Off-street parking space or spaces with proper
and safe access from a street shall be provided on each lot, either
within a structure or in the open, to serve the uses within the district
adequately.
A.
Sizes of spaces. Parking spaces shall have a stall
of at least nine by 18 feet in size.
B.
Surface. Parking spaces shall have a surface approved
by the Borough Engineer and shall have a safe and convenient access
in all seasons.
C.
Screening and landscaping. Off-street parking lots
shall be provided with screening and landscaping as required by this
chapter.
A.
No area
located within any street line shall be computed in determining off-street
parking requirements unless otherwise specifically stipulated as allowable
in other sections of the Borough Zoning Ordinance.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
B.
Spaces may be located parallel or perpendicular to
each other.
C.
Driveway area, including driveways within the required
building setbacks, may be used to compute the required spaces only
when individual driveways are provided for each dwelling; garages
or carports shall not be required in any zoning district unless specified
by the individual zoning district.
D.
All parking compounds serving more than two dwelling
units shall have marked parking spaces.
A.
One or more parking lots may be designed to service
a multiple number of commercial uses so long as none of the requirements
of this chapter are violated, and provided that all such parking is
on the same lot or within 300 feet of walking distance from the subject
use. The aggregate of all available spaces shall be at least equal
to the sum required to serve all proposed uses.
B.
Parking and loading areas for refrigerated trucks
or tractor-trailer trucks shall not encroach on required yards.
A.
Unless fewer minimum parking spaces are permitted
by the applicable zoning district, the current parking minimum is
one off-street parking space per dwelling unit with one bedroom or
less and two off-street parking spaces per dwelling unit with two
or more bedrooms.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 12-14-2023 by Ord. No. 2432, approved 12-14-2023]
B.
For nonprofit or publicly sponsored housing providing
one bedroom or less and designed for occupancy by the handicapped
or persons over the age of 60, the Zoning Hearing Board may, as a
special exception, reduce the required parking as low as a minimum
of one off-street space per three dwelling units if the Zoning Hearing
Board determines that such parking would be sufficient based upon
evidence presented by the applicant.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
Unless the applicable zoning districts state
the contrary, the following parking space requirements shall be met:
|
Use
|
Minimum Number of Spaces
|
|---|---|
|
Hotel, motel, boardinghouse or bed-and-breakfast
use
|
1 space for each rental unit
|
|
Restaurant or similar establishment
|
1 space for each 3 seats (minimum of 20 for
a fast-food restaurant)
|
|
Places of assembly (theater, place of worship,
funeral home or membership club)
|
1 space for every 3 fixed seats, or where the
capacity is not determined by the number of fixed seats, 1 space for
each 60 square feet of floor area devoted to patron use
|
|
Schools, primary or secondary
|
1 space per 15 students in elementary schools;
1 space per 10 students in other schools or 1 space for each 60 square
feet of auditorium space, whichever is greater
|
|
Trade school
|
1 space per student attending class at peak
time
|
|
Retail store
|
1 space for each 300 square feet of floor area
used for sale or display of merchandise
|
|
Professional offices, except medical and dental
offices and clinics, banks and similar establishments
|
1 space for each 250 square feet of floor space
where customers or clients are permitted
|
|
Medical and dental offices and clinics
|
6 spaces per doctor or dentist
|
|
Hospitals
|
1 space per 2 beds
|
|
Nursing homes
|
1 space per 2 beds
|
|
Personal service establishments
|
1 space for each 100 square feet of customer
service area
|
|
Wholesale or industrial establishments
|
1 space for each 7,500 square feet of floor
area
|
|
Auto service station or auto repair garage
|
6 spaces per service bay; in no case shall there
be less than 5 spaces
|
|
Shopping center
|
1 space for each 200 square feet of total floor
area
|
|
Colleges and other similar institutions of higher
learning
|
1 space for each 4 students; 1 space for each
2 employees; and, in addition, a number of spaces equivalent to 10%
of the total employee spaces shall be provided to accommodate visitors
|
|
Cemetery
|
1 space for each 40 grave sites, situated throughout
the lot
|
|
Commercial convenience store
|
1 space for each pump head, but no less than
5 spaces, plus 1 space for each 200 square feet of area used for the
display and sale of merchandise, and 1 space for each 3 seats provided
(minimum 10 for each accessory fast-food restaurant)
|
|
Neighborhood convenience store
|
1 space for each 500 square feet of area used
for the display and sale of merchandise
|
As part of any required subdivision or land
development review, the Planning Commission may, and as part of any
special exception review the Zoning Hearing Board may, require a use
to provide off-street parking beyond what is required by this article
where such Commission or Board clearly determines that such parking
is needed because of the particular circumstances of the use. An example
would be where two shifts of employees overlap. The burden of proof
in showing such need shall be placed on the Planning Commission or
Zoning Hearing Board, as applicable.
