Township of Springfield, PA Article XV Off-Street Parking, Loading/Unloading and Onstreet Parking

§ 143-92 Required off-street parking spaces.

A. All off-street parking spaces shall be provided and satisfactorily maintained in accordance with the following table and provisions for each building, structure or premises which, after the effective date of this ordinance, is established, erected, enlarged, altered, developed or redeveloped for any of the following purposes or uses in any district.

B. Buildings, structures or uses other than those specified in the table. Determination of the appropriate parking space requirements shall be made by the Board of Commissioners as a Conditional Use consistent with the standards set forth herein for comparable uses.

[Amended 12-13-2016 by Ord. No. 1573; 7-10-2018 by Ord. No. 1586]

Use	Off-Street Parking Spaces Required (Except in a TND where On-Street Parking may be provided)
Agricultural
Agriculture	1 for each full-time employee
Residential
All types of dwelling units	2 for every dwelling unit
Apartments over commercial	1.25 for each dwelling unit
Public or private recreational
Fitness Clubs, Private clubs, lodges	1 for every 100 square feet of floor area available to patrons
Golf course	9 per hole
Golf driving range	2 for each tee
Miniature golf	1 for each hole
Bowling alley	5 for each lane
Gymnasium, stadium	1 for every 4 seats
Public swimming pool	1 for every 12 square feet of water surface or 1 for every five persons for whom dressing facilities are provided, whichever is greater
Outdoor commercial recreation	1 for every 1,500 square feet of area
Governmental, institutional and educational
Places of public or private assembly, including churches, auditoriums, theaters, and assembly halls	1 for every 4 permanent or temporary seats, plus 1 for every 100 square feet of meeting room area
Club, lodge	1 for every 50 square feet of assembly area or 1 for every 5 persons of total capacity, whichever is greater
Community center, library, museum	1 for every 250 square feet of floor area in public use
Convalescent home, skilled nursing/nursing home, Assisted Living Facility (if not part of a CCRC), or Active Adult Village	1 for each bed, plus 1 for each employee on on the shift of greatest employment, plus parking for any retirement residences in accordance with the residential standards, plus parking for non-residential uses
Continuing Care Retirement Community	1.0 spaces per unit, plus parking for non-residential uses
Hospital	1 for each bed, plus 1 for each employee on the shift of greatest employment
Private kindergarten, or child institutional home	1 for each adult attendant, plus 1 for every 500 square feet of gross floor area
Elementary School/Middle/Junior High School	1 for each faculty member and other full time employees, plus 2 per classroom
High School	0.3 per student
University/College	0.25 per school population
Dormitory	1 for every 3 residents
Retail, commercial and other business
Retail store or shop	1 for every 100 square feet of gross sales floor and/or area serving customers
Department store or supermarket	1 for every 75 square feet of store sales floor and/or other area serving customers
Personal service businesses, such as barbershops, photo shops, tailor, beautician, shoe repair and the like	1 for every 100 square feet of gross floor area
Personal service businesses in the TND-1 and TND-2 Overlay Districts	1 for every 500 feet of net floor area [Also see § 143-89A(8)(a)]
Restaurant, cafeteria, tavern or cafe	2 for every 100 square feet of gross floor area, plus 1 for each employee
Restaurant, tavern or cafe in the TND-1 and TND-2 Overlay Districts	1 for every 300 feet of net floor area devoted to customer use [Also see § 143-89A(8)(a)]
Retail store or shop in the TND-1 TND-2 Overlay Districts	1 for every 800 feet of net floor area [Also see § 143-89A(8)(a)]
Self-service laundromat	1 for every 50 square feet of gross floor area
Automobile service and repair	4 for each bay or 1 for every 200 square feet of floor and ground area devoted to service and repair, whichever is greater, plus 1 for each employee
Car wash (self wash)	2 parking spaces plus 2 stacking spaces per bay
Car wash (automated)	4 spaces per 1,000 square feet, plus 6 queuing/stacking spaces per bay
Drive through facilities	6 queuing/stacking spaces per window
Banks, credit unions and the like	1 for every 200 square feet of gross floor area
Medical or dental offices and clinics	6 for each practitioner
Funeral home	1 for every 4 seats for patron use or 1 for every 50 square feet of gross floor area, whichever is greater
Professional offices and businesses	1 for every 250 square feet of gross floor area
US Post Office or Other office building	1 for every 100 square feet of floor space in office use but in no case less than 2 for each tenant
Shopping center:
Having a gross leasable area from 25,000 to 400,000 square feet	4 for every 1,000 square feet of gross leasable area
Having a gross leasable area of greater than 400,000 square feet	4 1/2 for every 1,000 square feet of gross leasable area
Planned Business Center	1 for every 200 square feet of gross leasable area
Movie theater	1 for every 4 seats, plus 1 for every employee on the shift of greatest employment
Hotel, motel or inn	1.2 for each rental room or suite, plus 1 for every 3 seats in restaurants or meeting rooms
Temporary places where Christmas trees, flowers, produce or other goods are sold	10 minimum, plus any additional spaces as determined by the Code Enforcement Officer after personally observing traffic conditions at such locations
Industrial and other related
Industrial and other related uses	1 for each employee on the shift of greatest employment or 1 for every 500 square feet of gross floor area, whichever is greater, plus 1 for each company vehicle

