 10) plus 1 per employee |
| Bed and Breakfast | see section 402 |
| Car Wash | 2 per washing lane or stall, which may be located in drying or vacuuming areas.1.2 per employee |
| Financial Institution | 1 per 200 sq. ft. of floor area accessible to customers, plus 3 convenient spaces for each automatic banking transaction machine plus 1 per employee |
| Golf Driving Range | 1 per tee plus 1 per 1.2 employee |
| Miniature Golf | 2 per hole plus 1 per 1.2 employee |
| Golf Course | 3 per hole plus spaces required for any membership club or restaurant plus 1.2 per employee |
| Ice Skating/Roller Skating | 1 per 200 sq. ft. of floor area accessible to users plus 1 per 1.2 employee |
| Laundromat | 1 per 3 washing machines plus 1 per on-site employee |
| Indoor Recreation (other than bowling alley), membership club or exercise club | 1 per 200 sq. ft. of floor area other than racquet ball courts accessible to customers/members, plus parking required by any additional uses, such as restaurant) plus 2 spaces per racquetball court plus 1 per employee |
| Outdoor Recreation (other than uses specifically listed in this table) | 1 per 3 persons of capacity (50% may be on grass overflow areas with major driveways in gravel) plus 1 per 1.2 employee |
| Self-Storage Development | 1 per 15 storage units plus 1 per employee |
| Theater or Auditorium | 1 per 4 seats plus 1 per 1.2 employee |
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(a) Plus
one additional space for each 1,000 sq. ft. of floor area. (b) In no case shall the total parking area be less than 25 percent of the floor area. |
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1. If the use expands in total building floor area by a aggregate total maximum of five percent in the applicable measurement (such as building floor area) beyond what existed at the time of adoption of this Zoning Ordinance, then no additional parking is required, orD. Continuing Obligation of Parking and Loading Spaces. All required numbers of parking spaces and off-street loading spaces shall be available as long as the use or building which the spaces serve still exist, and such spaces shall not be reduced in number below the minimum required by this ordinance. No required parking area or off-street loading spaces shall be used for any other use (such as storage or display of materials) that interferes with the area's availability for parking.
2. If the change in use would increase the number of required parking spaces by less than 20 spaces beyond what was required by the previous use, then an applicant may choose to only add the additional number of spaces required by the new use compared to the previous use.
E. Location of Parking. Required off-street parking spaces shall be on the same lot or abutting lot with the principal use served, unless the applicant proves to the satisfaction of the Zoning Officer that a permanent method of providing the spaces is available using area of a lot within 250 feet of the entrance of the principal use being served. Off-street parking and loading lots may be developed on any required side, front, or rear yard, but not closer than 15 feet to any street pavement.
1. No parking area shall be designed to require or encourage parked vehicles to back into a public street in order to leave a parking space, except for a single-family or two-family dwelling with its access onto a local street or parking court.B. Size and Marking of Parking Spaces. Each parking space shall be a rectangle with a minimum width of ten feet and a minimum length of 20 feet, except:
2. Every required parking space shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other vehicle, except for spaces of a single-family detached dwelling.
3. Parking areas shall not be within any of the following: a required buffer yard, a future or existing street right-of-way or a required paved area setback.
4. Defined Traffic Ways. All parking areas shall include clearly defined and marked traffic patterns. In any lot with more than 30 off-street parking spaces, raised curbs and landscaped areas shall be used to direct traffic within the lot. Major vehicular routes shall be separated as much as is reasonable from major pedestrian routes within the lot.
5. Separation from Street. All areas for off-street parking, off-street loading and unloading and the storage or movement of motor vehicles shall be physically separated from the street by a raised curb, planting strip, wall or other suitable barrier against unchanneled motor vehicle entrance or exit. except for necessary and approved vehicle entrances and exits to the lot. All commercial and industrial parking areas approved after the adoption of this Zoning Ordinance shall be separated from the street by a grass or landscaped strip of land.
