A.
Overall requirements.
(1)
Number of spaces. Each use that is newly developed, enlarged, significantly
changed in type of use, 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.
(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.
(4)
Table 6.1: Off-Street Parking Requirements
(See § 250-43B below for the C-N District.)
| |||
---|---|---|---|
Use
|
Number of Off-Street Parking Spaces Required
|
Plus 1 Off-Street Parking Space for Each
| |
Residential Uses:
| |||
Dwelling unit, other than types listed separately in this table
|
2 per dwelling unit
As part of a new subdivision, if a vehicle must be moved from
1 space in order to access the second space, then an additional parking
space shall be available for each dwelling unit, such as an on-street
space in front of the dwelling or an overflow parking lot.
| ||
Home occupation
|
See § 250-35
| ||
Housing permanently restricted to persons 62 years and older
and/or the physically handicapped
|
1 per dwelling/rental unit, except 0.4 per dwelling/rental unit
if evidence is presented that the non-physically handicapped persons
will clearly primarily be over 70 years old
|
Nonresidential employee
| |
Boardinghouse
|
1 per rental unit or bed for adult, whichever is greater
|
Nonresident employee
| |
Group home
|
1 per 2 residents, unless the applicant proves the home will
be limited to persons who will not be allowed to drive a vehicle from
the property
|
Employee
| |
Institutional Uses:
| |||
Place of worship or church
|
1 per 5 seats in room of largest capacity. For pews that are
not individual seats, each 48 inches shall count as 1 seat
|
Employee
| |
Hospital
|
1 per 3 beds
|
1.1 employees
| |
Nursing home
|
1 per 5 beds
|
1.1 employees
| |
Assisted living facility and/or retirement community
|
1 per 4 beds, plus 1.5 for each individual dwelling unit
|
1.1 employees
| |
Day-care center
|
1 per 10 children, with spaces designed for safe and convenient
dropoff and pickup
|
1.1 employees
| |
School, primary or secondary
|
1 per 4 students aged 16 or older
|
1.1 employees
| |
Utility facility
|
1 per vehicle routinely needed to service facility
| ||
College or university
|
1 per 1.5 students not living on campus who attend class at
peak times (plus required spaces for on-campus housing)
|
1.1 employee
| |
Library, community center or cultural center or museum
|
1 per 5 seats (or 1 per 250 square feet of floor area accessible
to patrons and/or users if seats are not typically provided)
|
1.1 employees
| |
Treatment center
|
1 per 2 residents aged 16 years or older, plus 1 per nonresident
intended to be treated on site at peak times
|
Nonresident employee
| |
Swimming pool, nonhousehold
|
1 per 50 square feet of water surface, other than wading pools
|
1.1 employees
| |
Commercial Uses:
|
All commercial uses, as applicable, shall provide additional
parking or storage needed for maximum number of vehicles stored, displayed
or based at the lot at any point in time. These additional spaces
are not required to meet the stall size and parking aisle width requirements
of this chapter.
| ||
Auto service station or repair garage
|
5 per repair/service bay and 1/4 per fuel nozzle, with such
spaces separated from accessways to pumps
|
Employee, plus any parking needed for a convenience store under
"retail sales"
| |
Auto, boat, recreational vehicle or manufactured home sales
|
1 per 15 vehicles, boats, RVs or homes displayed
|
Employee
| |
Bed-and-breakfast use
|
1 per rental unit, plus the 2 per dwelling unit
|
Nonresident employee
| |
Bowling alley
|
2 per lane, plus 2 per pool table
|
1.1 employees
| |
Car wash
|
Adequate waiting and drying areas
|
1.1 employees
| |
Financial institution (includes bank)
|
1 per 200 square feet of floor area accessible to customers,
plus office parking for any administrative offices
|
1.1 employees
| |
Funeral home
|
1 per 5 seats in rooms intended to be in use at one time for
visitors, counting both permanent and temporary seating
|
Employee
| |
Miniature golf
|
1 per hole
|
1.1 employees
| |
Haircutting/hairstyling
|
1 per customer seat used for haircutting, hairstyling, hair
washing, manicuring or similar work
|
1.1 employees
| |
Hotel or motel
|
1 per rental unit, plus 1 per 4 seats in any meeting room (plus
any required by any restaurant)
|
1.1 employees
| |
Laundromat
|
1 per 3 washing machines
|
On-site employee
| |
Offices or clinic, medical/dental
|
5 per physician or physician's assistant and 4 per dentist
|
1.1 employees
| |
Offices, other than above
|
1 per 300 square feet of total floor area
| ||
Personal service use, other than haircutting/hairstyling (minimum
of 2 per establishment)
|
1 per 200 square feet of floor area accessible to customers
|
1.1 employees
| |
Indoor recreation (other than bowling alley), membership club
or exercise club
|
1 per 4 persons of maximum capacity of all facilities
|
1.1 employees
| |
Outdoor recreation (other than uses specifically listed in this
table)
|
1 per 4 persons of capacity (50% may be on grass overflow areas
with major driveways in gravel)
|
1.1 employees
| |
Restaurant
|
1 per 4 seats, or 3 spaces for a use without customer seats.