§ 143-93 General regulations for off-street parking and loading/unloading.

A. Existing parking. The use of structures, buildings and premises in existence at the date of adoption of this ordinance shall not be subject to the requirements of this article, provided that the type or extent of use is not changed, and further provided that:

(1) Parking serving existing buildings, structures or uses shall not be further reduced below the requirements; and

(2) Whenever an existing building, structure or use is expanded, enlarged, or altered, parking and loading facilities, including landscaping, required for the alteration, enlargement, or extension shall be provided in accordance with the requirements of this article.

B. Changes in use. Whenever a use is changed or extended, then the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of this article.

C. Conflict with other uses. No parking or loading/unloading area shall be used for any use that interferes with its availability for the need it is required to serve.

D. Continuing character of obligation. All required parking and loading/unloading facilities shall be provided and maintained so long as the use exists which the facilities were designed to serve. Off-street parking and loading/unloading facilities shall not be reduced in total extent except when such reduction is in conformity with the requirements of this article.

E. Location of parking spaces. Required off-street parking and loading/unloading facilities shall be on the same lot or premises with the principal use served. However, in all cases where it is sought to utilize adjacent premises for parking facilities, the applicant or owner shall be required to enter into an appropriate agreement, duly acknowledged, for recording, reciting that the property upon which the aforesaid establishment is erected and the said adjacent premises are both owned by the applicant, that they are to be used with relation to each other, as above provided and that neither property shall be separately sold or encumbered, unless other provisions for compliance with this ordinance have first been entered into in writing and fully approved by the Board of Commissioners as a conditional use.

F. Maintenance. All parking areas, loading/unloading areas, accessways, drive aisles and driveways shall be maintained with asphalt or other suitable materials to prevent pot holes, erosion and/or the ponding of stormwater. Stormwater management facilities for such areas shall be maintained to prevent excessive water flow onto street or adjoining property. All line striping for parking spaces and parking areas shall be maintained so that the line striping is plainly discernable.

G. Lighting. All artificial lighting used to illuminate any parking, loading/unloading facility shall be arranged to prevent glare or illumination on adjoining properties.

H. Accessible parking. All uses shall designate reserved parking spaces for handicapped persons. Said spaces shall be considered as part of the required spaces needed to serve the use of a building, structure or premises. The required number of accessible parking spaces shall be in accordance with International Building Code that is in effect at the time of the facility or project approval.

I. Stacking lanes for a drive-through facility shall be separated from other aisles by a curbed island. There shall be a bypass lane to maintain vehicular circulation. This shall not apply to carwashes that are the sole use on a lot, where such lot is not a lease parcel or part of a larger shopping center.

J. Where required, stacking lanes shall be based on 18 linear feet per vehicle as measured from the point an order or instructions are first given. Such lanes shall not block the use of existing spaces or parking aisles used to access such spaces.

K. No off-street parking or loading/unloading spaces shall be permitted on a lawn, buffer planting strip or other yard area that is not paved with approved material in accordance with design standards listed §§ 143-94 and 143-96.

