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Township of Parsippany-Troy Hills, NJ
Morris County
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Table of Contents
Table of Contents
A. 
Scope of provisions. Off-street parking, unloading and service requirements of this article shall apply and govern in all present and future zoning districts within the Township. Except as provided in this article, no application for a building permit shall be approved unless there is included with the plan for such building, improvement or use, a plot plan showing the required space reserved for off-street parking, unloading and service purposes. An occupancy permit shall not be given unless the required off-street parking, unloading and service facilities have been provided in accordance with those shown on the approved plan.
B. 
Duty to provide and maintain off-street parking and loading. No land shall be used or occupied, no structure shall be designed, created, altered, used or occupied and no use shall be operated unless off-street parking and loading facilities are provided in at least the amount and maintained in the manner required by this article; provided, however, that any use in operation on the effective date of these regulations is not affected by the provisions of this article until such time as the existing gross floor area is increased.
A. 
Required size of parking spaces and access.
[Amended 7-12-1983 by Ord. No. 83:58; 3-24-1992 by Ord. No. 92:8]
(1) 
All off-street parking spaces: Each parking space shall not be less than nine feet wide nor less than 18 feet deep.
(2) 
All parking spaces shall connect to an on-site driveway.
(3) 
Compact-car parking spaces shall be permitted for employee parking only and only in compliance with the following regulations:
(a) 
No off-street parking area shall contain compact-car parking spaces unless such area is otherwise required to contain a minimum of 100 off-street parking spaces.
(b) 
The number of compact car parking spaces permitted shall not exceed 25% of the total number of off-street parking spaces otherwise required.
[Amended 12-18-2007 by Ord. No. 2007:31]
(c) 
Each compact car parking space shall be not less than eight feet six inches wide between center lines of two-feet-wide hairpin pavement markings, not less than 16 feet deep plus a two-foot overhang area of adjacent landscaped space or sidewalk of at least six feet in width.
[Amended 12-18-2007 by Ord. No. 2007:31]
(d) 
Compact car parking spaces shall only be permitted for commercial uses, except retail-related uses such as stores, shops, fitness centers, bank and restaurants.
[Amended 12-18-2007 by Ord. No. 2007:31]
B. 
Provision for proper drainage and maintenance. All off-street parking, off-street loading and service facilities shall be so drained as to prevent damage to abutting properties or public streets and shall be constructed of materials which will assure a surface resistant to erosion. Such drainage and materials shall be installed as required by the Engineer. All such areas shall be, at all times, maintained at the expense of the owners thereof in a clean, orderly and dust-free condition.
C. 
Separation from walkways and streets. All off-street parking, off-street loading and service areas shall be separated from walkways, sidewalks, streets or alleys by curbing or other protective devices.
D. 
Private walks adjacent to business buildings. A private walk, if provided adjacent to a building, shall not be less than four feet in width and shall be in addition to the other requirements of this section.
E. 
Screen required when adjoining property is residential. Where off-street parking, loading or service areas are proposed to be located closer than 50 feet to a lot on any residential zoning district, or to any lot upon which there exists a dwelling as a permitted use under these regulations, except where a state or federal highway coincides or is located between the lot line and the residential district, and where such parking, loading or service areas are not entirely screened visually from such lot by an intervening building or structure, there shall be provided along the lot line a continuous screen in accordance with applicable buffer and transition requirements set forth in this chapter. No such screen shall extend nearer to a street right-of-way line than the established building line of the adjoining residential lot.
F. 
Interior driveway. Interior driveways shall be at least 24 feet wide where used with ninety-degree-angle parking, at least 20 feet wide where used with sixty-degree-angle parking and at least 15 feet wide where used with forty-five-degree parking. Where there is no parking, interior driveways shall be at least 12 feet wide for one-way traffic movement and at least 22 feet wide for two-way traffic movement.
G. 
Connection to a public right-of-way. Each off-street parking, loading or service area shall be connected to a public street right-of-way by means of a driveway constructed in accordance with at least the minimum standards required by the Engineer.
H. 
Size of driveways. A driveway exclusive of curb return radii shall be not less than 12 feet nor more than 24 feet in width within the street right-of-way providing access.
[Amended 5-14-2019 by Ord. No. 2019:19]
I. 
Location of curb cuts. At the intersection of streets, except lanes and alleys, a curb cut shall be set back not less than 25 feet from the intersection of two curblines or such lines extended, and shall be set back not less than five feet from the intersection of two property lines or such lines extended. Between the curb returns for any two driveways serving the same property, there shall be at least 25 feet of curb, except that this distance may be reduced to as little as five feet where it is demonstrated that restricted frontage makes this necessary in order to provide not more than two adequate driveways for the property.