This parking shall be calculated separately from a shopping center
|
1.1 employees
| |
Retail sales (other than types separately listed and other than
a shopping center)
|
1 per 200 square feet of floor area of rooms accessible to customers
| ||
Retail sales of only furniture, lumber, carpeting, bedding or
floor covering
|
1 per 800 square feet of floor area of rooms accessible to customers
| ||
Shopping center involving 5 or more retail establishments on
a lot
|
1 per 200 square feet of leasable floor area
| ||
Tavern or nightclub or after-hours club
|
1 per 30 square feet of total floor area
|
1.1 employees
| |
Theater or auditorium
|
1 per 4 seats, 1/2 of which may be met by convenient parking
shared with other business uses on the same lot that are typically
not routinely open beyond 9:00 p.m.
|
1.1 employees
| |
Trade/hobby school
|
1 per 2 students on site during peak use
|
1.1 employees
| |
Veterinarian office
|
4 per veterinarian
|
1.1 employees
| |
Industrial Uses:
| |||
All industrial uses (including warehousing, distribution and
manufacturing)
|
In addition to parking or storage needed for maximum number
of vehicles stored, displayed or based at the lot at any point in
time, which spaces are not required to meet the stall size and aisle
width requirements of this chapter
1 per 1.1 employees, based upon the maximum number of employees
on site at peak periods of time
|
1 visitor space for every 10 managers on the site
| |
Self-storage development
|
1 per 20 storage units
|
1.1 employees
|
B.
Parking reduction in C-N District.
(1)
Purposes: to recognize the availability of on-street parking in the
C-N District and the limited ability to provide parking to serve existing
buildings and the potential of customers walking to businesses in
the area.
(2)
The parking requirements in Table 6.1 shall be modified within the
C-N District as follows:
(a)
The amount of required off-street parking shall be reduced by
50% for a commercial use within the C-N District within a building
that existed prior to January 1, 1960.
(b)
Off-street parking shall be required for any additional dwelling units or any new construction of any building or any expansion of a building, except as may be allowed under § 250-44C(2).
(c)
Optional fee in lieu of parking.
[1]
As a special exception, the Zoning Hearing Board may permit
the reduction of off-street parking requirements in the C-N District
if the applicant commits to pay a fee in lieu of providing a certain
number of required off-street parking spaces.
[2]
For each required off-street parking space that is waived, a
fee shall be required of $2,000, unless such amount is modified by
resolution of the Borough Council.
[3]
All such fees shall be paid to the Borough or an authority authorized
by the Borough to receive such fees. All such fees shall be accounted
for separately. All such fees shall only be used for the creation
of additional on-street or off-street public parking to serve the
C-N District. Such fees may also be used for the payment of debt for
improvements to increase the amount of public parking, the leasing
of private areas for public parking, or for the acquisition of land
for public parking.
[4]
The fee shall be a one-time payment. The reduction of the required
number of parking spaces shall continue with the land over time, regardless
of ownership or use of the property.
[5]
The application shall be offered to the Borough Planning Commission
and Borough Council for any review they care to make prior to an approval
by the Zoning Hearing Board.