L. Parking of commercial vehicles in off-street parking areas, driveways or drive aisles between the main building and the adjacent streets in the E Business District, SC Shopping Center District, SU Special Use District and F Planned Industrial District shall be prohibited, unless actively engaged in loading or unloading. All commercial vehicles not so actively engaged in loading or unloading shall be consigned to the rear of the main building.

§ 143-94 Parking area design standards.

Parking design standards shall be as follows:

A. In accordance with such standards as set forth in Chapter 123, Subdivision and Land Development Ordinance.

B. Fractional spaces. Where the computation of required parking spaces results in a fractional number, the fraction of 1/2 or more shall be counted as one.

C. All parking areas, loading/unloading areas, accessways, drive aisles and driveways shall be graded and surfaced with asphalt or other suitable materials to prevent dust and soil erosion, and to have positive drainage, and no ponding of water. Such areas shall also be drained in conformance with municipal standards to prevent excessive water flow onto street or adjoining property. All parking spaces and parking areas shall be clearly line striped. No certificates of occupancy or certificates of use shall be issued until the facilities required by this ordinance are completed.

D. All off-street parking spaces shall have an area of at least 162 square feet (nine feet by 18 feet) to which there is adequate access from a street, except those spaces designated for handicapped use, which shall comply with the International Building Code that is in effect at the time of the approval for the facility or project. All on-street parking spaces shall be at least seven feet wide and 22 feet long.

E. All off-street parking areas in nonresidential zoning districts shall comply with the following:

(1) Vehicles shall not be permitted to back out or reverse onto a public street or right-of-way.

(2) Driveway access and drive aisles. One way driveway access and drive aisles shall have a minimum width of 12 feet, exclusive of fire department access lanes which shall have a minimum width of 20 feet, or as directed by the Fire Marshal. Two-way driveway access and drive aisles shall have a minimum of 24 feet.

(3) All parking areas shall be landscaped and screened in accordance § 143-98.

(4) Designated parking spaces. When parking spaces are designated for a single accessory use or individual tenant where multiple tenant occupancy is permitted, the designated spaces shall be in addition to the required number of off-street parking spaces.

F. Parking in the A, B and C Residence Districts shall comply with the following:

(1) All parking spaces shall be limited to a paved asphalt or other approved surface that is accessible by a driveway.

(2) Minimum and maximum widths of driveways. The minimum width shall be nine feet and the maximum width shall be 18 feet, except that where a driveway adjoins a garage, the width may be expanded to meet the width of the garage. Such transition shall have a ratio of no more than one foot to one foot.

(3) Common driveways shared among two or more properties shall not be permitted, except where required by the Pennsylvania Department of Transportation (PENNDOT) pursuant to a Highway Occupancy Permit and provided that the common driveway shall divide into individual driveways at the street right-of-way line or at the terminus of the common driveway as designated by PENNDOT, and further provided that:

(a) At the terminus of the common driveway, each individual driveway shall have a setback of three feet from the shared side and the rear property lines.

(b) At the point of where the common driveway ends and the individual driveway begins, there shall be a setback transition having a ratio of one foot to one foot until the minimum setback of three feet is met from the side and/or rear property line.

(4) Existing common driveways. Existing common driveways shall be considered a permitted nonconformity and shall be permitted to be maintained. The expansion of such existing common driveways shall be in accordance with the following:

(a) The maximum width of a common driveway in a front setback shall be nine feet on each side of the property line on which the driveway is located.

(b) The maximum width of a common driveway in a rear yard setback shall not exceed 18 feet on each side of the property line in which the driveway is located.

(c) A common driveway may be extended into a rear or side yard in accordance with the following:

[1] Where the common driveway diverges into individual driveways, each individual driveway shall have a setback of three feet from the shared property line and all side and rear property lines.

[2] At the point of where the common driveway ends and the individual driveway begins, there shall be a setback transition having a ratio of one foot to one foot until the minimum setback of three feet is met from the side and/or rear property line.

[3] One driveway turn around shall be permitted provided that the dimensions of the turn around do not exceed 10 feet by 10 feet.

G. Parking for residential uses as listed in the Open Space Option, § 143-17, D Residential Apartment District, Article VII, Planned Residential Development Overlay District, Article VIII shall comply with the following:

(1) All developments of single-family detached dwellings shall be provided with independent off-street parking spaces. All parking spaces serving dwellings or dwelling units shall be limited to paved asphalt or other approved surface that is accessible by an individual driveway.

