[Ord. 776, 6/21/1993, § 601; as amended by Ord.
1009, 12/4/2006]
1.
Overall Requirements.
A.
Number of Spaces. Each use that is newly developed, enlarged, significantly changed in type or increased in number of establishments shall provide and maintain off-street parking spaces in accordance with Table 6.1 and the regulations of this Part, except as exempted by § 27-602(6) in the B-C district.
B.
Uses Not Listed. Uses not specifically listed in Table 6.1 shall
comply with the requirements for the most similar use listed in Table
6.1, unless the applicant proves to the satisfaction of the Zoning
officer, after a review by the Planning Commission, that an alternative
standard should be used for that use.
C.
Multiple Uses. Where a proposed lot contains or includes more than one type of use, the number of parking spaces required shall be the sum of the parking requirements for each separate use, except as may be allowed under § 27-601(2), below.
D.
Calculation. Where the calculation of required parking spaces does
not result in a whole number, the calculation shall be rounded to
the closest whole number.
E.
Shared Use. The required parking spaces for any number of separate
uses may be combined through an appropriate long-term mechanism within
a single lot. The required spaces assigned to one use shall not be
assigned to meet the requirements of a second use except:
(2)
That 50% of the required parking spaces for a place of worship,
a theater, a membership club, (not including a restaurant or tavern)
or an auditorium whose public attendance would be at night or on Sundays
may be assigned to a use that will have an insignificant or no parking
demand during such nights or Sundays.
F.
Net Increase. The requirements of this Part shall be based upon the
net increase in parking spaces. If the creation of off-street parking
results in a reduction in the number of legal on-street parking spaces,
then those numbers of reduced parking spaces shall also be required
to be provided, unless the applicant proves to the satisfaction of
the Zoning Hearing Board that those on-street parking spaces were
rarely occupied.
2.
Reduction of Parking Requirements by Special Exception.
A.
Purposes. To minimize impervious surfaces, while ensuring adequate
parking; to recognize unique circumstances may justify a reduction
in parking.
B.
The Zoning Hearing Board may permit a reduction, through the special exception process of § 27-119, of the number of parking spaces required to be developed if the applicant proves to the satisfaction of the Board that less parking spaces are needed.
(1)
Proof. To prove that less parking spaces are needed, the applicant
shall provide existing and projected employment, customer, resident
or other relevant data. Such data may include a study of parking at
similar developments during peak periods of use.
(2)
Shared Parking. Under this section, an applicant may seek to
prove that parking permanently shared with another use or another
lot with shared internal access or another lot within 250 feet of
the entrance to the use will reduce the total amount of parking needed
because the uses have different peak times of parking need or overlapping
customers.
(3)
Reservation of Future Parking Areas. If a reduction is permitted
under this section, the Board may require as a condition of the special
exception that the lot include the reservation, permanently or for
a specified number of years, of areas for use if needed in the future
for additional parking.
(a)
Such reservation shall be provided in a legal form acceptable
to the Zoning Hearing Board Solicitor. A legally binding deed restriction
is recommended.
(b)
In such case, the applicant shall be required to submit site
plans to the Zoning Officer showing where and how the additional parking
could be accomplished. Such future parking areas shall be designed
to meet all Borough requirements, including stormwater runoff. Such
future parking areas shall not be covered by buildings and shall be
attractively landscaped unless needed for parking.
(c)
Such additional parking shall be required to be provided within
one year by the owner of the lot at that time after the Zoning officer
may determine in writing to such owner that such parking has become
needed to meet actual use. Such determination shall be based upon
the Zoning Officer's on-site review on at least three different
days.
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Table 6.1
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Off-Street Parking Requirements
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(See Definition of Employee in Part 2)
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Use
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Number of Off-Street Parking Spaces Required
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Plus 1 Off-Street Parking Space For Each:
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|---|---|---|---|
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AGRICULTURAL USES
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1.
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Crop farming or raising of livestock
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—
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Employee
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2.
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Kennel (Min. of 4)
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1 per employee
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15 animals of capacity
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3.
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Plant nursery
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1 per employee
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250 sq. ft. of indoor sales floor area and 10,000 sq. ft. of
outdoor sales area
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4.