(3)
See also § 250-44E(1), which allows an applicant to meet their parking requirements by leasing spaces on another lot.
A.
General. Parking spaces and accessways shall be laid out to result
in safe and orderly use and to fully take into account all of the
following: vehicular access onto and off the site, vehicular movement
within the site, loading areas, pedestrian patterns and any drive-through
facilities. No parking area shall cause a safety hazard or impediment
to traffic off the lot.
B.
Existing parking.
(1)
Any parking spaces serving such preexisting structures or uses at
the time of adoption of this chapter shall not in the future be reduced
in number below the number required by this chapter.
(2)
If a new principal nonresidential building is constructed on a lot,
then any existing parking on such lot that serves such building shall
be reconfigured to comply with this chapter, including but not limited
to requirements for channelization of traffic from adjacent streets,
channelization of traffic within the lot, minimum aisle widths, paving
and landscaping.
C.
Change in use or expansion. A structure or use in existence at the
effective date of this chapter that expands or changes in use of an
existing principal building shall be required to provide all of the
required parking for the entire size and type of the resulting use,
except as follows:
(1)
If an existing lawful use includes less parking than would be required
if the use would be newly developed, then that deficit of parking
shall be grandfathered for reuses of an existing building. For example,
an existing store might include three parking spaces and would have
been required to provide seven spaces if it was newly developed. Therefore,
there is an existing nonconforming deficit of four spaces. Then, if
that store is converted to an office that would need 10 spaces, the
office would need to provide a total of six spaces (10 spaces minus
the preexisting deficit of four equals six).
(2)
If a nonresidential use expands by an aggregate total maximum of
5% in the applicable measurement (such as building floor area) beyond
what existed at the time of adoption of this chapter, then no additional
parking is required. For example, if an existing building included
3,000 square feet, and a single minor addition of 150 square feet
was proposed, then additional parking would not be required. This
addition, without providing new parking, shall only be allowed one
time per lot.
D.
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 chapter. 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.
E.
Location of parking.
(1)
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 Hearing Board, that a method of providing
the spaces is guaranteed to be available during all of the years the
use is in operation within 300 feet walking distance from the entrance
of the principal use being served. Such distance may be increased
to 500 feet for employee parking of a nonresidential use. A written
and signed lease shall be provided if the land providing the parking
is not in common ownership with the use served by the parking.
(a)
The Zoning Hearing Board may require that the use be approved
for period of time consistent with the lease of the parking, and that
a renewal of the permit shall only be approved if the parking lease
is renewed and/or the common ownership is maintained.
(2)
Within the C-N District, no new off-street surface parking space
shall be placed between a principal building and the curbline of Main
Street. This requirement shall not prevent the realignment of existing
parking areas. This provision shall not prevent vehicle parking from
being located to the side or rear of a building, provided such building
faces onto Main Street.
(3)
In the R-2 District, if an existing rear or side alley is available or could be feasibly extended, it shall be used for access to any garage or parking spaces for the lot instead of a front yard driveway accessing directly onto Main Street. See also Note B at the end of § 250-29A.
(4)
In the R-1 and R-2 Districts, no more than four motor vehicles shall
routinely be parked outside in the required front yard.
F.
Reduction of parking requirements as a special exception.
(1)
Purposes: to minimize the amount of land covered by paving, while
making sure adequate parking is provided; to recognize that unique
circumstances may justify a reduction in parking.
(2)
As a special exception, the Zoning Hearing Board may authorize a
reduction in the number of off-street parking spaces required to be
provided for a use if the applicant proves, to the satisfaction of
the Zoning Hearing Board, that a lesser number of spaces would be
sufficient.
(a)
The applicant shall provide evidence justifying the proposed
reduced number of spaces, such as studies of similar developments
during their peak hours. The applicant shall also provide relevant
data, such as numbers of employers, peak expected number of customers/visitors
and similar data.
(b)
Under this section, an applicant may prove that a reduced number
of parking spaces is justified because more than one principal use
will share the same parking. In such case, the applicant shall prove
that the parking has been designed to encourage shared use, and that
long-term agreements ensure that the parking will continue to be shared.