(2) The off-street parking of commercial vehicles shall be in accordance with § 143-14B(2).

(3) In developments of single-family attached dwellings, common parking areas shall be permitted in lieu of independent off-street parking spaces, in accordance with the following:

(a) No common parking area shall be closer than 25 feet to any property line.

(b) All spaces within a common parking area shall not be more than 200 feet from the dwelling units it is intended to serve.

(c) All common parking areas shall be landscaped in accordance with § 143-98 and shall be screened from the building to prevent direct glare from headlights and the like.

(d) Driveway access and drive aisles. One way driveway access and drive aisles shall have a minimum width of 18 feet, exclusive of fire department access lanes which shall have a minimum width of 20 feet, or as directed by the Fire Marshal. Two way driveway access and drive aisles shall have a minimum of 24 feet.

(e) The off-street parking of commercial vehicles shall be limited in gross vehicle weight, height and the like pursuant to § 143-14B(2) and no more than one commercial vehicle shall be permitted to be parked in the minimum required parking spaces designated for the dwelling unit.

H. The On-Street Parking regulations of Article XIV shall apply to TND Overlay Districts.

§ 143-95 Shared parking.

Two or more uses may provide for required parking in a common parking lot if the total space provided is not less than the sum of the spaces required for each use individually; however, the total number of spaces required in a common parking facility may be reduced if:

A. It is demonstrated to the Board of Commissioners that the hours or days of peak parking demand for the uses are so different that a lower overall total of parking spaces will provide adequately for the uses to be served.

B. Such demonstration and proof shall be provided by a registered transportation engineer, the fees for whom shall be paid by the landowner(s).

§ 143-95.1 Reserve parking.

A. Conditions. The Board of Commissioners may permit, as a Conditional Use, a maximum of 40% of the required parking for a site to be designated as "reserve parking," subject to the following conditions, together with any other reasonable conditions imposed by the Township:

(1) The owner of the property on which reserve parking is contemplated shall cause the appropriate area, individual parking spaces and parking facility appurtenances to be depicted on the final subdivision and/or land development plan(s) and satisfy the Township that the potential construction of the reserve parking facilities can be accomplished in compliance with all area and bulk regulations or other code requirements designated for the property by Chapter 143 of the Township Code.

(2) The area designated as "reserve parking area" shall be described by a metes and bounds legal description and recorded as a "no build/open space easement" which, running with the land, will automatically dissolve at the end of the ten-year period or upon construction of the reserve parking.

(3) The owner of the property on which the reserve parking will be located must provide financial security which:

(a) Is acceptable to the Township;

(b) Is in a form as provided in Article V of the Pennsylvania Municipalities Planning Code,[1] or any successor provisions thereto; and

[1] Editor's Note: See 53 P.S. § 10101 et seq.

(c) Guarantees the cost of completing the reserve parking, including the cost of all improvements necessary to construct, install and complete the reserve parking. Such improvements shall include, but not be limited to, improvements relating to stormwater management and landscaping as well as to the physical construction of the reserve parking.

(4) The owner of the property on which the reserve parking will be located must enter into an agreement or agreements with the Township, in a form acceptable to the Township Solicitor, relating to the completion of the reserve parking and the provision of financial security therefor ["reserve parking agreement(s)"].

(5) The amount of financial security may not exceed 110% of the estimated cost of completing the reserve parking as approved by the Township Engineer and may be increased for each one-year period beyond the first anniversary date of the initial posting of the financial security to an amount not exceeding 110% of the cost of completing the reserve parking as then determined and approved by the Township Engineer.

(6) The financial security must be maintained for a period beginning on the date the financial security is posted and ending on a date which is 10 years from the date of completion of the development on which the reserve parking is located, or for such lesser time period which is approved by the Township (the "reserve parking period").

(7) The reserve parking must be appropriately designated on plans specified by the Township and in a manner approved by the Township.