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Stable, Nonhousehold (Min. of 2)
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1 per employee
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10 animals of capacity
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5.
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Seasonal sale of agricultural products (Min. of 5)
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1 per employee
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250 sq. ft. of sales floor area
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RESIDENTIAL USES
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1.
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Dwelling unit
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2 per dwelling unit (which may include a driveway space and
a garage space). (see also "Housing for Persons over Age 55" below)
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See also § 27-601(1)(F) entitled "Net Increase."
In addition, if a low-rise apartment development includes more
than 20 dwelling units, then an additional 0.2 spaces per dwelling
unit shall be provided for visitor parking
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2.
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Home occupation, general
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As determined to be necessary by the Zoning Hearing Board if
a special exception use. 2 spaces if the use is permitted by right
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Nonresident employee
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3.
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Home Occupation, light
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None additional required
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4.
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Housing permanently restricted to persons 55 years and older
and/or the physically handicapped
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0.6 per dwelling/rental unit, except 0.25 per dwelling/rental
unit if evidence is presented that the residents will primary be physically
handicapped or over 70 years old
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Nonresident employee
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5.
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Boarding house
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1 per rental unit, except for a college fraternity or sorority:
1 per 2 beds plus 2 spaces.
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Nonresident employee
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6.
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Group home
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See § 27-402
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INSTITUTIONAL USES
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1.
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Place of worship or church
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1 per 5 seats in room of largest capacity. If a place of worship
shares parking with a school, then whichever use requires the most
parking shall apply instead of the other use
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Full-time employee
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2.
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Care and treatment facilities for children
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1 per staff doctor, plus 1 per 3 employees on the maximum shift,
plus 1 per 1,000 sq. ft. of total habitable floor area for visitor
and resident parking
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Plus such additional spaces required by this Table for any supplementary
activities that generate additional parking needs
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3.
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Hospital
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1 per 2 beds
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1.2 employee
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4.
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Nursing home
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1 per 4 beds
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1.3 employee
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5.
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Personal care home
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1 per 3 beds
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1.3 employee
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6.
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Day care as an accessory use to a dwelling
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1 space - designed for safe and convenient drop-off and pick-up
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Nonresident employee
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7.
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Day care center as a principal use
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1 per 10 children, with spaces designed for safe and convenient
drop-off and pick-up
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Nonresident employee
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8.
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School, primary or secondary
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1 per 4 students aged 16 or older plus 2 visitor spaces
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1.1 employee
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9.
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Utility facility
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Vehicle routinely needed to service facility
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10.
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Dormitory
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2 residents aged 16 or older
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Nonresident employee
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11.
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College, university or trade school
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2 students not living on campus who attend class at peak times
(plus required spaces for on-campus housing)
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1.2 employee on campus during peak times, other than those living
on-campus
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12.
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Public library, community center or cultural center or museum
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1 per 5 seats (or 1 per 300 sq. ft. of floor area of rooms accessible
to patrons and/or users if seats are not typically provided)
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1.2 employee
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13.
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Treatment center
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1 per 2 residents aged 16 years or older plus 1 per nonresident
intended to be treated on-site at peak times
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Nonresident employee
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14.
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Swimming pool, nonhousehold
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1 per 40 sq. ft. of water surface, other than wading pools
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1.2 employee
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COMMERCIAL USES
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All commercial uses, as applicable, shall provide additional
parking or storage needed for maximum number of vehicles stored, displayed
or based at the lot at any point in time. These additional spaces
are not required to meet the stall size and parking aisle width requirements
of this chapter
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1.
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Auditorium, commercial
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1 per 4 seats
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2.
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Auto service station or repair garage
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5 per repair/service bay and 1/4 per fuel nozzle with such spaces
separated from accessways to pumps
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Employee
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3.
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Auto, boat, recreational vehicle or manufactured home sales
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1 per 15 vehicles, boats, RVs or homes displayed
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Employee
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4.
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Automatic transaction machine
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3 per machine, conveniently located
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5.
