Township of Upper Burrell, PA
Westmoreland County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
A. 
Off-street parking spaces shall be provided in accordance with the specifications in this article in any district whenever any new use is established or any existing use is changed or enlarged.
B. 
All parking areas established prior to the effective date of this chapter that are not in conformance with all provisions of this article shall be allowed to continue as previously laid out. If any change or alteration is proposed to these existing nonconforming parking areas, the portions to be changed or altered shall be upgraded in accordance with all provisions of this article.
C. 
Any change in use or in floor area of an existing building that would require a greater number of off-street parking spaces than the previous use or floor area did, shall provide additional off-street parking for the new use in accordance with this article. If the number of additional required parking spaces results in more than a 25% increase in the total number of parking spaces currently provided on the lot or requires the addition of at least five more spaces, whichever is greater, then all existing parking shall also be required to meet or exceed all provisions of this article, including surfacing.
Parking areas and driveways in parking areas in all zoning districts shall comply with the following standards:
A. 
Size. Each off-street parking space shall have an area of not less than 162 square feet, exclusive of access drives or aisles, shall have minimum dimensions of nine feet in width and 18 feet in length and shall be maintained free from obstruction. Except in the case of single-family dwellings, two-family dwellings and townhouses, parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto the cartway of any public street.
B. 
Design. The minimum dimensions of aisles and driveways for all uses other than single-family dwellings and two-family dwellings shall be as follows:
(1) 
Minimum width of aisles providing two-way travel shall be 24 feet.
(2) 
One-way aisles shall not be dead-ended. Minimum width of aisles providing one-way travel shall vary with the angle of parking, as follows:
Angle of Parking
Minimum Width of Aisles
Parallel
12 feet
30°
14 feet
45°
16 feet
60°
20 feet
90°
24 feet
(3) 
Two-way aisles may be dead-ended in off-street parking areas, provided they are designed according to the following minimum standards:
(a) 
Depth of turnaround area: 13 feet.
(b) 
Width of turnaround area: 25 feet.
(4) 
The minimum width of entrance and exit drives shall be:
(a) 
For one-way travel, a minimum of 12 feet.
(b) 
For two-way travel, a minimum of 24 feet.
(c) 
A maximum of 35 feet at the street right-of-way line and 54 feet at the curbline.
(d) 
Adequate sight distance shall be provided, subject to review and approval by the Township, in accordance with PennDOT specifications. (See Appendix E.[1]) The clear sight triangle required by § 350-97D shall be maintained.
[1]
Editor's Note: Appendix E is included at the end of this chapter.
(e) 
Driveways shall not exceed a slope of 10% within 12 feet of the street right-of-way line.
(5) 
Fire lanes shall be provided in accordance with the requirements of the Township Fire Code and the volunteer fire department.
C. 
Handicapped parking spaces. Handicapped-accessible parking spaces shall be provided in accordance with the requirements of the PA UCC, International Building Code and ICC/ANSI A1171.1.
D. 
Access. Access to parking areas shall be provided in accordance with the following requirements:
(1) 
When an existing lot does not adjoin a public or private street, an easement of access and an access driveway shall be provided leading to the parking area.
(2) 
Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along the length of a street. In any district, other than an R-A, R-1, R-2 or R-3 District, the street frontage shall be curbed to restrict access to the lot, except where the access drives are proposed.
(3) 
The number of access drives from a single lot or development to any public street shall not exceed two for every 400 feet of street frontage.
(4) 
Except on corner lots, access drives shall be located at least 200 feet from the intersection of any two street right-of-way lines.
(5) 
Where a site has frontage on more than one street, access shall be provided from the street with the lower traffic volume.
(6) 
Access drives entering state highways shall be subject to a highway occupancy permit issued by the Pennsylvania Department of Transportation (PennDOT).
(7) 
Access driveways entering Township streets shall be subject to a driveway permit, as required by Township Ordinance No. 3-2007.
(8) 
Each parking space shall have access directly to a driveway. Interior circulation of traffic shall be designed so that no driveway providing access to parking spaces shall be used as a through street. Interior traffic circulation shall be designed to ensure safety and access by emergency vehicles.