B. Construction and completion.

(1) During the reserve parking period, the Board of Commissioners may, in its sole discretion, require and direct that all or any portion of the reserve parking, including all improvements necessary to construct, install and complete the reserve parking, be completed within the time frame specified by the Township, which time frame may not be less than 180 days from the date of the Township's written notice or direction to complete.

(2) The reserve parking which the Township requires be completed must be installed, constructed, paved and completed in a good and workmanlike manner at no cost or expense whatsoever to the Township and in strict conformity with all applicable agreements, regulations and Township specifications. The construction, installation and completion of the reserve parking shall be subject to inspection by the approval of the Township Engineer or his designated representative.

(3) If the required reserve parking is not completed in the manner and within the time frame required, then the Township may cause the reserve parking to be completed and may pay for the cost thereof from the financial security provided.

(4) The Township may, in accordance with procedures set forth in the reserve parking agreement(s), authorize the release of portions of the financial security during the reserve parking period as portions of the reserve parking are satisfactorily completed.

(5) The Township shall authorize the release of all of the remaining financial security upon the earlier to occur of:

(a) The satisfactory completion of all the reserve parking and the compliance with all requirements of the agreement entered into with the Township relating to the reserve parking; or

(b) The expiration of the reserve parking period and the satisfactory completion of all the reserve parking which the Township has required be completed and the compliance with all requirements of the agreement entered into with the Township relating to the reserve parking.

§ 143-96 Design and layout of off-street loading/unloading facilities.

A. In addition to the off-street parking space required in this article, any building erected, converted and/or enlarged for any nonresidential use shall provide off-street areas for loading and unloading and commercial vehicle parking space(s) adequate for their needs. Parking in off-street parking areas, driveways or drive aisles between the main building and the adjacent streets by commercial vehicles for the purpose of loading/unloading or waiting for the purpose of loading/unloading shall be prohibited. All commercial vehicles not so actively engaged in loading or unloading shall be consigned to the rear of the main building.

B. Loading/unloading areas shall be designated on the Development Plan taking into consideration each loading/unloading area, the design and location of buildings, the size of proposed delivery vehicles and the duration of proposed loading and unloading. In the case of loading docks for tractor trailer deliveries, the minimum size loading space for an individual loading dock shall be 50 feet in depth, 12 feet in width, with an overhead clearance of 15 feet, exclusive of drives and maneuvering space, and located entirely on the lot being served. Any overhead canopy should extend a minimum of four feet beyond a loading dock and the lowest portion of such canopy shall not be less than 13 feet six inches above grade.

C. All loading space shall have adequate access from a street or way which does not block or interfere with the required parking as specified in § 143-92. This required space will be provided in addition to established requirements for patron and employee parking.

D. In no case shall the public rights-of-way be used for loading or unloading of materials. Furthermore, no loading dock or space shall be located or arranged in such a way that it is necessary to back any vehicle into or off any public right-of-way, nor require the use of any public right-of-way for maneuvering space.

E. Two-way driveways and drive aisles shall be a minimum of 24 feet in width and a maximum of 48 feet wide. One-way driveways and drive aisles shall be a minimum of 18 feet in width, exclusive of fire department access lanes which shall be in accordance with the Fire Marshal. Minimum width shall be measured at the end of the radius along the right-of-way line.

F. All accessory driveways and entrance ways shall be graded, paved and drained to Township standards to the extent necessary to prevent nuisance of dust, erosion or excessive water flow across streets and adjoining properties.

G. All off-street loading berths shall be provided on either the side or rear of the lot. In no case shall off-street loading berths be provided in the front of the lot.

H. Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an impediment to traffic.

I. All loading, access and service areas shall be adequately illuminated at night. Such lighting, including sign lighting, shall be arranged so as to protect the street and adjoining properties from direct glare, illumination or hazardous interference of any kind.

J. Any loading and unloading areas visible from a public street shall be screened in accordance with § 143-98.

K. Delivery vehicles employed in conjunction with the permitted principal use of a building, structure or premises shall be parked or stored at the side or rear of the building, structure or premises in designated spaces, which shall be in addition to the required off-street parking spaces.

L. Customer service pick-up and drop off areas shall be permitted in the front, rear or side of a building, structure or premises provided that drive aisles and parking spaces are not obstructed.

§ 143-97 Access for off-street parking and loading facilities.