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Adult use (including adult bookstore, adult live entertainment
use or massage parlor) (Min. of 10)
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1 per 30 sq. ft. of total floor area
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Employee
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6.
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Bed and breakfast use
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1 per 1.5 rental units
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Nonresident employee
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7.
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Betting use
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1 per 3 persons of maximum capacity of buildings, as rated by
fire regulations
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1.2 employee
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8.
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Bowling alley
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2 per lane plus 2 per pool table
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1.2 employee
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9.
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Bus station, intercity
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5 per loading/unloading stall for buses
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Employee
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10.
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Car wash
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2 per washing lane or stall, which may be located in drying
or vacuuming areas
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1.2 employee
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11.
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Financial institution (includes bank)
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1 per 250 sq. ft. of floor area accessible to customers, plus
3 convenient spaces for each automatic banking transaction machine
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1.2 employee
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12.
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Funeral home
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1 per 5 seats in rooms intended to be in use at 1 time for visitors
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Nonresident employee plus spaces required for any dwelling unit(s)
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13.
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Golf driving range
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1 per tee
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1.2 employee
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14.
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Miniature golf
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2 per hole
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1.2 employee
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15.
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Golf course
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3 per hole (plus spaces required for any membership club building
or restaurant)
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2 employees
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16.
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Ice skating/roller
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250 sq. ft. of floor area accessible to users
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1.2 employee
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17.
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Haircutting/hairstyling
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2 per customer seat used for haircutting, hair styling, hair
washing, manicuring or similar work
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1.2 employee
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18.
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Hotel or motel
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1 per rental unit plus 1 per 5 seats in any meeting room (plus
any parking required for any restaurant)
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1.2 employee
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19.
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Laundromat
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1 per 3 washing machines
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On-site employee
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20.
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Offices or clinic, medical/dental
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5 per each doctor or dentist working on-site at peak times
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1.2 employee
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21.
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Offices, other than medical/dental (Min. of 3 per establishment
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1 per 300 sq. ft. of floor area (other than warehouse/storage
rooms not routinely occupied by persons)
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22.
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Personal service use, other than haircutting/hairstyling (Min.
of 2 per establishment)
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1 per 300 sq. ft. of floor area (other than warehouse/storage
rooms not accessible to customers)
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1.2 employee
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23.
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Indoor recreation (other than bowling alley), membership club
or exercise club
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1 per 250 sq. ft. of floor area other than racquetball courts
accessible to customers/members plus parking required by any additional
use (such as restaurant) plus 2 spaces per racquetball court
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1.2 employee
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24.
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Outdoor recreation (other than uses specifically listed in this
table)
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1 per 3 persons of capacity (50% may be on grass overflow areas
with major driveways in gravel)
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1.2 employee
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25.
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Restaurant
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1 per 4 seats
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2 employees
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26.
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Retail sales (other than types separately listed) or shopping
center (Min. of 5 per establishment)
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1 per 250 sq. ft. of floor area, other than accessory warehouse/storage
rooms not accessible to customers
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—
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27.
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Retail sales of only furniture, lumber, carpeting, bedding or
floor covering
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1 per 400 sq. ft. of floor area, other than accessory warehouse/storage
rooms not accessible to customers
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28.
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Tavern or nightclub
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1 per 40 sq. ft. of total floor area
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29.
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Theater or auditorium
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1 per 4 seats, 1/2 of which may be met by convenient parking
shared with other business uses on the same lot that are typically
not routinely open beyond 9:30 p.m.
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1.2 employee
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30.
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Veterinarian office
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5 per veterinarian
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Employee
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INDUSTRIAL USES
All industrial uses (including warehousing, distribution and
manufacturing)
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In addition to parking or storage needed for maximum number
of vehicles stored, displayed or based at the lot at any point in
time, which spaces are not required to meet the stall size and aisle
width requirements of this chapter
1.3 per employee working on-site
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Self-storage development
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1 per 20 storage units
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Employee
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[Ord. 776, 6/21/1993, § 602]
1.
General. Parking spaces and accessways shall be laid out to result
in safe and orderly use, and to fully take into account all of the
following: vehicular access onto and off the site, vehicular movement
within the site, loading areas, pedestrian patterns and any drive-through
facilities. No parking area shall cause a safety hazard or impediment
to traffic off the lot.
