The purpose of this article is to develop standards for the
provision of off-street parking and loading facilities for all uses,
including the size, quality, location and design of these facilities.
Furthermore, the standards in the chapter complement the design criteria
set forth in the Straban Township Subdivision and Land Development
Ordinance.[1]
A.
Standard spaces. The parking space shall have an area of not less
than 200 square feet and be a minimum of 10 feet wide by 20 feet deep
for nonresidential and mixed-use development and nine feet wide by
18 feet deep for residential development.
B.
Handicapped spaces. Handicapped parking spaces shall have an area
of not less than 260 square feet and be a minimum of 13 feet wide
by 20 feet deep and shall be located in an area of less than five-percent
slope.
B.
Uses not specifically listed shall comply with the requirements for
the most similar use listed, unless the applicant provides information,
as required by the Straban Township Subdivision and Land Development
Ordinance,[1]that proves to the satisfaction of the Zoning Officer that
an alternative standard is applicable.
C.
Where a proposed building and/or use includes more than one type
of use, the number of parking spaces shall be the sum of the parking
requirements for each separate use.
D.
For industrial, wholesale and warehousing establishments, the Zoning
Hearing Board may authorize a reduction of the number and size of
paved off-street parking spaces as a special exception in cases where
the applicant can justify a reduction and still provide adequate parking
facilities to serve the proposed uses of the building and/or land
and show reserved areas for expansion of the paved parking for future
uses.
E.
Minimum off-street parking space requirements are as follows:
[Amended 4-2-2011 by Ord. No. 2011-02; 10-19-2022 by Ord. No. 2022-01]
|
Table 140-46-1
Minimum Off-Street Parking Space Requirements
| |||
|---|---|---|---|
|
Type of Use
|
Minimum Number of Spaces
| ||
|
Agricultural Uses
| |||
|
Agricultural uses
|
1 space for each employee
| ||
|
Residential Uses*
| |||
|
Single-family detached units
|
2 spaces for each unit
| ||
|
Single-family attached and two-family dwelling units
|
Fewer than 9 units: 2 spaces for each unit
10 or more units: 2.25 spaces for each unit (0.25 space per
unit shall be deemed as overflow parking)
| ||
|
Multifamily units
|
1.5 spaces for each single-bedroom unit; 2 spaces for each 2
or more bedroom units.
| ||
|
Age-qualified housing
|
See § 140-15A(2)(e)
| ||
|
Bed-and-breakfast inn/rooming house
|
1 space for each employee plus 1 space for each guest sleeping
room
| ||
|
Note:
* Required off-street parking for residential units shall
be provided behind the plane of the primary facade.
| |||
|
Commercial/Office Uses
| |||
|
Contractor headquarters
|
Upon commencement of this use, the following minimum parking
spaces shall be provided: 1 space for each employee working on site
during regular business hours; 1 space for each employee who works
off site during regular business hours and who does not routinely
drive a company vehicle home after work; 1 space for each company
vehicle that stays at the headquarters after work and is not stored
indoors; and, 1 space for each on-site employee as visitor spaces.
If the Zoning Officer, in his sole determination, observes that the
above minimum requirements are insufficient for employee parking or
visitor parking, the Zoning Officer may require the provision of additional
parking to meet the observed needs of the property.
| ||
|
Public and Institutional Uses
| |||
|
Auditorium, house of worship, theater and other places of public
assembly
|
1 space for every 3.5 seats, plus 1 space for every employee
| ||
|
Cemetery
|
1 space per full-time employee
| ||
|
Community building
|
1 space for every 250 square feet of gross floor area
| ||
|
Hospital
|
1 space per 2 beds, plus 1 space per full-time doctor, plus
1 for every 3 doctors with privileges, plus 1 space per every 2 employees
on the largest shift, plus 1 space per hospital vehicle
| ||
|
Library
|
1 space for every 5 seats, plus 1 space for every employee
| ||
|
Nursing home
|
1 space per 4 beds based on design capacity, plus 1 space per
each 2 employees on the largest shift
| ||
|
Schools, elementary
|
1 space for every 6 students based on design capacity, plus
1 space per classroom
| ||
|
Schools, secondary
|
1 space for every 3 students based on design capacity, plus
1 space per classroom
| ||
|
Vocational training and adult educational facilities
|
1 space for every 1.5 students based on design capacity, plus
1 space per classroom
| ||
|
Commercial/Office Uses
| |||
|
Auction house
|
1 space for every 2 seats of design capacity
| ||
|
Day-care center
|
1 space for every employee, plus 1 space for every 2 classrooms
and office
| ||
|
Food markets and convenience stores
|
1 space per 200 square feet of floor area for public use, plus
1 space per each employee on the largest shift
| ||
|
Funeral home
|
1 space for each 4 seats provided for patron use, plus 1 additional
space for each full-time employee
| ||
|
Hotel/Motel
|
1 space per guest room, plus 1 for each employee on the largest
shift. Spaces associated with restaurants and meeting rooms shall
be calculated in addition to these requirements.