(9) 
Parallel parking shall be permitted, provided the driveway width requirements specified in Subsection B(2) and Subsection B(4) for one-way or two-way travel is met in addition to the width of the parking space.
E. 
Safety requirements. The Board of Supervisors shall consider whether safety requirements are warranted to reduce traffic hazards that endanger public safety. The developer shall be responsible for construction of any required islands, acceleration, deceleration or turning lanes and shall bear the cost of installing any required traffic control devices, signs or pavement markings within and adjoining the boundaries of the development site.
F. 
Marking. In parking areas that contain five or more spaces, all parking spaces shall be clearly delineated by painted lines marked with durable white or yellow paint in stripes a minimum of four inches wide extending the length of the parking space. All vehicular entrances and exits to parking areas shall be clearly marked for all conditions. Short-term visitor parking spaces shall be differentiated from long-term employee spaces by suitable markings. Handicapped parking shall be appropriately marked.
G. 
Curbs and wheelstops.
(1) 
All outdoor hard-surfaced off-street parking areas shall be curbed unless sheet drainage of surface water can be achieved subject to approval by the Township Engineer.
(2) 
Wheelstops shall be provided along boundaries of adjoining properties, public rights-of-way, sidewalks or landscaped areas unless curbs are provided in that portion of the parking lot.
H. 
Surfacing.
(1) 
All outdoor off-street parking areas and access driveways shall be paved with asphalt, concrete or similar material of adequate thickness to support the weight of fully loaded vehicles that customarily park or travel on it. The exceptions to this requirement are:
(a) 
Single-family dwellings and two-family dwellings in recorded plans with fewer than 10 dwelling units; and
(b) 
Parking areas in the rear lots of the I-1 Industrial District, which shall, as a minimum, have a dust-free slag or stone surface parking area.
(2) 
It shall be the responsibility of the property owner to ensure that driveway surface materials and stormwater runoff do not discharge onto a public street.
I. 
Location of parking areas.
(1) 
Required parking spaces shall be located on the same lot with the principal use. In the case where adequate lot area does not exist on the same lot to meet the parking requirements, the Zoning Hearing Board may approve off-site parking as a use by special exception, provided it is located no more than 400 feet from the principal entrance to the building it is intended to serve and evidence of a lease agreement or cross-easement is submitted for any property under different ownership proposed to be used for off-site parking. If the off-site parking is not located on property contiguous to the use it serves, the off-site parking shall be used for employee parking and a means of safe pedestrian access shall be provided.
(2) 
Parking authorized in front yards shall be located at least 10 feet from the street right-of-way line. All other parking areas containing five or more spaces shall be set back at least 10 feet from a side or rear property line, except where a buffer area is required by this chapter that results in a more stringent setback requirement.
J. 
Landscaping. Parking areas containing more than 50 spaces shall provide landscaping as required below:
(1) 
At least 5% of the interior paved area shall be landscaped.
(2) 
The area of the front yard between the street right-of-way and parking located in a front yard shall be seeded with grass or planted with ground cover and shall be landscaped with trees and/or shrubs that comply with the requirements for visibility of § 350-97D.
(3) 
In the event that the parking area is not otherwise required to be screened by a buffer area, then Buffer Area "C," as described by § 350-96A, shall be provided along any property line where the parking adjoins property in an R-A, R-1, R-2 or R-3 Zoning District.
K. 
Shopping cart return areas. One shopping cart return area shall be provided for each 10,000 square feet of gross floor area in retail stores that provide shopping carts. Shopping cart return areas shall measure nine feet by 20 feet and shall provide containment on three sides and shall be identified by an above-grade sign secured to the containment structure. The surface area of the sign shall not exceed four square feet.
L. 
Lighting. If parking areas are proposed to be used during evening hours, lighting shall be provided. Any lighting used to illuminate off-street parking areas shall be designed to reflect the light away from adjoining properties in an R-A, R-1, R-2 or R-3 District and away from any streets or highways. The lighting system shall furnish a level of not less than 0.5 footcandle during hours of operation and shall be designed with cutoff luminaires that have a cutoff angle of 60° or less. (See illustration in Appendix B.[2]) There shall be no spillover of illumination at any property line in excess of 0.2 footcandle.
[2]
Editor's Note: Appendix B is included at the end of this chapter.