All off-street parking areas required for a use, or portion thereof, shall be in place at the time of completion of such use, or portion thereof, except as allowed under § 255-208.
A.
Intent. The intent of this section is to recognize
the following:
(1)
The importance of providing adequate, well-designed
off-street parking areas.
(2)
The need to limit the amount of paved parking
area to preserve open space and limit stormwater runoff.
(3)
Unique circumstances associated with a land
use may justify a reduction in the parking requirements of this article.
B.
The Zoning Hearing Board may permit a reduction, through
a special exception, of the number of parking spaces to be initially
developed as required by this article, provided that each of the following
conditions are satisfied:
(1)
The applicant shall demonstrate to the Board,
using existing and projected employment, customer, resident or other
relevant data, that a reduction in the off-street parking spaces to
be initially developed as required by this article is warranted.
(2)
Plans; spaces reserved for future use.
(a)
The applicant shall submit plans of the parking
lots which designate a layout for the total number of parking spaces
needed to comply with the parking requirement in this article.
(b)
The plans shall clearly designate which of these
parking spaces are proposed for immediate use and which spaces are
proposed to be conditionally reserved for potential future use.
(c)
The portion of the required parking spaces conditionally
reserved for potential future use shall not be within areas for required
buffer yards, setbacks or areas which would otherwise be unsuitable
for parking spaces due to the physical characteristics of the land
or other requirements of this chapter.
(d)
Areas conditionally reserved for potential future
use shall be attractively landscaped and remain in open space. Should
areas reserved for future use include paved areas, this paved area
shall qualify as attractively landscaped open space.
(3)
Agreement.
(a)
The applicant shall enter into an agreement
with the Borough requiring the applicant to maintain each conditionally
reserved area as attractively landscaped open space and convert some
or all of the conditionally reserved area to additional off-street
parking if at any time the Board finds, based upon the results of
field investigations and recommendations of the Borough Engineer or
Zoning Officer, that additional parking is needed.
(b)
This agreement shall be recorded in the office
of the Recorder of Deeds and shall contain covenants running with
the land.
A.
Two or more uses may provide for required parking
in a common parking lot, provided that the total number of spaces
in such lot shall not be less than the sum of the spaces required
for each use individually, except as provided below, and provided
that such parking lot is within 300 feet walking distance of all of
the principal uses served by such lot.
B.
The applicant may seek to prove that the parking requirement should be reduced under the provisions of § 255-208 because the uses would have their peak parking at different times of the day. An applicant choosing to propose a development utilizing shared parking shall submit a parking demand summary sheet showing the process for calculating the reduction, as outlined in this section.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
(1)
The minimum number of parking spaces that are to be provided
and maintained for each use shall be determined based on standard
methods for determining minimum parking supply at a particular development.
(2)
The gross minimum number of parking spaces shall be multiplied
by the "occupancy rate," as found in Table 255-209.B.1, for each use
for the weekday night, daytime and evening periods, and weekend night,
daytime and evening periods respectively.
(3)
The gross minimum numbers of parking spaces for each of the
purposes referred to for each time period shall be added to produce
the aggregate gross minimum numbers of parking spaces for each time
period.
(4)
The greatest of the aggregative gross minimum numbers of parking
spaces for each period shall be determined and represent the minimum
number of parking spaces to be provided.
|
Table 255-209.B.1 - Parking Occupancy Rates
| ||||||
|---|---|---|---|---|---|---|
|
Monday through Friday
|
Saturday and Sunday
| |||||
|
Uses
|
8:00 a.m. to 5:00 p.m.
|
6:00 p.m. to 12:00 midnight
|
12:00 midnight to 6:00 a.m.
|
8:00 a.m. to 5:00 p.m.
|
6:00 p.m. to 12:00 midnight
|
12:00 midnight to 6:00 a.m.
|
|
Office, warehouse, industrial
|
100%
|
20%
|
5%
|
5%
|
5%
|
5%
|
|
Commercial
|
90%
|
80%
|
5%
|
100%
|
70%
|
5%
|
|
Hotel
|
70%
|
100%
|
100%
|
70%
|
100%
|
100%
|
|
Restaurant
|
70%
|
100%
|
10%
|
70%
|
100%
|
20%
|
|
Movie theater
|
40%
|
80%
|
10%
|
80%
|
100%
|
10%
|
|
Entertainment
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
|
Conference/ convention
|
100%
|
100%
|
5%
|
100%
|
100%
|
5%
|
|
Institutional (non-church)
|
100%
|
20%
|
5%
|
10%
|
10%
|
5%
|
|
Institutional (church)
|
10%
|
5%
|
5%
|
100%
|
50%
|
5%
|
C.