2.
Existing Parking. Structures and uses in existence at the effective
date of this chapter shall not be required to add additional parking
spaces to meet the requirements of this Part unless: (A) the general
type of use is significantly changed; or, (B) the use is expanded
a total aggregate over time of more than 5% or 2,000 square feet in
floor area, which ever is more restrictive. Any parking spaces serving
such pre-existing structures or uses at the time of adoption of this
chapter shall not in the future be reduced in number below the number
required by this chapter.
3.
Expansion of Use. If a existing building or use does not currently
conform to the off-street parking or loading requirements of this
chapter, then additional parking and/or loading facilities shall only
be required for any expansion of the use or building, except:
4.
Continuing Obligation of Parking and Loading Spaces. All required
numbers of parking spaces and off-street loading spaces shall be available
as long as the use or building which the spaces serve still exist,
and such spaces shall not be reduced in number below the minimum required
by this chapter. No required parking area or off-street loading spaces
shall be used for any other use (such as storage or display of materials)
that interferes with the area's availability for parking to serve
a use, except that an owner of a parking area may allow use of the
spaces by another use during specific times of the day and week when
they are clearly not needed for the primary user.
5.
Location of Parking. Required off-street parking spaces shall be on the same lot or abutting lot with the principal use served, unless the applicant proves to the satisfaction of the Zoning Officer that a guaranteed long-term method of providing the spaces is available using area of a lot within 500 feet (except as provided in subsection (6), below) of the entrance of the principal use being served. Such method may involve a deed restriction allowing using of the spaces during peak hours of need, or a lease extending 20 years or for the life of use of the property, whichever is of shorter duration.
6.
Downtown Parking Exemption.
A.
In recognition the need to strongly encourage new construction and the reuse of building space in the downtown, and recognizing the availability of on-street parking areas, the requirements in § 27-601 for minimum numbers of off-street parking spaces in this Part shall not apply within the B-C district, except for:
B.
In any case, existing parking in the B-C district shall not be reduced
below a minimum equal to one space per 1.3 employee.
7.
Fees-in-Lieu of Parking. As a conditional use, the Borough Council
may permit all or part of the parking required in the B-C or R-HO
district to be waived if the applicant agrees to provides a fee-in-lieu
of parking. Such fees shall be accounted for separately and shall
only be used for acquisition and/or development of municipal vehicle
parking areas. Such one-time fee shall be $900 per parking space,
unless such fee is modified by future resolution of Borough Council.
[Ord. 776, 6/21/1993, § 603; as amended by Ord.
793, 6/20/1994, § 1]
1.
General Requirements.
A.
No parking area shall be designed to require or encourage parked
vehicles to back into a public street or alley in order to leave a
parking space, except for a single-family or two-family dwelling with
its access onto a local street or parking court.
B.
Every required parking space shall be designed so that each motor
vehicle may proceed to and from the parking space provided for it
without requiring the moving of any other vehicle, except spaces for
a single-family detached dwelling, twin dwelling or for approved "valet"
parking areas.
C.
Parking areas shall not be within any of the following: a required
buffer yard or a required paved area setback.
D.
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
as much as is reasonable from major pedestrian routes within the lot.
E.
Separation from Street. All areas for off-street parking, off-street loading and unloading and the storage or movement of motor vehicles shall be physically separated from the street by a raised curb, planting strip, wall or other suitable barrier against unchanneled motor vehicle entrance or exit, except for necessary and approved vehicle entrances and exits to the lot. All commercial and industrial parking areas approved after the adoption of this chapter shall be separated from the street by a grass or landscaped strip of land. See § 27-603(7).
F.
Stacking. Each lot shall provide adequate area upon the lot to prevent
back-up of vehicles on a public street while awaiting entry to the
lot, or while waiting for service at a drive-through facility.
G.
Stormwater Management. The applicant for any new or expanded parking
lot that would result in 5,000 square feet or greater of impervious
coverage (compared to what previously existed), outside of the B-C
District, shall be required to submit stormwater management calculations
to the Borough Engineer and prove to the satisfaction of the Borough
Engineer that stormwater will be adequately managed.