The amount of the reduction in parking should be determined based
upon whether the different uses have different hours of peak demand
and/or overlapping customers. In addition, an applicant may prove
that parking needs will be reduced or that off-site parking is feasible
because the applicant agrees to make a long-term commitment to a shuttle
service for residents or employees.
(c)
Reserved area for additional parking. Under this section, the
Zoning Hearing Board may require that a portion of the required parking
be met through a reservation of an area for future parking. The Board
may require the reservation for a certain number of years or an indefinite
period corresponding to the years the buildings are in use.
[1]
Such reservation shall be in a form acceptable to the Zoning
Hearing Board Solicitor that legally binds current and future owners
of the land to keep the reserved parking area in open space and then
to provide the additional parking if the Borough determines it is
necessary. A deed restriction is recommended.
[2]
If approved under this Subsection F(2)(c), the applicant shall present a site plan to the Zoning Officer that shows the layout that will be used for the additional parking if the parking is required to be provided in the future. The site plan shall show that the additional parking is integrated with the overall traffic access and pedestrian access for the site, and that the additional parking will be able to meet Borough requirements.
[3]
The additional parking that is reserved under this subsection
shall be required to be kept as landscaped open area, until such time
as the Zoning Hearing Board decision may authorize the land's release
from the restriction or until the Borough may require that the land
be developed as parking.
[4]
The Zoning Officer shall periodically review the sufficiency
of the parking that is provided. If the Zoning Officer in the future
determines that the reserved parking is needed to meet actual demand,
he/she shall provide written notice to the property owner. The property
owner shall then have one year to develop the reserved area into off-street
parking in compliance with this chapter.
A.
General requirements.
(1)
Backing onto a street. 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 driveway serving one dwelling
or a driveway that enters onto a local street or parking court. Parking
spaces may back onto an alley.
(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, unless specifically
permitted otherwise.
(3)
Parking areas shall not be within a required buffer yard or street
right-of-way.
(4)
Separation from street. Except for parking spaces immediately in
front of individual dwellings, 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 continuous grass
or landscaped planting strip, except for necessary and approved vehicle
entrances and exits to the lot.
(5)
Stacking and obstructions. Each lot shall provide adequate area upon
the lot to prevent backup of vehicles on a public street while awaiting
entry to the lot or while waiting for service at a drive-through facility.
B.
Size and marking of parking spaces.
(1)
Each parking space shall be a rectangle with a minimum width of nine feet and a minimum length of 18 feet, except the minimum sized rectangle shall be eight feet by 22 feet for parallel parking, and except where a larger space is required by § 250-45C.
(3)
All spaces shall be marked to indicate their location, except those
of a one- or two-family dwelling.
C.
Aisles. Parking spaces and aisles shall be designed and built in
conformance with the following:
Angle of Parking
|
Minimum Width of Parking Space
(feet)
|
Minimum Depth of Parking Space
(feet)
|
Aisle Width: One-Way Traffic
(feet)
|
Aisle Width: Two-Way Traffic
(feet)
| |
---|---|---|---|---|---|
90°
|
9
|
18
|
20
|
22
| |
55° to 89°
|
10
|
22
|
18
|
22
| |
35° to 54°
|
10
|
21
|
15
|
20
| |
1° to 34°
|
10
|
19
|
12
|
20
| |
Parallel
|
8
|
22
|
12
|
20
|
D.
Accessways and driveways.
(1)
Width requirement.
Width of Driveway at Entrance onto Public Street, at Edge
of Cartway*
|
One-Way Use*
(feet)
|
Two-Way Use*
(feet)
| |
---|---|---|---|
Minimum
|
12
|
22
| |
Maximum
|
20
|
30
|
NOTE:
| ||
---|---|---|
*
|
This standard may be revised where the State Department of Transportation
requires a different standard is required by PennDOT for an entrance
to a state road or where the applicant demonstrates to the Zoning
Officer that a wider width is needed for truck access.
|
(2)
Drainage. Adequate provisions shall be made to maintain uninterrupted
parallel drainage along a public street at the point of driveway entry.
The Borough may require an applicant to install an appropriate type
and size of pipe at a driveway crossing.
E.