| ||
|
Business, financial, professional or public service office building
|
1 space for each 200 square feet of gross floor area, plus 1
space for every 2 full-time employees
| ||
|
Kennel
|
1 space for every 15 animals of capacity, plus 1 space for each
employee on the largest shift
| ||
|
Outpatient medical facilities
|
4 spaces per full-time doctor, plus 1 space for each on-duty
employee on the largest shift, plus 1 space for each medical examination
room
| ||
|
Quick-serve (fast food) restaurant
|
1 space for every 2 seats of design capacity or 1 space for
every 50 square feet of gross floor area, whichever is larger, plus
1 space for every 2 employees on the largest shift
| ||
|
Retail store or personal service business
|
1 space for each 200 square feet of gross floor area, plus 1
space for each employee on the largest shift
| ||
|
Riding academy and horse stable
|
1 space for each horse stall, plus 1 space for each employee
on the largest shift
| ||
|
Roadside agriculture stand:
| |||
|
Temporary
|
A minimum of 3 spaces
| ||
|
Permanent
|
1 space per 100 square feet of floor area for public use, plus
1 space per each employee on the largest shift
| ||
|
Shopping center
|
4.5 spaces for every 1,000 square feet of gross floor area
| ||
|
Sit-down restaurant
|
1 space for every 4 seats of the maximum design capacity, plus
1 space for every 2 employees on the largest shift
| ||
|
Vehicle sales
|
1 space for each 400 square feet of gross floor area, plus 1
space for each 3,000 square feet of outside sales area, plus 1 additional
space for each full-time employee
| ||
|
Vehicle repair, service and gasoline station
|
2 spaces for each service bay or area, plus 1 space for each
full-time employee on the largest shift
| ||
|
Vehicle washing facility
|
1 space for each employee
| ||
|
Veterinary office
|
5 spaces per doctor, plus 1 space for each on-duty employee
on the largest shift
| ||
|
Industrial Uses
| |||
|
Industrial
|
3 spaces for every 4 employees on the largest shift, plus 1
space for each company vehicle normally stored on the premises
| ||
|
Distribution and/or logistics center
Fulfillment center and/or return center
Terminal, rail and/or truck
Warehousing
|
1 space for each employee on the largest shift, plus 1 truck/vehicle
space for each company truck/vehicle normally stored on the premises,
plus a minimum of 5 visitor parking spaces
| ||
|
Recreation Uses
| |||
|
Athletic field or outdoor recreational facilities
|
1 space for every 4 spectator seats; however, if no spectator
seating, a parking ratio of 1 space for every 4 spectators or participants
based on design capacity; temporary parking facilities shall be delineated
by a temporary barrier
| ||
|
Billiard room
|
4 spaces per table, plus 1 space per employee
| ||
|
Bowling alley
|
3 spaces for each lane, plus 1 space per 2 employees
| ||
|
Campgrounds and facilities
|
1 space for each campsite, plus 1 space for each employee, plus
50% of the spaces normally required for accessory uses to the campground
| ||
|
Clubs or lodges
|
1 space for each 50 square feet of gross floor area for use
to serve members and/or guests, whichever is greater, plus 1 space
for each full-time employee
| ||
|
Golf course
|
4 spaces per hole, plus 1 space for each employee, plus 50%
of the spaces normally required for uses accessory to the golf course
| ||
|
Nonspecified indoor recreation facilities
|
1 space for every 100 square feet of gross floor area
| ||
|
Tennis courts
|
2 spaces for each court
| ||
|
Transportation Uses
| |||
|
Airport and/or landing strip
|
1 space for every 300 square feet of gross floor area of office
space, plus 1 space for every 300 square feet of hangars or outdoor
air vehicle parking area
| ||
|
Bus passenger station or depot
|
1 space for every 400 square feet of gross floor area
| ||
A.