The applicant for reduced parking under this section shall prove
to the Zoning Officer that permanent easements are in effect that
guarantee each use the right to use any shared driveways or parking
including:
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
(1)
A covenant must be executed and recorded with the Cumberland
County Recorder of Deeds guaranteeing that the owner will provide
the additional spaces directly or by payment of in-lieu fees, where
permitted, if the Planning Commission, upon thorough investigation
of the actual use of parking spaces at the building within two years
of initial occupancy, recommends to Council that the approved reduction
be modified or revoked. Said covenant shall meet the same requirements
for covenants set forth in other sections of this document. The Borough
must document insufficient parking supply by showing occupancy rates
over 98% for at least two consecutive hours on at least three separate
days within a single month.
(2)
Fee of guarantee. The owner shall pay a fee at the time of permit
plan approval that will be applied towards the cost of a parking study
of actual parking accumulation to be carried out within one to two
years of occupancy.
(3)
Exception. The covenant guaranteeing either additional spaces or payment of in-lieu fees [Subsection C(1) above] and the fee for follow-up parking study [Subsection C(2) above] may be waived when the Borough will certify that previous experience of similar shared parking projects indicates it is unlikely a serious deficiency would result.
D.
If a privately owned parking facility is to serve two or more separate
properties, a legal agreement between the property owners shall be
entered into and recorded with the Cumberland County Recorder of Deeds
guaranteeing access to, use of, and management of designated spaces.
This agreement shall follow a model agreement approved by the Borough's
Solicitor.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
A.
Conflict with other uses. No parking area shall be
used for any other use that interferes with its availability for the
parking need it is required to serve. This includes storage or display
of materials or vehicles.
B.
Paving, grading and drainage. Except for areas that
are landscaped and so maintained, all portions of required parking
and off-street loading facilities, including driveways, shall be graded,
surfaced with asphalt or concrete and drained in ways necessary to
prevent dust, erosion or excessive water flow across streets or adjoining
properties. Gravel, structural soil reinforcement systems or another
surface other than asphalt may be allowed by the Planning Commission
for parking areas that are used primarily for long-term storage or
occasional use.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
C.
Nighttime illumination.
(1)
Any parking area of 10 or more spaces shall
have a minimum illumination of 0.5 candlepower, except for parking
areas that are enclosed by a fence and not used during nighttime hours.
This requirement may be met by preexisting lighting in the area if
additional parking lot lighting is needed, it shall be provided at
no cost to the Borough.
(2)
All lighting fixtures used to illuminate parking
areas shall be arranged to prevent glare into public streets and adjoining
residences and residential districts.
D.
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 single-family or two-family dwelling backing onto
a street other than an arterial street.
E.
Every parking area 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, except those
of a single-family or two-family dwelling.
F.
No parking area shall be located in a required buffer yard, except for driveways for dwelling units per § 255-202C.
G.
No parking or other paved area shall be located within
10 feet of a septic system absorption area.
H.
Defined traffic-ways. All parking areas shall include
clearly defined and marked traffic patterns. In any lot with more
than 30 off-street parking spaces, raised curbs and landscaped areas
shall be used to direct traffic within the lot. Major vehicular routes
shall be separated from major pedestrian routes within the lot by
raised curbs, sidewalks and landscaped area.
I.
Handicapped parking.
(1)
The latest federal standards for handicapped
parking developed by the American National Standards Institute are
referenced.
(2)
Number of spaces. Any lot including at least
10 off-street parking spaces shall include a minimum of one handicapped
space. A minimum of 3% of all off-street parking spaces required for
a use shall be handicapped spaces.
(3)
Location. Handicapped parking spaces shall be
located where they would result in the shortest possible accessible
distance to an accessible building entrance.
(4)
The minimum size shall be 13 by 18 feet for
each space.