M. 
Stormwater management. All paved areas shall be designed so that stormwater runoff shall not adversely affect adjacent properties. Surface drainage shall be connected to the existing or proposed drainage system. The method of stormwater management and the design of the proposed facilities shall be subject to the requirements of Chapter 280, Stormwater Management, as now or hereafter amended, and to review and recommendation by the Township Engineer.
N. 
Slope. The maximum permissible slope of any parking area accessory to any use other than a single-family or two-family dwelling shall be 5%. If parking spaces are provided in areas that exceed 3% slope, all such spaces shall be parallel to the contour lines of the area.
Any new use or change of use in any zoning district shall comply with the following minimum requirements for the provision of off-street parking spaces:
A. 
When the calculation of required parking spaces results in a requirement of a fractional parking space, any fraction shall be counted as one parking space.
B. 
Where more than one use exists on a lot, parking requirements for each use shall be provided.
C. 
The following table of parking requirements specifies the number of spaces required for various categories of uses in any zoning district:
Use
Parking Spaces Required
Adult businesses
1 space for each 250 square feet of floor area devoted to retail sales; 1 space for each seat in a theater; 1 space for each viewing booth or machine; 1 space for each sleeping room in a motel; 1 space for each 75 square feet of net floor area in a nightclub devoted to patron seating
Agricultural sales
1 space for each 250 square feet of retail sales area or a minimum of 5 spaces, whichever is greater
Agriculture
1 space for each 300 square feet of building area devoted to agricultural sales
Airport; airstrip
1 space for each 1,000 square feet of office or maintenance area, plus 1 space for each aircraft parking position, plus 1 space for each 2 seats in a restaurant or waiting area
Amusement or video arcade
1 space for each 100 square feet of net floor area
Amusement park
1 space for each 1,500 square feet of gross lot area
Apartment above office or retail
1 1/2 spaces for each dwelling unit or a minimum of 2 spaces
Appliance store
1 space for each 1,500 square feet of display and sales area
Assisted-living facility; independent living facility
1 space per dwelling unit, plus 1 space for each 500 square feet of common area (kitchen, dining room, activities room, offices, personal services and the like) plus 0.5 space per dwelling unit for visitors
Automobile service station
3 spaces for each service bay, plus 1 space for each 200 square feet devoted to retail sales
Banks and financial institutions
1 space per 300 square feet of gross floor area plus the waiting spaces required by § 350-100 for each drive-through window
Bar or tavern
1 space for each 200 square feet of net floor area not accessible to customers plus 1 space for each 50 square feet of net floor area devoted to patron seating
Bed-and-breakfast
1 space for each sleeping room in addition to the parking required for the single-family dwelling
Billiard parlors
3 spaces for each table
Boarding stable
1 parking space for each horse stall in the stable
Bowling alleys
5 spaces for each alley
Business or professional offices
1 space for every 300 square feet of net floor area
Business services
1 space for every 300 square feet of net floor area
Car wash
1 space for each 1,000 square feet of gross floor area in an automated facility or 1 space for each bay in a self-serve car wash to allow for drying of vehicles, plus 1 space for any additional service positions such as the dispensing of air, plus the standing spaces required in § 350-100
Catering hall
1 space for each 75 square feet of net floor area devoted to customer seating, plus 1 space for 200 square feet of floor area that is not accessible to the customers
Cemetery
1 space for each 40 square feet of floor area accessible to the public in a chapel or mausoleum
Churches
1 space per 4 seats or 80 lineal inches of pew, or if there are no pews or seats, 1 space for each 75 square feet of net floor area used for assembly
Commercial greenhouse
1 space for each 250 square feet of retail sales area, plus 1 space for each 1,500 square feet of growing area
Commercial school
1 space for each classroom plus 1 space for each 300 square feet of office area, plus 1 space for each 1.5 students at maximum permitted occupancy
Communications tower
1 space for periodic visits by maintenance workers
Community clubhouse in a PRD, subdivision or multifamily development
1 space for each 10 dwelling units in the development
Conference or training center
1 space for each 3 fixed seats or, if there are no fixed seats, 1 space for each 75 square feet of net floor area used for assembly. The ratios required for other uses specifically listed in this table, such as office or restaurant, shall apply to any portion of the structure devoted to those uses.