2.
Size and Marking of Parking Spaces.
A.
Each parking space shall include a rectangle with a minimum width
of nine feet and a minimum length of 18 feet, except:
(1)
The minimum length shall be 21 feet for parallel parking.
(2)
Compact. If a lot or parking deck includes more than 30 parking
spaces, a maximum of 20% of the required spaces include a rectangle
with a minimum width of eight feet and a minimum length of 16 feet;
provided, that those spaces are marked as "Compact Cars Only" and
provided that those spaces do not include the most desirable spaces
in the lot or deck.
(3)
If a parking area is permitted to not be paved, then a minimum
width of 10 feet per space shall be used.
(4)
If parking spaces serve a use involving more than 10,000 square
feet of floor area for the retail sale of groceries, then such parking
spaces shall have a minimum width of 10 feet to allow for shopping
carts.
B.
All spaces shall be marked to indicate their location, except those
of a single-family or two-family dwelling.
3.
Aisles.
A.
Each aisle providing access to stalls for one-way traffic only shall
be at least the minimum aisle width specified as follows:
|
Angle of Parking
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Minimum Aisle Width
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|---|---|---|
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Parallel or 30°
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12 feet
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45°
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14 feet
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60°
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18 feet
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90°
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20 feet
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B.
Each aisle providing access to stalls for two-way traffic shall be
at least 20 feet in width.
C.
Maximum length of parking aisle: 300 feet.
D.
Modification. By special exception, the Zoning Hearing Board may
reduce the minimum size of parking spaces or aisles to reflect congested
conditions and the need for parking spaces in older commercial areas
of the Borough.
4.
Access Drives and Driveways.
A.
Width of Driveway/Accessway at Entrance onto Public Street (at the
edge of the cartway).
|
1-Way Use
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2-Way Use
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|---|---|---|---|
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Minimum
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12 feet
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20 feet
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Maximum
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35 feet
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50 feet
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*
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Unless a different standard is required by PennDOT for an entrance
to a state road.
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B.
Drainage. Adequate provisions shall be made to maintain uninterrupted
parallel drainage along a public street at the point of driveway or
access drive entry.
C.
Separation Between Driveways. At least 50 feet shall be provided
between the center lines of any two accessways or driveways along
one street within one lot.
D.
Separation from Intersection. If a driveway or accessway enters onto
a collector or arterial street, then the center line of that driveway
or accessway where it enters the collector or arterial street shall
be a minimum of 75 feet from the center line of any other street,
where that street enters the collector or arterial street at a different
point than the driveway or accessway.
E.
State Permit. Where there will be new or intensified access to a
state street or other work within the right-of-way of a state street,
a state highway occupancy permit shall be obtained, as applicable.
F.
Sight Distance for Driveways. See § 27-803(3)(B).
5.
Paving, Grading and Drainage.
A.
Parking and loading facilities and including driveways shall be graded
and adequately drained to prevent erosion or excessive water flow
across streets or adjoining properties.
B.
Paving. Except for landscaped areas, all portions of required parking,
loading facilities and driveways shall be surfaced with asphalt, concrete
or decorative paving block, except that portions or all of driveways
or parking areas may be left in grass or gravel where the applicant
proves to the full satisfaction of the Zoning Officer that:
6.
Lighting of Parking Areas. See § 27-511 "Light and Glare Control." Parking areas for six or more spaces and related pedestrian pathways intended to be used at night shall be adequately illuminated for security purposes.
7.
Paved Area Landscaping.
A.
Purpose. To ensure that parked or moving vehicles within a lot do
not obstruct sight distance or interfere with pedestrian traffic,
to aid in stormwater management along streets and to prevent vehicles
from entering or exiting a lot other than at approved driveways.
C.
The requirements of § 22-516 of the Subdivision and Land Development Ordinance [Chapter 22] regarding landscaping around any new or expanded parking area shall apply to any such use established or expanded after the adoption of this chapter, regardless of whether such parking area would otherwise be regulated by the Subdivision and Land Development Ordinance [Chapter 22].
