Township of Allen, PA Off-Street Parking and Loading Requirements.

[Ord. 2000-03, 9/14/2000, Art. XIV, § 1422]

Off-Street Parking and/or Loading Facilities. Off-street parking and loading facilities including access driveways shall be required in accordance with the provisions of this Article as a condition precedent to the occupancy of such building or use. During the land development review, the standards of this § 1422 are subject to the review and approval of the Board of Supervisors and may be waived by the Board of Supervisors with just cause. Facilities shall be provided for the entire building or use:

[Amended by Ord. 2015-03, 6/11/2015]

Whenever a building is constructed or a new use established;

Whenever the use of an existing building is changed to a use requiring more parking and/or loading facilities; and

Whenever an existing building is altered or enlarged so as to increase the amount of parking and/or loading spaces required under this chapter.

Continuation of Parking and/or Loading Facilities. All off-street parking and/or loading facilities, or those required as accessory to a use of a proposed or altered building, shall continue unobstructed in operation, shall not be used for automobile service or repair, and shall not be reduced below the required size as long as the principal use remains, unless an equivalent number of spaces is provided for such use in another approved location.

Standards and Definitions. For the purpose of determining off-street parking and loading requirements, definitions and standards shall be as follows:

Parking Space. An open or enclosed area accessible from a street for parking of motor vehicles of owners, occupants, employees, visitors, customers, or tenants of the main building or use. Each parking space shall be not less than 10 feet wide and not less than 20 feet long, exclusive of all drives, curbs and turning space. The number of spaces shall be determined from an accurate plan of the area.

Loading Space. An off-street area not less than 12 feet wide and 55 feet long and having a clear minimum height of 15 feet, exclusive of access drives, for the parking of one vehicle during the loading or unloading of merchandise and/or materials. Such spaces shall not be located on any right-of-way nor upon any required parking lot.

Floor Area. The total area of all the floors measured from the exterior faces of the building (except the floor area used for storage may be excluded), or, where set forth in the schedule, only the floor area used by a specific use.

Seat. The number of seating units installed or indicated, or each 24 linear inches of benches, pews, or space for loose chairs or similar seating facilities; spacing of rows shall be 30 inches on center.

Required Minimum Parking Spaces. The minimum number of spaces required by applying the schedule to a specific building or group of buildings.

Parking areas shall be designed to permit each vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles.

Required off-street parking shall be on the same lot with the use served; or where this requirement cannot be met, within 300 feet of the same lot.

Off-street Parking Standard. Except as may be agreed to by the Board of Supervisors during site or land development plan review, the building types and uses listed in Subsection 4 shall have the minimum number of off-street parking spaces shown adjacent to the building type or use per unit of measurement listed.

[Added by Ord. 2015-03, 6/11/2015]

Schedule of Required Off-Street Parking Spaces.

	Building or Use
	Institutional
	Civic and Education: Primary and Secondary School; Library; Places for Public Assembly	1 space for each employee plus 1 space for each 6 seats in assembly rooms plus 1 space for every 3 students permitted to drive to school
	Governmental: Municipal Building used for Administrative Functions	1 space for each 200 square feet of office floor area plus 1 space for each 4 seats in assembly rooms
	Place of Worship	1 space for each 3 seats in principal assembly rooms
	Welfare: Hospital	1 1/2 space per 2 beds plus 1 space for each employee
	Health Center	1 space per 150 square feet of floor area
	Nursing Home	1 space per 2 beds; 1 space for each staff and visiting Doctor, plus 1 space for each employee on the 2 major shift; 1 space per detached, attached, or multifamily dwelling unit
	Residential
	All Dwelling Types, including Community/Group Home	2 spaces per dwelling for 3-bedroom units
		3 spaces per dwelling for 4-bedroom units
	Office Building
	Medical and Dental Offices and Clinics	1 space per 150 square feet of floor area plus 1 space for each doctor or dentist
	Other Offices	1 space per 200 square feet of ground floor area, 1 space per 300 square feet of floor areas of upper floors
	Motel, Hotel, Boardinghouse, Bed-and-breakfast	1 1/2 spaces per guest room or unit
	Funeral Home	1 space per 30 square feet of assembly rooms or 1 space for each 4 seats, whichever requires the greater number, but in no case less than 20 spaces
	Retail Business
	Retail Stores, Financial Establishment, Day Nursery, Lumber Yard	1 space per 200 square feet of ground floor area; 1 space per 300 square feet of floor area of upper floors
	Eating Places, Bars, Taverns, Drive-ins, Indoor Entertainment (unless specifically described herein)	1 space per 500 square feet of floor area, or 1 space per 2 seats, whichever requires the greater number of spaces
	Club, Lodge, or other Assembly Hall	1 space per 4 seats in building
	Indoor Theater	1 space per 4 seats in building
	Dance Hall, Skating Rink, Swimming Pool	1 space per 50 square feet of area used for dancing, skating or swimming
	Bowling Alley	6 spaces per bowling lane
	Automobile Repair	1 space for each 100 square feet of gross floor area, plus 1 per employee
	Automobile Sales	1 space for each 200 square feet of gross floor area, plus 1 per employee
	Car Wash	1 space for each employee
	Commercial School	1 space for each employee and 1 space for each student
	Flea Market	1 space per 200 square feet of market area
	Outdoor Entertainment	1 space per 200 square feet of entertainment area, or 1 space per 2 seats, whichever is greater
	Service Station	1 space for every 300 square feet of gross floor area, or 2 spaces for each service bay, whichever is larger, plus 1 space for each employee
	Industrial
	Executive offices, sales offices	1 space per 200 square feet of executive and sales office floor area
	Service and storage establishments, laboratories, manufacturing plants, contracting	1 space for every employee on the combined employment of the two largest successive shifts
	Other Buildings or Uses
	For a specific building or use not scheduled, the Zoning Officer shall apply the unit of measurement of the above schedule deemed to be most similar to the proposed building or use.