The minimum off-street parking requirements may be reduced upon application
for a special exception to be approved by the Zoning Hearing Board.
B.
The following conditions shall be satisfied to be granted the special
exception:
(1)
The application includes a plan showing all required parking spaces,
accessways and buffer areas.
(2)
The land development plan shows the spaces to be removed.
(3)
A reserve area shall be delineated on the plan that could be converted
into parking should the reduction have been an error.
(4)
Satisfactory documentation is submitted attesting to the reduced
need for off-street parking.
A.
Joint parking facilities shall be allowed in the EC-1, EC-2, MU-1,
and MU-2 Districts and for any nonresidential business located within
a small planned community use and town center use.
B.
Joint parking facilities shall be allowed, subject to the following
requirements:
(2)
The required parking shall be not less than the total required separately
for each use, with the following exceptions:
(a)
Where it shall be demonstrated to the Zoning Enforcement Officer
that the uses are utilizing the lot at different periods of the day,
a reduction may be granted to the total number of parking spaces.
The required number of spaces shall be based on the use that requires
the most spaces.
(b)
To encourage joint use of facilities in areas of contiguous commercial development fronting on an arterial, as designated in the Straban Township Comprehensive Plan, a parking reduction of 10% may be granted in those areas which demonstrate safe and convenient walking distance between uses and meet the criteria in Subsection B above.
(3)
Shared parking shall be in accordance with the ULI publication, Shared
Parking, Second Edition, 2005, or the most recent edition thereof.
A.
Layout of the parking facilities. The general design standards complement
the parking lot design standards set forth in the Straban Township
Subdivision and Land Development Ordinance.[1]
(1)
Every parking lot shall be connected to a street by means of an unobstructed
(excluding security facilities) access drive.
(2)
Parking lots shall be designed so that each motor vehicle may proceed
to and from the parking space without requiring the moving of any
other motor vehicle and without backing onto any public street or
sidewalk. The access aisle accessing such parking space shall have
a minimum width of 12 feet for a one-way access aisle and 22 feet
for a two-way access aisle.
(4)
No parking or other paved area shall be located within 10 feet of
an on-lot wastewater system absorption area.
(5)
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 from major
pedestrian routes.
(6)
Handicapped parking spaces shall be designed in conformance with
the American with Disabilities Act of 1990, as amended. Multifamily,
commercial, public, recreation and industrial uses shall provide handicapped
parking spaces according to the following scale:
|
Total Parking Spaces
|
Required Handicap-Accessible Spaces
| |
|---|---|---|
|
1 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 total
| |
|
1,001 and over
|
20, plus 1 for each 100 over 1,000
|
(7)
Setback requirements.
(a)
All parking lots shall be set back from any street line in conformance
with the applicable building setback requirements and in compliance
with additional setback requirements set forth in the Straban Subdivision
and Land Development Ordinance.[2] For corner lots, where this chapter permits parking lots
to be placed between the street line of the lower functional roadway
and the principal structure, the following parking lot setback standards
shall apply.
[Added 12-5-2016 by Ord.
No. 2016-02]
(b)
All off-street parking shall be set back 10 feet from the principal
structure.
(c)
All off-street parking shall be set back 10 feet from the side
or rear lot line.
(d)
When the parking lot abuts a residential use or zone, a five-foot
buffer area shall be provided contiguous to the property line of the
residential use or zone in addition to the required setback.
(8)
Parking requirements for corner lots.
[Amended 12-5-2016 by Ord. No. 2016-02]
(a)
Parking between the building and the right-of-way for the roadway
with a higher functional roadway classification within the Straban
Township Comprehensive Plan or higher classification according to
the Straban Township Engineer shall be in accordance with the underlying
Zoning District requirements.