1. The minimum length shall be 22 feet for parallel parking.C. Aisles
2. All spaces shall be marked to indicate their location, except those of a single-family or two-family dwelling.
1. Each aisle providing access to stalls for one-way traffic only shall be at least the minimum aisle width specified as follows:D. Access Drives and Driveways.
2. Each aisle providing access to stalls for two-way traffic shall be at least 24 feet in width, except a width of 20 feet may be allowed for: a) areas of parking that are clearly primarily for employees, or b) parking areas with spaces that are parallel or involve an angle of parking of 45 degrees or less.
Angle of Parking Minimum Aisle Width Parallel or 30 degrees 12 feet 45 degrees 14 feet 60 degrees 18 feet 90 degrees 20 feet
3. Maximum length of parking aisle- 250 feet.
1. Width of Driveway/Accessway at Entrance onto Public Street (at the edge of the cartway)*E. Paving, Grading and Drainage.*Unless a different standard is required by PennDOT for an entrance to a State road.
1-Way Use 2-Way Use Minimum 12 feet 20 feet Maximum 35 feet 50 feet
2. Maximum Grades of Driveway. See the Subdivision and Land Development Ordinance.
3. Drainage. Adequate provisions shall be made to maintain uninterrupted parallel drainage along a public street at the point of driveway or access drive entry.
4. Separation Between Driveways. At least 80 feet shall be provided between the centerlines of any two accessways or driveways along one street within one lot.
5. State Permit. Where there will be new or intensified access to a State street or other work within the right-of-way of a State street, a State Highway Occupancy Permit shall be obtained, as applicable.
6. Sight Distance for Driveways. See Section 803.
1. Parking and loading facilities and Including driveways shall be graded and adequately drained to prevent erosion or excessive water flow across streets or adjoining properties.F. Lighting of Parking Areas. See Section 511 "Light and Glare Control."
2. Except for landscaped areas, all portions of required parking, loading facilities and driveways abutting dwellings shall be surfaced with asphalt or concrete or decorative paving blocks.
1. Intent. To ensure that parked or moving vehicles within a lot do not obstruct sight distance or interfere with pedestrian traffic, to aid in storm water management along streets and to prevent vehicles from entering or exiting a lot other than at approved driveways.H. Paved Area Landscaping (Parking Lot Trees).
2. Uses Within the Paved Area Setback.a. The paved area setback required by this section, together with any existing legal street right-of-way area that is not used as a cartway, street shoulder or on-street parking, shall be maintained in natural groundcover (such as grass) and shall not be used for any of the following:3. Width of Paved Area Parking Setbacks. Any commercial, industrial, institutional, townhouse or apartment use shall provide paved area setbacks as follows:1. Paving, except for approved driveway/ access drive entrances and except any concrete sidewalks or asphalt bikepaths of eight feet wide or less,b. A paved area setback may include the following:
2. Fences, or
3. Parking, storage or display of vehicles or items for sale or rent.1. Permitted freestanding signs,
2. Storm water facilities that are primarily vegetated.
3. Concrete sidewalks or asphalt bike paths of eight feet wide or less, and
4. Approved driveway crossings.
4. Buffer Areas Between Uses. See Section 803.
If a paved area abuts: Minimum paved area setback
(measured from the proposed edge of paving and gravel of the street after development)Arterial or collector street:
- for lot with 2 acres or less of impervious coverage 10 feet Arterial or collector street:
- for lot with more than 2 acres of impervious coverage 15 feet Local street: 5 feet
1. Intent. This section is primarily intended to reduce the thermal pollution of surface waters from parking lot runoff.I. Handicapped Parking Spaces
2. Any lot that would include more than five parking spaces shall be required to provide landscaped areas within the paved area.
3. One deciduous tree shall be required for every 3,000 square feet of paved area. This number of trees shall be in addition to any trees required by any other section of this Zoning Ordinance or by the Subdivision and Land Development Ordinance.