A.
Paved area landscaping.
(1)
Intent. This section is primarily intended to
reduce the thermal pollution of surface waters from parking lot runoff.
(2)
All areas not serving as parking spaces, aisles,
access drives or pedestrian walkways shall be covered with an all-season
ground cover and be well maintained.
(3)
Any lot that would include more than 30 parking
spaces shall be required to provide landscaped areas within the paved
area. This required landscaped area shall be equal to a minimum of
5% of the total paved area.
(4)
One deciduous tree shall be required for every
4,000 square feet of paved area. This number of trees shall be in
addition to any trees required by any other section or by the Subdivision
and Land Development Ordinance.[1] The tract shall meet the following standards:
(a)
Types of trees permitted. Required trees shall be selected from the list of approved trees set forth in Appendix C [Attachment 3] [Approved Street Tree Planting List] of Chapter 239 [Trees] of the Code of the Borough of Carlisle, unless the applicant proves to the satisfaction of the Borough Zoning Officer or the Planning Commission that another type of tree would shade paved areas, be resistant to disease, road salt and air pollution, and be relatively attractive. If more than 20 trees are required, no more than 50% shall be of any one type.
[Amended 8-9-2012 by Ord. No. 2170, approved 8-9-2012]
(b)
Quality of trees.
(c)
Minimum size. The trunk diameter of each tree
or planting, measured at a height of one foot above the finished grade
level, shall be a minimum of two inches.
(d)
Planting and maintenance.
[1]
Trees shall be planted in conformance with good
landscaping practices.
[2]
Trees shall be properly protected by raised
curbs or similar devices from damage from vehicles.
[3]
Trees shall be properly maintained and shall
not be removed without being replaced by another tree that meets the
requirements of this section.
(5)
A substantial proportion of the trees required
by this section should be planted within the parking lot within protected
islands. These protected islands direct the flow of traffic through
the parking lot in a smooth and safe manner to prevent cross-taxiing.
Required trees are also encouraged to be planted in highly visible
locations, especially at the edge of parking areas abutting arterial
streets.
B.
Paved area screening.
(1)
Any paved area intended for the parking of five
or more vehicles or the movement of vehicles within a lot shall include
a suitable barrier as needed to prevent vehicle headlights from shining
into any doors or windows of any dwelling or any undeveloped residentially
zoned land located within 200 feet of the paved area.
(2)
Unless specified by the applicable zoning district,
the barrier required by this section shall be solid wooden fencing,
brick walls or evergreen screening. The height of barrier shall be
four feet, unless the Planning Commission determines that a higher
or lower barrier is appropriate because of unusual topography or the
type of vehicles using the paved area.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
C.
Additional landscaping. In addition to landscaping
required by other provisions of this chapter and any other applicable
Borough ordinances, the following landscaping shall be required for
any principal use other than single-family dwelling units:
(1)
For each 2,000 square feet of new or expanded
building floor area, one evergreen or deciduous tree shall be planted
and maintained.
(2)
Evergreens planted to comply with Subsection C(1) shall have an initial height when planted of at least three feet and shall be a species that typically has a mature height of over six feet. American Arborvitae shall not be used to meet this requirement.
(3)
Deciduous trees planted to comply with Subsection C(1) shall have an initial trunk diameter when planted of two inches measured one foot above the finished grade level and shall be a species that typically has a mature height of over 10 feet.
(4)
To the maximum extent feasible, the landscaping
required by this section shall be placed in highly visible locations,
such as the front yard of buildings.
(5)
The Zoning Officer may consider and include healthy and attractive existing landscaping to count towards this requirement if the applicant proves all Borough requirements would be met. For example, if a lot included 10,000 square feet of building area and eight evergreen trees in the front yard, then 6,000 square feet of additional building area could be developed without requiring additional landscaping under this Subsection C.
(7)
As part of the development of any new nonresidential
structure, or portion thereof, at least one deciduous tree for each
60 feet of street frontage shall be planted. Plantings may be of irregular
intervals. The Zoning Officer may consider existing healthy trees
to satisfy this requirement.
(a)
The trees shall be planted between the street
right-of-way and the nearest off-street parking area or building.
The location of the trees shall be shown on the land development plan
and, where no plan is required, shall be approved by the Borough Engineer.
D.
Fencing. Any fencing shall be on the inside of any
plant screening and any paved area setback.
A.
Intent. Paved area setbacks are required to ensure
that parked or moving vehicles within a lot do not obstruct sight
distance or interfere with pedestrian traffic.