Contracting business
1 space for each business vehicle or equipment within an enclosed garage, plus 1 space for each 250 square feet of floor area devoted to office, product display and retail sales
Contractor's yard
1 space for each business vehicle or equipment, plus 1 space for each 250 square feet of floor area devoted to office, product display and retail sales
Convenience store
1 space for each 200 square feet of gross floor area
Dance halls, skating rinks
1 space for each 100 square feet of net floor area
Day-care center or preschool facility
2 spaces for each 6 students
Dormitories; fraternity houses; sorority houses
0.5 space for each bed at maximum permitted occupancy, plus 1 space for each 4 beds reserved for visitors
Drive-through facility
See § 350-100 for the waiting space requirements for each drive-through position
Educational studio
1 space for 75 square feet of net floor area accessible to students
Family day-care home
2 spaces in addition to the parking required for the dwelling
Fire and emergency medical services; other public buildings
1 space for each 300 square feet of area used for office, plus the requirements for indoor assembly for the floor area devoted to that use, plus 1 space in an enclosed garage for each vehicle or equipment, plus the requirement for a catering hall for any rental hall with kitchen facilities
Flex space
Each portion of the floor area used for office, manufacturing and/or warehousing shall meet the minimum requirements of this section for that specific use
Funeral homes
35 spaces for the first viewing parlor, plus 30 spaces for each additional parlor
Garden apartments
2 spaces per dwelling unit, plus 0.5 space per dwelling unit for visitors to be located within 300 feet of the units they are intended to serve
Golf course; golf or country club
8 spaces for each hole, plus 1 space for each 300 square feet of office or locker room, plus the requirement for restaurant and/or swimming pool (commercial) if those facilities are provided
Group care facility
1 space for each resident authorized to drive plus 1 space for each 6 beds
Gymnasium
1 space per 3 fixed seats or 1 space for each 80 lineal inches of bleacher seating, or if there are no fixed seats, 1 space for each 75 square feet of net floor area used for assembly
Health club
1 space for each 100 square feet of net floor area accessible to members
Home occupation
3 spaces for visitors or clients in addition to the spaces required for the dwelling unit
Hospitals
1 space per 3 beds, plus 1 space for each 300 square feet of office, plus 1 space for each 500 square feet of cafeteria, snack shop or retail shop
Hotel
See "Motel/hotel"
Indoor entertainment
See "Indoor places of assembly"
Indoor places of assembly (without fixed seats)
1 space for each 75 square feet of net floor area
Indoor places of assembly (with fixed seats)
1 space for each 3 seats or 80 lineal inches of bleacher seating
Junkyard/salvage yard
1 space for each 1,000 square feet of vehicle or scrap material storage area
Kennel
1 space for each 4 kennel units
Landfill
1 space for each 5,000 square feet of active dumping area
Libraries/museums
1 space for each 500 square feet of gross floor area
Manufacturing, light
1 space for each 1,500 square feet of gross floor area
Medical offices
1 space for each 100 square feet of gross floor area
Mineral removal
A minimum of 10 spaces
Mini-warehouse/self storage building
2 spaces for manager's quarters, if any, plus 1 space for each 10 storage units equally distributed throughout the storage area to be used by customers
Mobile home park
2 spaces for each dwelling unit, plus 1 space for each 200 square feet of gross floor area in a community building
Motel/hotel
1 space per employee on peak shift, plus 1 space per sleeping unit, plus 1 space for each 75 square feet of floor area accessible to the public in shops, restaurants, meeting rooms and the like
No-impact home-based business
None required
Nursing homes
1 space per 3 beds
Outdoor places of assembly (without fixed seats)
1 space for each 1,500 square feet of gross lot area devoted to assembly
Outdoor places of assembly (with fixed seats)
1 space for each 3 seats or 80 lineal inches of bleacher seating
Outdoor shooting range
2 spaces for each shooting position
Personal care boarding home
1 space for each resident authorized to drive, plus 1 for each 6 beds
Personal service establishments
1 space for each 250 square feet of gross floor area
Pet grooming; pet services
3 spaces for each service position, plus 1 space for each 1,000 square feet of net floor area devoted to display and sales
Places of assembly
See "Indoor places of assembly" and "Outdoor places of assembly"
Playing fields; play courts
2 parking spaces for each team member on the field or court during regulation play, plus 1 space for each 3 seats in viewing stands or for each 80 lineal inches of bleacher seating