Schedule of Off-Street Loading Spaces. Each use and/or building established or expanded after the effective date of this chapter that involves the receipt or distribution of materials and/or products shall require loading space(s) in accordance with the following table:

	Gross Floor Area (square feet)	Space Required
	0 to 10,000	1 space
	10,000 to 50,000	1 space plus 1 additional space for each 20,000 square feet
	50,001 and over	3 spaces plus 1 additional space for each 40,000 square feet in excess of 50,000 square feet

Separate or Combined Use of Facilities. A building containing one use shall provide the off-street and/or loading parking spaces as required for the specific use. A building or group of buildings containing two or more uses, operating normally during the same hours, and which have different off-street parking and/or loading requirements, shall provide spaces for not less than the sum of the spaces required for each use.

Access Drives to Parking Areas. The location and width of entrance and exit driveways to parking facilities shall be planned to interfere as little as possible with the use of nearby property and with pedestrian and vehicular traffic on the nearest streets.

Improvements to Parking and Loading Areas. All parking areas, loading areas, and access drives shall have an asphalt, concrete, or other similar hard surface, approved by the Township Supervisors. Surface water shall not be permitted to discharge over the public sidewalks or roadways or onto other premises. The maximum grade of the parking and/or loading area shall not exceed 2% unless specific permission is granted by the Board of Supervisors. Line painting and appropriate bumper guards or curbs shall be provided in order to define parking spaces or limits of paved areas and to prevent vehicles from projecting into required yards. All curbs and bumper guards shall be constructed in accordance with standards established by the Township Supervisors.

Illumination of Parking and Loading Areas. Parking and loading areas shall be illuminated whenever necessary to protect the public safety. Such illumination shall be so designed and located that the light sources are shielded from adjoining residences and residential streets, and shall not be of excessive brightness or cause a glare hazardous to pedestrians or drivers.

10.

Landscaping and Screening Requirements For Off-Street Parking.

Landscaped Strip. When a parking lot is located in a yard which abuts a street, a landscaped strip shall be provided on the property along the entire street line. If there is no building or other structure on the property, the parking lot shall still be separated from the street by the landscaped strip. This strip shall be measured from street line. The strips may be located within any other landscaped strip required to be located along a street.

The following lists required width of landscaping strips:

	Number of Spaces in Parking Lot Including Joint Facilities	Landscape Strip Width in Feet Measured from Street Right-of-Way Line
	Less than 100	15
	100 to 250	20
	250 or over	25

Unless otherwise indicated, all parking lots constructed in side or rear yards (as defined herein) shall be set back a minimum of 10 feet from all property lines. Such setbacks shall be used for landscape strips.

Interior Landscaping. In any parking lot containing 20 or more parking spaces (except a parking garage), 5% of the total area of the lot shall be devoted to interior landscaping. Such interior landscaping shall be used at the end of parking space rows and to break up rows of parking spaces at least every 20 parking spaces. Landscaped areas situated outside of the parking lot, such as peripheral areas and areas surrounding buildings shall not constitute interior landscaping. For the purpose of computing the total area of any parking lot, all areas within the perimeter of the parking lot shall be counted, including all parking spaces and access drives, aisles, islands, and curbed areas. Ground cover alone is not sufficient to meet this requirement. Trees, shrubs, or other approved materials shall be provided. This landscaping may be used to satisfy the "general site landscaping" requirements of this chapter. Parked vehicles may not overhang interior landscaped areas more than two feet. Where necessary, wheel stops or curbing shall be provided to ensure no greater overhang. If a parking lot of fewer than 20 spaces is built without interior landscaping, and later additional spaces are added so that the total is 20 or more, the interior landscaping shall be provided for the entire parking lot.

Screening. When a parking lot is located on property which adjoins land in a residential zone, or which contains an existing residential dwelling, the parking lot shall be screened from the adjoining residential property.

11.

Locational Landscaping and Screening Requirements for Off-Street Loading Facilities.

Location. Except as provided elsewhere, a ground-level loading area may be located in any side or rear yard. No exterior portion of an off-street loading facility (including access drives) shall be located within 50 feet of any land within a residential zone. Where possible, off-street loading facilities shall be located on the face of a building not facing any adjoining land in a residential zone, nor public street.