B.
Applicability. The paved area setbacks in this section
are applicable to all districts where paved area setbacks are not
specified. The setback areas required by this section shall be maintained
in grass or other appropriate natural ground cover and shall not be
covered with paving, except for approved access and driveway entrances
and concrete sidewalks of the required widths. The setbacks required
by this section shall not apply to driveways serving one or two dwellings
on a lot, but shall apply to all other parking areas.
C.
All paved areas required by this section shall be
set back a minimum of 10 feet from any right-of-way or lot line unless
a larger setback is required within a particular district. Parking
areas may be located within a building setback area, provided the
paved area setback is met.
A.
Applicability. The parking requirements of this section
shall apply to the following uses, in addition to all other requirements
of this article: garden apartments, townhouses, commercial uses, industrial
uses and institutional uses.
B.
Interior circulation. The interior circulation of
traffic shall be designed so that no driveway or street providing
parking spaces shall be used as a through street. If parking spaces
are indicated by lines with angles other than 90°, then traffic
lanes shall be restricted to one-way, with suitable markings permitting
head-in parking. No driveway or street used for interior circulation
shall have traffic lanes less than 10 feet in width. Areas for loading
shall be separate from customer parking areas.
C.
Parking and paved areas. All parking areas shall be
paved with an all-weather surface, asphalt, concrete or brick pavers
but not gravel; all pedestrian walks shall be paved with an all-weather
surface, asphalt, concrete, bricks or brick pavers; curbing shall
be provided to separate parking areas, streets and driveways.
D.
Off-street parking design standards.
(1)
Parking spaces shall be clearly delineated by
painted lines.
(2)
Stalls shall be provided with bumper guards
or wheel stops or curbing, when necessary for safety or protection,
to adjacent structures or landscaped areas.
(3)
Surface drainage shall be coordinated with any
existing or proposed drainage system.
(4)
All vehicular entrances and exits to parking
areas shall be clearly designated for all conditions.
(5)
Short-term visitor parking spaces shall be differentiated
from long-term employee spaces by suitable markings.
(6)
All parking areas shall be provided with landscaping
and screening pursuant to the provisions of this article.
B.
Exceptions. No part of this section shall apply to
the following:
(1)
Borough-owned vehicles.
(2)
Ambulance, fire and rescue vehicles.
(3)
Buses used primarily for transporting public
or private school children.
(4)
Recreational vehicles.
(5)
Vehicles owned and operated by the United States
Postal Service.
(6)
Vehicles actually engaged in the construction
or repair of streets, curbs or sidewalks or utilities.
(7)
Vehicles actually engaged in making routine
household deliveries or rendering routine household services to a
property abutting or that is part of the location where the vehicle
is parked.
C.
Storage of commercial vehicles in residential districts restricted. No commercial vehicle (see definition in Article II) shall be maintained (except emergency repairs), parked, stored or otherwise kept within a lot that is within a residential district between the hours of 6:30 p.m. and 9:00 a.m. any day of the week. This shall not apply to lawful nonconforming uses.
A.
General requirements. Each use shall provide off-street
loading facilities sufficient to accommodate the maximum demand generated
by the use, as determined by the Zoning Officer or another applicable
review agent for the Borough, which facilities comply with the regulations
contained in this section. For the purposes of this section, loading
shall include unloading and vice versa.
B.
Standards for loading facilities. All off-street loading
and unloading spaces shall meet the following standards:
(1)
At least one space shall be of sufficient dimensions,
as determined by the Zoning Officer, to easily accommodate the largest
vehicle that will be used for loading and unloading.
(2)
Loading facilities shall have paved surfaces.
(3)
Areas required for loading and unloading areas
shall not also be used to meet off-street parking requirements.
(4)
An appropriate means of access to a street shall
be provided that the maximum width of driveways, measured at the street
lot line, shall be 35 feet and that the minimum width shall be 20
feet.
(5)
No such facilities shall be designed or used
in any manner so as to constitute a nuisance, a hazard or unreasonable
impediment to traffic.
C.
Location.
(1)
No loading facility shall be located between
the improvement setback line and the cartway line or within any required
paved area setback.
(2)
No loading facility shall be located more than
300 feet from a building entrance.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
(3)
Each space shall be located entirely on the
lot being serviced and be so located that each space and all maneuvering
room is outside of required buffer areas, off-street parking setbacks
and street rights-of-way.