Paving, grading and drainage. See the provisions of Chapter 215, Subdivision and Land Development.
G.
Parking for persons with disabilities.
(1)
Number of spaces. See requirements under the Federal Americans with
Disabilities Act[1] for parking for persons with disabilities. The following
is a summary of some of the relevant requirements in effect as of
the enactment of this chapter:
Total Number of Parking Spaces on Lot
|
Required Minimum Number/Percent of ADA-Accessible Parking
Spaces
| |
---|---|---|
1 to 25
|
1 van accessible
| |
26 to 50
|
2, 1 of which must be van accessible
| |
51 to 75
|
3, 1 of which must be van accessible
| |
76 to 100
|
4, 1 of which must be van accessible
| |
101 to 150
|
5, 1 of which must be van accessible
| |
151 to 200
|
6, 1 of which must be van accessible
| |
201 to 300
|
7, 1 of which must be van accessible
| |
301 to 400
|
8, 1 of which must be van accessible
| |
401 to 500
|
9, 2 of which must be van accessible
| |
501 to 1,000
|
2% of total number of spaces, 1/8 of which must be van accessible
| |
1,001 or more
|
20, plus 1% of spaces for each 100 over 1,000 spaces, 1/8 of
which must be van accessible
|
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(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.
(3)
Minimum size and slope. See requirements of the Americans with Disabilities
Act regulations.
(4)
Marking. All required handicapped spaces shall be well-marked in
compliance with the Americans with Disabilities Act. Such signs and/or
markings shall be maintained over time.
(5)
Paving. Handicapped parking spaces and adjacent areas needed to access
them with a wheelchair shall be covered with a smooth surface that
is usable with a wheelchair.
H.
Paved area setbacks (including off-street parking setbacks).
(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 stormwater management along streets; and to prevent vehicles
from entering or exiting a lot other than at approved driveways.
(2)
Any new or expanded vehicle parking or vehicle storage area serving
a principal nonresidential use shall be separated from a public street
by a planting strip. The planting strip shall have a minimum width
of five feet and be maintained in grass or other attractive vegetative
ground cover. The planting strip may be on one or both sides of any
sidewalk, provided the planting width totals five feet. This five-foot
width shall be increased to 10 feet for a lot including 100 or more
parking spaces.
(a)
The planting strip shall not include heights or locations of
plants that would obstruct safe sight distances, but may include deciduous
trees that allow motorists to maintain views under the leaf canopy.
(b)
The planting strip may be placed inward from the shoulder of
an uncurbed street or inward from the curb of a curbed street. The
planting strip may overlap the street right-of-way, provided it does
not conflict with PennDOT requirements, and provided that the Borough
and PennDOT, as applicable, maintain the right to replace planting
areas within the right-of-way with future street improvements.
(c)
Approximately perpendicular driveway crossings may be placed
within the planting strip. Mostly vegetative stormwater channels may
be placed within the planting strip.
(e)
Where feasible, where a sidewalk is not installed, this setback
should include an unobstructed generally level width running parallel
to a street that is suitable for a person to walk.
A.
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 and the maximum size vehicle, in a manner
that will not routinely obstruct traffic on a public street and traffic
entering and exiting the lot. If no other reasonable alternative is
feasible, traffic may be obstructed for occasional loading and unloading
along an alley, provided traffic has the ability to use another method
of access.
B.
At the time of review under this chapter, the applicant shall provide
evidence to the Zoning Officer on whether the use will have sufficient
numbers and sizes of loading facilities. The Planning Commission and/or
Borough Council may provide advice to the Zoning Officer on this matter
as part of any plan review by such boards. For the purposes of this
section, the words "loading" and "unloading" are used interchangeably.
C.
Each space and the needed maneuvering room shall not intrude into
approved buffer areas and landscaped areas.
A.
Fire lanes shall be provided where required by state or federal regulations
or other local ordinances.
B.
Access shall be also provided so that fire equipment can reach all
sides of principal nonresidential buildings and multifamily/apartment
buildings. This access shall be able to support a loaded fire pumper
truck, but shall not necessarily be paved.
C.
The specific locations of fire lanes and fire equipment access are
subject to approval by the Borough, after review by local fire officials.