Separation from Streets, Sidewalks, and Parking Lots. Off-street loading spaces shall be designed so that there will be no need for service vehicles to back over streets or sidewalks. Furthermore, off-street loading spaces shall not interfere with off-street parking lots.

Landscaping and Screening Requirements. Unless otherwise indicated, all off-street loading facilities shall be surrounded by a fifteen-foot-wide landscape strip. All off-street loading facilities shall also be screened from adjoining residentially zoned properties and/or adjoining public streets.

[Ord. 2000-03, 9/14/2000, Art. XIV, § 1423]

General Open Space. Subdivisions and mobile home park developments shall meet the open space requirements of this chapter. The plan shall contain or be supplemented by such material as required to establish the method by which open space shall be perpetuated, maintained, and administered. The plan and other materials shall be constructed as a contract between the landowner(s) and the Township, and shall be noted on all deeds.

Layout of Open Space MHP and R3. The open space shall be laid out in accordance with the best principles of site design. It is intended that the open space shall be as close to all residences as possible, with greenways leading to major recreation spaces. Major recreation areas shall be located to serve all residents. The open space is most needed in areas of highest density. The intent is to provide open areas as close to as many individual units as possible.

Open Space Designation. All land held for open space shall be so designated on the plans. The plans shall contain the following statement for lands in Categories A, B, C, and D below: Open space land may not be separately sold, nor shall such land be further developed or subdivided. All subdivision plans shall further designate use of open space, the type of maintenance to be provided, and a planting plan or schedule. In designating use and maintenance, the following classes may be used:

Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to insure a neat and tidy appearance.

Natural Area. An area of natural vegetation undisturbed during construction or replanted. Such areas may contain pathways. Meadows shall be maintained as such and not left to become weed-infested. Maintenance may be minimal, but shall prevent the proliferation of weeds and undesirable plants such as honeysuckle and poison ivy. Litter, dead trees, and brush shall be removed, and streams shall be kept in free-flowing condition.

Recreation Area. An area designated for a specific recreation use, including but not limited to tennis, swimming, shuffleboard, playfield, and tot lot. Such areas shall be maintained so as to avoid creating a hazard or nuisance, and shall perpetuate the proposed use.

Agricultural Area. An area designated for family vegetable plots or to be leased or sold for an agricultural use as specified in this chapter.

Open Space Performance Bond. Designated planting and recreation facilities within the open space areas shall be provided by the developer. A performance bond or other financial security shall be required to cover costs of installation in accordance with provisions of the Subdivision Ordinance [Chapter 22].

Conveyance and Maintenance of Open Space. All open space shown on the final development plan, as filed in the office of the Township Secretary of Allen, and subsequently recorded in the office of the Recorder of Deeds of Northampton County, must be conveyed in accordance with one or more of the following methods:

Dedication of fee-simple to the Township of Allen. The Township may, but shall not be required to, accept any portion or portions of the nonagricultural open space, provided:

(1)

Such land is freely accessible to, and of benefit to the general public of Allen Township.

(2)

There is no cost to the Township involved.

(3)

The Township agrees to and has access to maintain such lands.

(4)

It must be acceptable with regard to size, shape, location, and improvement.

(5)

A maintenance fund has been established to provide for maintenance of the land. The amount of the fund shall be $2,500 for each acre of land dedicated to the Township.

By conveying title (including beneficial ownership) to a corporation, association, funded community trust, condominium, or other legal entity.

(1)

The terms of such instrument of conveyance must include provisions suitable to the Township for guaranteeing:

(a)

The continued use of such land for the designated purpose.

(b)

Continuity of proper maintenance for those portions of the open space requiring maintenance.

(c)

The availability of funds required for such maintenance.

(d)

Adequate insurance protection.

(e)

Provisions for payment of applicable taxes.

(f)

Recovery for loss sustained by casualty, condemnation, or otherwise.

(g)

Such other covenants and/or easements that the Township shall deem desirable to fulfill the purposes and intent of this chapter.

(2)

The following area prerequisites for such a corporation or association:

(a)

It must be set up before any homes or dwelling units are sold or leased or otherwise conveyed.

(b)

Membership must be mandatory for each buyer and/or lessee and any successive buyer and/or lessee.

(c)

It must be responsible for liability insurance, taxes, recovery from loss sustained by casualty, condemnation, or otherwise, and the maintenance of recreational and other facilities.

(d)

Members or beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property.

(e)

It must be able to adjust the assessment to meet conditions.

(f)

Such corporation or association shall not be dissolved nor shall it dispose of the open space by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the Township before any such sale or disposition of the open space.

(3)

The dedication of open space, streets, or other lands in common ownership of the corporation, association, or other legal entity, or the Township, shall be absolute and not subject to reversion for possible future use for further development.

(4)

All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Township Solicitor as to legal form and effect and to the Planning Commission as to suitability for the proposed use of the open space.

Development Rights, Easement, or Other Device. The state or county under the provisions of Act 442 of 1968, the Conservation and Land Development Act, may acquire and resell any interest in the land for the purpose of agricultural or open space preservation. Subject to Township approval, this may be considered a suitable means of preserving open space.