Private club
1 space for each 100 square feet of floor area accessible to the members
Public buildings
1 space for each 300 square feet of floor area devoted to offices, plus 1 space for each 75 square feet of net floor area devoted to conference rooms or public meeting rooms
Public utility building or structure
1 space for each 300 square feet of floor area devoted to office plus 1 space for each service vehicle stored on the lot
Repair shop
1 space for each 300 square feet of floor area accessible to the public plus 1 space for each 1,000 square feet devoted to repair
Research and development, including pilot manufacturing
1 space for each 1,000 square feet of area devoted to research and manufacturing, plus 1 space for each 300 square feet devoted to office, plus a minimum of 5 spaces for each 10,000 square feet of gross floor area reserved for visitors
Restaurant, fast food
1 space for each 50 square feet of gross floor area, plus the waiting spaces required by § 350-100 for each drive-through window
Restaurant, all others
1 space for each 75 square feet of net floor area devoted to customer seating and waiting area, plus 1 space for each 100 square feet of kitchen or food preparation area
Retail businesses not otherwise listed in this Table
1 space for each 250 square feet of gross floor area
Riding academy
1 space for each horse stall, plus 1 space for each 3 seats or each 80 lineal inches of bleacher in an arena if events are open to the public
School, commercial
See "Commercial school"
Schools, elementary and intermediate (public or private)
1 space for each classroom plus 1 space for each 300 square feet of office
Schools, secondary and post secondary (public or private)
1 space for each classroom plus 1 space for each 300 square feet of office plus 1 space for each 5 students at maximum capacity
Shopping center, planned
1 space for each 200 square feet of gross floor area
Single-family dwelling, attached or detached
2 spaces per dwelling unit
Sportsmen's club
1 space for each 75 square feet of floor area devoted to meeting rooms or dining rooms, plus 1 space for each 100 square feet of kitchen or food preparation area, plus 1 space for each shooting position on an outdoor shooting range
Stadium
1 space for each 3 fixed seats or 1 space for each 80 lineal inches of bleacher seating
Student housing
1.5 spaces for each dwelling unit
Supply yard
1 space for each 300 square feet of office, plus 1 space for each 250 square feet of floor area devoted to product display and/or retail sales, plus 1 space for each business vehicle or equipment
Swimming pools other than private pools accessory to an individual dwelling
1 space for each 50 square feet of surface water area
Temporary use or structure
Parking shall be based on the requirement for the use listed in this table that most closely conforms to the temporary use or structure proposed
Tennis, racquetball and handball courts
4 spaces for each court, plus 1 space for each 1,000 square feet of locker room, lounge, office or sales area
Theater; auditorium
1 space for each 3 fixed seats; or if there are no fixed seats, 1 space for each 75 square feet of net floor area used for assembly; or 1 space for each 80 lineal inches of bleacher seating
Townhouses
2 spaces per dwelling unit, plus 0.5 space per dwelling unit for visitors to be located within 300 feet of the units they are intended to serve
Transitional dwelling
1 space for each resident authorized to drive plus 1 space for each 6 beds
Truck and heavy equipment rental, sales and service
1 space for each employee on peak shift, plus 1 space for each 1,000 square feet of indoor display and sales area
Truck terminal
1 space for each employee on peak shift, plus 1 space for each service vehicle stored on site
Two-family dwelling
2 spaces per dwelling unit
Vehicle accessory sales and installation
1 space for each 500 square feet of indoor and outdoor display, sales and installation area
Vehicle rental, sales and service
1 space for 300 square feet of floor area devoted to office, plus 1 space for each 1,000 square feet of indoor display and sales area
Vehicle repair garages
4 spaces for each bay, plus 1 space for each business vehicle
Veterinary clinic
1 space for each 300 square feet of office area, plus 2 spaces for each treatment room plus 1 space for each 20 square feet of floor area in reception and waiting areas
Warehousing and distribution
1 space for each 1,000 square feet of gross floor area, plus 1 space for each business vehicle kept on the site
Wholesale business
1 space for each 1,000 square feet of gross floor area, plus 1 space for each business vehicle kept on the site
All other uses
1 space for each 3 occupants at maximum permitted occupancy or 1 space for each 300 square feet of net floor area, whichever is greater
D. 