(b)
Parking between the building and the right-of-way for the roadway
with a lower functional roadway classification or lower classification
according to the Straban Township Engineer shall be in accordance
with the underlying Zoning District requirements, or alternately,
shall conform to the following:
[1]
A landscaping berm must be provided between the proposed parking
area at the front of the property and the adjacent road right-of-way.
The landscaping berm shall be located as close to the parking area
as practical and shall be a minimum of three feet in height above
the elevation of the edge of the pavement for the adjacent parking
area.
[2]
Landscape shrubs shall be required to be planted on the top
of the landscaping berm. Shrub plantings shall be evergreens and shall
be planted in such a manner to create a continuous, dense landscaping
screen to a total height of five feet, including the height of the
berm.
[3]
The landscaping berm and shrubbery shall be continuous along
the full width of the parking area in front of the plane of the building.
Minor breaks in the berm or shrubbery shall only be permitted for
access drives, connecting sidewalks, and/or other situations upon
approval by the Township Zoning Officer.
[4]
The maximum amount of parking allowed between the plane of the
building and the adjacent road right-of-way shall be one parking access
aisle, with parking spaces on one or both sides of the aisle. The
parking aisle must be oriented parallel to the road right-of-way.
[5]
The landscaping berm and shrub plantings shall not be designed
and arranged in a manner that obscures visibility at intersections
of streets, access drives, and/or parking aisles.
All driveways, access drives, and entranceways shall be graded,
surfaced and drained to the satisfaction of the Township Engineer
and within the parameters established in the Straban Township Subdivision
and Land Development Ordinance[1] to the extent necessary to prevent nuisances of dust,
erosion or excessive water flow across streets or adjoining property.
A.
All public parking shall be adequately illuminated during evening
operating hours.
B.
All standards shall be located on raised parking islands and not
on the parking surface.
C.
Lighting shall be arranged and shielded so the direct rays from the
luminaries shall not fall off site on adjacent properties.
A.
Open or enclosed off-street loading berths are permitted accessory
to any use other than residential and subject to the following minimum
provisions:
(1)
Each use shall provide off-street loading facilities sufficient to
accommodate the maximum demand generated by the use.
(2)
The applicant shall provide evidence, at the time of land development,
to demonstrate that sufficient numbers of loading spaces are being
provided. The following criteria shall apply:
(a)
Funeral homes shall provide one loading space for a gross floor
area of 3,000 square feet to 5,000 square feet and one additional
space for each 5,000 square feet in excess of 5,000 square feet.
(b)
Licensed hospitals and other institutions shall provide one
loading space for a gross floor area of 10,000 square feet to 100,000
square feet and one additional space for each 100,000 square feet
in excess of 100,000 square feet.
(c)
Manufacturing, storage, display or sale of goods uses shall
provide one loading space for a gross floor area of 5,000 square feet
to 25,000 square feet and one additional space for each 10,000 square
feet in excess of 25,000 square feet.
(d)
Offices, hotels, theaters and similar uses shall provide one
space for a gross floor area from 20,000 square feet to 100,000 square
feet and one additional space for each 40,000 square feet of gross
floor area in excess of 100,000 square feet.
B.
Design and layout of loading facilities.
(1)
Each required space/berth shall not be less than 12 feet in width,
45 feet in length and 14 feet in height, exclusive of drives and maneuvering
space, and shall be located entirely on the lot being served.
(2)
The maximum width of access drives and sidewalk openings, measured
at the street line, shall be 35 feet; the minimum width shall be 20
feet.
(3)
Each delivery area shall be separated from any customer access to
the building, and loading spaces shall have sufficient maneuvering
room to avoid conflicts with customer parking and traffic movements
within and outside of the lot.
(4)
The loading facilities shall be designed subject to the same drainage,
setback and lighting requirements set forth for the parking facilities
in this chapter and the requirements of the Straban Township Subdivision
and Land Development Ordinance.[1]
(5)
All off-street loading areas shall be screened from any abutting
residential use or district and any public street or pedestrian walkway
in accordance with this chapter and the Straban Township and Land
Development Ordinance.