4. Trees required by this section shall meet the following standards:a. Type of Trees Permitted. Required trees shall be chosen from the following list of approved street trees, unless the applicant proves to the satisfaction of the Zoning Officer that another type of tree would shade paved areas, be resistant to disease, road salt and air pollution and be attractive.
b. Minimum Size. The trunk diameter (measured at a height of one foot above the finished grade level) shall be a minimum of two inches or greater.
TYPES OF DECIDUOUS TREES PERMITTED TO MEET ORDINANCE REQUIREMENTS Acer rubrum - American Red Maple
Acer saccharum - Sugar Maple
Ceitis occidentalis - Common Hackberry
Fagus sylvatica - European Beech
Fraxinus americans - White Ash
Fraxinus Pennsylvania - Green Ash
Ginko biloba fastigiata - Maiden Hair Tree(male only; female has noxious odor)
Gleditsia triacanthos - Thornless Locust
Liriodendron tulipifera - Tulip Poplar
Quercus alba - White Oak
Quercus acutissima - Sawtooth Oak
Quercus borealis - Red Oak
Quercus coccinea - Scarlet Oak
Quercus macrocarpa - Bur Oak
Quercus imbricaria - Shingle Oak
Quercus montana - Chestnut Oak
Quercus veiutina - Black Oak
Quercus phellos - Willow Oak
Sophora japonica - Chinese Scholar Tree
Tilia americans - American Linden
Tilia cordata - Little Leaf European Linden
Tilia euchlora - Crimean Linden
Tilia petiolaris - Silver Linden Zelkova serrata- Zelkova
Note- This Zoning Ordinance only regulates the species of trees are used to meet requirements of the Borough. The species of trees that are not required by Borough ordinances are not regulated.
1. Each use shall provide off-street loading facilities, which meet the requirements of this Section, sufficient to accommodate the maximum demand generated by the use.B. Design and Layout of Loading Facilities. Off-street loading facilities shall meet the following requirements:
2. At the time of site plan or land development review, the applicant shall provide evidence to the Planning Commission, who may advise the Zoning Officer, on whether the use will have sufficient numbers and sizes of loading facilities. For the purposes of this Section, the words "loading" and "unloading" are used interchangeably.
1. Each off-street loading space shall be sufficient in size to accommodate the largest vehicle that can reasonably be expected to use such space but shall not be less than 300 square feet in area with a minimum clearance of fourteen feet.C. Fire Lanes. Fire lanes shall be provided where required by State or Federal regulations or other local ordinances. The specific locations of these lanes are subject to review by Borough Fire Officials.
2. Each space shall have sufficient maneuvering room to avoid conflicts with parking and traffic movements within and outside of the lot. No facility shall be designed or used in such a manner that it threatens a safety hazard, public nuisance or a serious impediment to traffic off the lot.
3. Each space and the needed maneuvering room shall be located entirely on the lot being served and be located outside of required buffer areas, paved area setbacks and street right-of-ways.
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1. Number of Spaces. Any lot including four or more off-street parking spaces shall include a minimum of one handicapped space. The following number of handicapped spaces shall be provided, unless a revised regulation is officially established under the Federal Americans With Disabilities Act:
2. Location. Handicapped parking spaces shall be located where they would result in the shortest reasonable accessible distance to a handicapped accessible building entrance. Curb cuts shall be provided as needed to provide access from the handicapped spaces.
Total Number of Required Parking Spaces on the Lot Required Minimum Number or Percent of Handicapped Parking Spaces 4 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1,000 2% of required spaces 1,001 or more 20 plus 1% of required number over 1,000
3. Minimum Size. Each required handicapped parking space shall be ten by 20 feet. In addition, each space shall be adjacent to a five foot wide access aisle. Such access aisle may be shared by two handicapped spaces by being placed between them. However, one out of every eight required handicapped parking spaces shall have an adjacent access aisle of eight feet width instead of five feet.
4. Handicapped parking spaces shall be located in areas of less than six percent slope in any direction.
5. Marking. All required handicapped spaces shall be well-marked by clearly visible signs or pavement markings. Blue paint is recommended.