J. 
Off-street parking space within building. Garage space or space within buildings, in basements or on the roofs of buildings may be used to meet the off-street parking requirements of this chapter, provided that each space is designated to serve as off-street parking space.
K. 
Pavement markings and signs. Each off-street parking space shall be clearly marked, and pavement directional arrows or signs shall be provided wherever necessary. Markers, directional arrows and signs shall be properly maintained so as to ensure their maximum efficiency.
L. 
Lighting for night use. Adequate lighting shall be provided if the off-street parking facilities are used at night. If the parking facilities abut residential land, the lighting shall be arranged and installed so as not to reflect or cause glare on the abutting residential land in accordance with provisions of the performance standards.
M. 
Required off-street parking area shall not be reduced. No off-street parking area shall be reduced in size or encroached upon by any building, vehicle storage, loading or unloading or any other use where such reduction or encroachment will reduce the off-street parking and loading spaces below that required by these regulations.
N. 
Joint parking facilities. The off-street parking requirements for two or more nonresidential neighboring uses of the same or different types located on the same lot or on contiguous lots and within the same zoning district may be satisfied by the allocation of the required number of spaces for each use in a common parking facility, provided that the number of off-street parking spaces is not less than the sum of individual requirements, and provided further that there shall be compliance with all other provisions of these regulations.
O. 
Parking provided on same lot as main building. Off-street parking spaces for one-family, two-family and multifamily dwellings shall be provided on the same lot as the main building. Off-street parking spaces for all other uses shall be provided on the same lot as the main building to be served by such parking unless otherwise provided for herein.
P. 
Requirements for combined uses. The number of off-street parking spaces required by land or buildings used for two or more purposes shall be the sum of the requirements for the various individual uses.
Q. 
Sharing of parking facilities. Off-street parking facilities for one use shall not be considered as providing the required facilities for any other use, provided that 1/2 of the off-street parking space required by any use whose peak attendance will be at night or on Sundays, such as churches, theaters and assembly halls, may be assigned to a use which will be closed at night or on Sundays.
R. 
Computing number of employees. For the purpose of this section, the number of employees shall be computed on the basis of the average number of persons to be employed, taking into consideration day, night and seasonal variations.
S. 
Fractional spaces required. When units of measurements determining the number of required off-street parking space and off-street loading spaces result in the requirement of a fractional space, any fraction up to and including 1/2 shall be disregarded, and any fraction over 1/2 shall require one off-street parking or loading space.
T. 
Off-street parking and loading space within a required setback. No required off-street parking and loading space, including maneuvering areas for such off-street parking and loading space, shall be established in the area between the front building line and the street right-of-way line in any industrial district, unless specifically permitted elsewhere in this chapter, and further provided that in all nonresidential zones a minimum twenty-five foot landscaped green area setback shall be provided along the street right-of-way line where the lot fronts on Highway Route Nos. 10 and 46.
[Amended 3-14-2000 by Ord. No. 2000:7]
U. 
Other use of off-street parking space prohibited. No off-street parking or loading area shall be used for the sale, repair, dismantling or servicing of any vehicle, equipment, materials or supplies.
V. 
Size of loading berth. A loading berth shall be at least 12 feet wide with at least 15 feet of overhead clearance. The length of the loading berth shall be such that the horizontal distance from the front of a dock for back-in parking to the limiting boundary of the loading and unloading area shall be not less than twice the overall length of the longest vehicle expected to use the facility. A loading space need not be, necessarily, a full berth, but shall have a minimum plan dimension of at least 10 feet of overhead clearance. The Zoning Officer shall determine the sufficiency of the off-street loading and maneuvering space based upon the kind and amount of loading and unloading operation required by the given use, but in no case shall the use of such space hinder the free movement of vehicles and pedestrians over a street or sidewalk.
W. 
The minimum parking requirement for a shopping center or other retail commercial building shall be recalculated when there is a change of tenancy or use.
[Added 3-14-2000 by Ord. No. 2000:7]
X. 
Unless otherwise regulated in another section of this chapter, driveways shall not be located closer than five feet to the side or rear lot line.
[Added 3-14-2000 by Ord. No. 2000:7]
A. 
Use and minimum space requirements shall be as follows:
(1) 
Automobile and gasoline service station: at least one space for each gasoline pump, grease rack or similar service area.
(2) 
Automobile repair and service station: at least one space for each gasoline pump, grease rack or similar service area, one additional space for each 500 square feet of gross floor area of the shop or garage.