Access to and from all off-street parking, loading and vehicle service areas along public rights-of-way shall consist of well-defined separate or common entrances and exits and shall comply with Article XVII and the following provisions:

A. Access drives shall not intersect a public right-of-way within 150 feet of the nearest intersection with another public street, as measured along the right-of-way line; except in the A, B and C Residence District, in which case the edge of all residential driveways shall be located not less than 40 feet from the tangent point of the curb radius of corner lots.

B. The required sight distance for access drives which open ups on any street or highway shall be in accordance with the regulations of the Pennsylvania Department of Transportation.

§ 143-98 Screening and landscaping requirements.

All screening and landscaping shall conform to the provisions of Article XVII, § 143-116, and the following:

A. Screening between any parking or loading/unloading area and any property line and/or street line shall be effective at the time of occupancy, subject to the following provisions:

(1) All off-street parking areas shall be screened from any abutting property of a more restrictive zoning district.

(2) Effective screens may be accomplished through the use of the following: plant materials, fencing or walls and/or mounding through the use of earthen berms forming a Continuous Visual Buffer.

(3) The area for planting, fencing, walls or earthen berms shall not extend beyond the street line. No off-street parking or loading and unloading facilities shall be located within 20 feet of the street line, unless otherwise provided in other sections of this ordinance.

(4) When planting screens are employed, the following shall apply:

(a) A buffer planting strip shall be provided. It shall be a minimum of 15 feet in width, unless required otherwise in this ordinance.

(b) Planting screens adjacent to street and property lines shall be of sufficient height and sufficient density to constitute a Continuous Visual Buffer four feet in height at the time of planting, except as provided below. The type and spacing of plant materials shall be subject to review and approval by the Code Enforcement Officer.

(c) Planting screens along a side or rear property line adjacent to residential uses or districts shall be of sufficient height and density to constitute a Continuous Visual Buffer. Plantings shall be in accordance with § 143-116D(1).

(d) At all intersections of accessways, the required screening shall not be greater than 18 inches in height within the required sight triangle.

(5) Whenever fencing or walls are employed in conjunction with screen plantings, the effective height of the continuous visual buffer shall be no less than five nor more than six feet, subject to other regulations of the Springfield Township Code and this ordinance.

(6) Whenever earthen berms are employed in conjunction with screen plantings, the effective height of the continuous visual buffer shall be no less than five feet in height. Berms shall have a tenable slope not to exceed 4:1.

B. Landscaping within any parking area which provides more than five parking spaces shall be subject to the following provisions:

(1) Off-street parking areas and parking lots shall be landscaped to achieve objectives, such as: reduce wind and air turbulence, heat and noise and the glare of automobile lights, to reduce the level of carbon dioxide, to provide shade, to ameliorate stormwater drainage problems, to replenish the groundwater table and to provide for a more attractive setting.

(2) Each parking lot shall have one shade tree for every five parking spaces. Such shade tree shall be a minimum of two-and-one-half-inch caliper. Shrubs, groundcovers and other plant materials are encouraged to be used to complement the trees, but shall not be the sole contribution to the landscaping.

(3) The type of plant materials to be used shall be subject to review and approval by the Code Enforcement Officer.

(4) The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are 20 or more parking spaces, in which case the following shall apply:

(a) Landscaped islands shall be provided at the end of each row of parking. Such islands shall be a minimum of nine feet in width and 18 feet in length. Such islands shall be provided to enhance the appearance of the parking area and to control access and movement within the parking area.

(b) Landscaping and planting areas shall be dispersed within each row in accordance with Exhibit A, Manual of Written and Graphic Design Guidelines for TND Overlay Districts, (for Off-Street Parking Lots).[1]

[1] Editor's Note: Exhibit A is included at the end of this chapter.

(5) All planting islands and planting beds within a parking lot shall be surfaced with ground covers and/or dwarf shrubs and shall not be grassed. Stone mulch may be used in conjunction with shrubs and ground covers, and shredded hardwood mulch shall only be used to form the plant saucers.

(6) The perimeter of all planting islands and planting beds within a parking lot shall have a raised curb six inches in height. The curb at the radial ends of all planting islands and planting beds may be tapered and planting area filled with concrete for a distance not to exceed 18 inches.