Shared parking. The sharing of parking spaces located on the same site with the uses they serve may be authorized for two or more compatible uses in accordance with the following requirements:
(1) 
The applicant shall prepare a parking demand study based on the requirements of this Subsection D. The parking demand study shall be prepared by a licensed traffic engineer.
(2) 
The required parking for uses that propose shared parking shall be computed as follows:
(a) 
Determine the minimum amount of parking required for each land use as though it were a separate use.
(b) 
Using the synergy factors as described in the latest Urban Land Institute (ULI) Shared Parking publication, the total for each land use shall be reduced to account for synergy between uses as per the ULI described methodology.
(c) 
Calculate the total number of spaces needed for all uses for each time period.
(d) 
The time period with the highest number of parking spaces required for the sum of all uses shall be the total number of shared parking spaces required.
(3) 
To apply for approval of shared parking, a table shall be submitted showing the breakdown of the gross floor area devoted to each land use category proposed to utilize the sharing of parking spaces.
(4) 
Uses that do not fit into any of the land use categories described in the ULI methodology shall not be eligible for sharing of parking spaces.
(5) 
The total amount of required parking shall be tabulated by use and time period.
(6) 
The time period requiring the highest number of parking spaces shall be selected as the basis for the shared parking requirement.
(7) 
Subsequent changes in use that affect the parking required for one or more of the uses approved for shared parking shall require an application for a new certificate of occupancy, including proof that sufficient parking will still be available. If the new use creates a demand for more parking than is provided under the shared parking scheme, the certificate of occupancy shall not be issued until additional parking is provided or an application for shared parking utilizing the parking demand for the new use is approved. This provision shall be made a condition of the certificate of occupancy that is issued following approval of the shared parking for the original use.
In all zoning districts, whenever a new use is established or an existing use is structurally altered, converted or enlarged, off-street loading spaces shall be provided in accordance with the requirements of this section.
A. 
Off-street loading design.
(1) 
Size. Each loading berth shall be at least 60 feet in length and 14 feet in width with an overhead clearance of 15 feet. The area used for loading berths shall not be used to satisfy parking area requirements and shall not block any driveway used for circulation through the site.
(2) 
Access. Loading berths shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto public streets and the design shall be subject to review and approval by the Township Engineer. Loading berths shall have direct access to a driveway and shall be maintained free from obstruction.
(3) 
Location. All loading berths shall be located on the same lot with the principal use they are intended to serve. No loading berth shall be located in the minimum required front yard setback. Loading berths shall be located at least 25 feet from the nearest point of intersection of any two streets.
(4) 
Screening. Loading berths shall be screened by a minimum eight-foot-high wall or opaque fence on all sides adjoining property in an R-A, R-1, R-2 or R-3 District in addition to the buffer area required by § 350-96B.
(5) 
Surfacing. All loading berths shall have a paved, concrete or bituminous surface, with adequate thickness to support the weight of a fully loaded vehicle and graded with positive drainage to dispose of surface water.
(6) 
Lighting. Any lighting used to illuminate loading berths shall be designed to reflect away from any adjoining properties in an R-A, R-1, R-2 or R-3 District and away from any street or highway. Spillover lighting shall not exceed 0.2 footcandle at any property line.
B. 
Off-street loading requirements. In all zoning districts, every use that requires the receipt or distribution, by tractor-trailer, of material or merchandise, shall provide off-street loading berths in accordance with the following requirements:
Gross Floor Area
Number of Berths Required
Under 5,000 square feet
None
5,000 to 10,000 square feet
1 berth
10,001 to 50,000 square feet
2 berths
50,001 to 100,000 square feet
3 berths
For each additional 50,000 square feet
1 additional berth
C. 
In addition to required off-street parking and loading facilities, adequate storage areas for vehicles awaiting loading and unloading shall be provided. Under no circumstances shall vehicles be stored on or block access to a public right-of-way.