(3) 
Automobile sales establishment, flower or plant nursery, landscape gardeners: at least one space for every 1,000 square feet of the building area used for such purposes.
(4) 
Bowling establishment: at least four spaces for each bowling lane. If additional facilities such as bar or restaurant are provided, additional parking spaces shall be provided in accordance with the requirement for similar uses set forth in this section.
(5) 
Church, synagogue or other places of worship:
[Amended 12-18-2007 by Ord. No. 2007:31; 4-29-2008 by Ord. No. 2008:07]
(a) 
One space per three seats. Where individual seats are not provided such as a bench or a pew, one parking space shall be required for each six linear feet of seating on a bench or pew. Where a place of worship does not utilize seating within a sanctuary space, there shall be one parking space per 28 square feet of sanctuary space for the observance of religious services, excluding the following:
[1] 
Space dedicated to altar or similar permanent display space up to a maximum 15% of the area for the observance of religious services;
[2] 
The area dedicated to circulation as calculated by delineating a circulation aisle around the outermost perimeter of the area for observance of religious services. The aisle width shall be three feet for sanctuary areas up to 10,000 square feet and four feet for areas greater than 10,000 square feet. The area delineated for circulation shall circumvent the swing of permanent doorways into the sanctuary observance area. The calculation and illustration of the circulation aisle shall be submitted for review by the approving authority.
(b) 
The temporary use of off-site parking for special religious holidays or special events shall require a zoning permit (special events use permit) in accordance with § 430-296.
(6) 
Commercial or personal service establishments:
(a) 
Grocery store, food market and supermarkets: one space per 150 square feet of gross floor area.
(b) 
Delicatessen and bakery: one space per 250 square feet of gross floor area.
(c) 
Barbershop and beauty shops: three spaces for each beautician and barber or one space for each 150 square feet of gross floor area, whichever is greater.
(d) 
Other commercial or personal service uses not specifically listed elsewhere in this section: one space for each 200 square feet of gross first-floor area, plus one space for each 300 square feet of additional gross floor area.
(7) 
Educational and training school or institution, nonprofit or commercial: at least one space for each two employees, including teachers and administration, plus one space for each student or one space for each 150 square feet of classroom, laboratories or other space used for instructional purposes.
(8) 
Eleemosynary or philanthropic institution: at least one space for each two employees, plus such additional facilities for residents and visitors as shall be deemed necessary in accordance with the provisions of Article VI.
(9) 
Professional home office: at least one parking space in addition to the requirement for the dwelling unit plus one additional space for any full-time employee, where permitted, except that in the case of doctors and dentists, three parking spaces in addition to the requirement for the dwelling unit, plus one space for any full-time employee shall be required.
(10) 
Hospital or nursing home: at least one space for each two patient beds plus one additional space for each staff member or visiting doctor, based on the average number of persons serving the facility, plus one additional space for two employees, including nurses per shift.
(11) 
Industrial or manufacturing establishment or warehouse: at least one space for each two plant employees, one space for each managerial personnel, one visitor parking space for each 10 managerial personnel, and one additional space for each vehicle used directly in the conduct of the enterprise.
(12) 
Medical or dental practioner’s office: medical or dental offices of 5,000 square feet or less are required to provide one space per 150 square feet. Medical or dental offices of greater than 5,000 square feet are required to provide one space per 200 square feet. Medical service labs or clinics serving patients at the facility shall provide one space per 150 square feet for all facility sizes.
[Amended 12-18-2007 by Ord. No. 2007:31]
(13) 
Mortuary or funeral home: at least one parking space for each five seats in the chapel, one additional space for each residential family and one additional space for each funeral vehicle.
(14) 
Hotels, motor lodge, tourist cabins: at least one space for each guest room or sleeping room, plus three spaces for every four employees. A full service hotel with accessory banquet and retail facilities shall have at least one space per guest room, plus three spaces for every four employees, in addition to compliance with parking requirements for each additional accessory use of the facility. Accessory banquet facilities shall have one space per 100 square feet of gross floor area.
[Amended 9-18-2007 by Ord. No. 2007:32]
(15) 
Multifamily dwelling: at least two spaces for each dwelling unit.
(16) 
Office building, professional building or similar uses: at least one space for every 300 square feet of floor area exclusive of stairwells and utility rooms, provided that the total number of parking spaces shall not exceed one space for every 250 square feet of floor area exclusive of stairwells and utility rooms.
[Amended 12-18-2001 by Ord. No. 2001:42]
(17) 
One- or two-family detached dwelling: at least two spaces per dwelling unit.
(18) 
Private club: at least one space for 100 square feet gross floor space.
(19) 
Publicly owned or operated building and use, such as a library, museum or post office: at least one space for each 100 square feet of gross floor space.
(20) 
Railroad or bus stations: as required by the Planning Board.
(21) 
Recreation establishment, commercial, other than a theater, bowling establishment, auditorium or stadium: at least one space for each 100 square feet of nonstorage floor area.
(22) 
Restaurant or similar places, primarily dispensing food: at least one space for each three seats provided for patron use or one space for each 75 square feet of retail space excluding kitchen and utility rooms, whichever is greater; bars, taverns and similar places which do not primarily dispense food: one parking space for each 1.5 persons of maximum allowable occupancy.
[Amended 8-11-1981 by Ord. No. 81:30]
(23) 
Shopping center: at least 6.5 spaces for each 1,000 square feet of floor area or fraction thereof for shopping centers having a gross floor area of less than 200,000 square feet. In shopping centers containing more than 200,000 square feet in gross floor area, 5.5 spaces for 1,000 square feet of gross floor area or fraction thereof shall be required.
(24) 
Stadium, ball parks and other outdoor sports arenas: at least one space for each five seats.
(25) 
Swimming pool or natural bathing place operated for profit: at least one space for each four persons within the recommended or legal capacity prescribed under applicable state and local laws, ordinances or resolutions.
(26) 
Theater, auditorium, indoor sports arenas: at least one space for each three seats or similar vantage accommodations provided.
(27) 
Assisted living facility: 0.6 parking spaces per unit.
[Added 12-15-1998 by Ord. No. 98:43[1]]
[1]
Editor's Note: This ordinance also provided that its provisions shall control in the event of any conflicts with the regulations of any other Township development ordinances.
(28) 
Child-care or day-care center: a minimum of one space per six children plus one space for every employee on the maximum shift.
[Added 3-14-2000 by Ord. No. 2000:7]
(29) 
Health and athletic clubs: a minimum of one space per 200 square feet of floor area, provided that health clubs permitted as accessory uses in office buildings and that are to be used exclusively by the employees of the offices within the building shall be exempt from this requirement.
[Added 3-14-2000 by Ord. No. 2000:7]
B. 
The following provisions shall apply for office uses seeking a temporary exemption from requirements for constructing all of the required parking spaces mandated by § 430-276A:
[Added 12-18-2001 by Ord. No. 2001:42]
(1) 
If applicant demonstrates to the Planning Board or Zoning Board that, because of the nature of the operation of use, the parking and loading requirements of the Township's ordinance are unnecessary or excessive, the Board may approve a site plan showing less paved parking area than is required by the ordinance. A landscaped area of sufficient size to meet the deficiency must be set aside and reserved for the purposes of meeting future off-street parking and loading needs in the event that a change of use of the premises makes additional off-street parking or loading spaces necessary.
(2) 
In order for the Planning or Zoning Board to grant an exemption from the parking or loading requirements, the applicant must present the following documentation:
(a) 
Traffic engineering studies of parking demand for the proposed land use;
(b) 
Experiences of similar land use activities in the immediate area or in similar suburban communities; and/or
(c) 
Information concerning the use characteristics of the proposed tenant, including hours of operation, number of employees and visitors, numbers and frequencies of deliveries and shipments, types of vehicles involved in making deliveries and shipments, and related information that the approving authority may find pertinent.
(3) 
No certificate of occupancy shall be issued for a change of use on a property which has previously been exempted from providing all of the required parking or loading spaces, unless the Board had reviewed and approved a site plan for the change of use and has determined that sufficient parking and loading spaces exist to serve the proposed use.
Use and minimum loading space requirements shall be as follows:
A. 
Industrial and wholesale operations shall demonstrate that the following requirements can be satisfied:
Gross Floor Area
(square feet)
Number of Spaces Required
1,000 - 40,000
1
40,000- 100,000
2
100,000- 160,000
3
160,000- 240,000
4
240,000 - 320,000
5
320,000 - 400,000
6
Each 90,000 above 400,000
1
B. 
Office building or hotel with a gross usable floor area of 100,000 square feet or more devoted to such purposes: one loading berth for every 100,000 square feet of floor area.
C. 
Retail operation and all first-floor, nonresidential uses with a gross floor area of more than 3,000 square feet and less than 20,000 square feet and all wholesale and light industrial operations with a gross floor area of less than 10,000 square feet: one loading space in accordance with provisions of this subsection.
D. 
Retail operation, including restaurant and dining facilities within hotels and office buildings, with a gross usable floor area of 20,000 square feet or more devoted to such purposes: one loading berth for every 20,000 square feet of floor area.