D.
Any tractor-trailer truck loading area or any parking lot of six
or more spaces outside of a building shall be screened from any abutting
residential lot line by a solid wood fence, decorative masonry wall
or evergreen landscaping with a minimum height of four feet. Such
screen shall be designed and located to reduce the visibility of the
use from the residential lot line and prevent headlight glare into
an existing or future home.
8.
Handicapped Parking.
A.
Number of Spaces. Any lot including four or more off-street parking
spaces shall include a minimum of one handicapped space. The following
number of handicapped spaces shall be provided, unless a revised regulation
is officially established under the Federal Americans With Disabilities
Act:
|
Total No. of Required Parking Spaces on the Lot
|
Required Minimum No./Percent of Handicapped Parking Spaces
| |
|---|---|---|
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4 to 25
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1
| |
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26 to 50
|
2
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51 to 75
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3
| |
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76 to 100
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4
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101 to 150
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5
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151 to 200
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6
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201 to 300
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7
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301 to 400
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8
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401 to 500
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9
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501 to 1,000
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2% of required number of spaces
| |
|
1,001 or more
|
20 plus 1% of required number of spaces over 1,000
|
B.
Location. Handicapped parking spaces shall be located where they
would result in the shortest reasonable accessible distance to a handicapped
accessible building entrance. Curb cuts shall be provided as needed
to provide access from the handicapped spaces.
C.
Minimum Size. Each required handicapped parking space shall be a
minimum of eight feet by 18 feet. In addition, each space shall be
adjacent to a five feet wide access aisle. Such access aisle may be
shared by two handicapped spaces by being placed between them. However,
one out of every eight required handicapped parking spaces shall have
an adjacent access aisle of eight feet width instead of five feet.
D.
Slope. Handicapped parking spaces shall be located in areas of less
than 6% slope in any direction.
E.
Marking. All required handicapped spaces shall be well-marked by
clearly visible signs and/or pavement markings.
[Ord. 776, 6/21/1993, § 604]
[Ord. 776, 6/21/1993, § 604]
1.
General Loading Requirements.
A.
Each use receiving or shipping material or merchandise by trucks
shall provide off-street loading facilities which meet the requirements
of this section, sufficient to accommodate the maximum demand generated
by the use.
B.
At the time of site plan or land development review, the applicant
shall provide evidence to the Planning Commission, who may advise
the Zoning Officer on whether the use will have sufficient numbers
and sizes of loading facilities. For the purposes of this section,
the words "loading" and "unloading" are used interchangeably.
2.
Design and Layout of Loading Facilities. Off-street loading facilities
shall meet the following requirements:
A.
Each off-street loading space shall be at least (in feet):
|
Largest Type of Truck Intended
|
Minimum Width
|
Minimum Depth
| |
|---|---|---|---|
|
Tractor-trailer
|
12 (except 11 if more than 10 such spaces on a lot)
|
45 (with 14 feet clear height)
| |
|
Trucks other than tractor-trailers, pickups or vans
|
10
|
25
| |
|
Pick-up truck or van
|
9
|
18
|
B.
Each space shall have sufficient maneuvering room to avoid conflicts
with parking and traffic movements within and outside of the lot.
No facility shall be designed or used in such a manner that it threatens
a safety hazard, public nuisance or a serious impediment to traffic
off the lot.
C.
Each space and the needed maneuvering room shall be located entirely
on the lot being served and be located outside of required buffer
areas, paved area setbacks and street right-of-ways. An appropriate
means of access to a street shall be provided.
3.
Fire Lanes. Fire lanes shall be provided where required by state
or federal regulations or other local ordinances. The specific locations
of these lanes are subject to review by Borough fire officials.
[Ord. 776, 6/21/1993; as added by Ord. 937, 11/5/2001, § 8]
2.
Off-Street Parking. All off street parking, with the exception of
deck parking, shall be placed to the rear of the building that it
is intended to serve as indicated by the following graphic:
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If this is not feasible because of physical limitations of the
site, parking may be placed to the side of the building; provided,
that the perimeter of the parking lot is surrounded by a buffer yard
of screening, a fence or a wall. The buffer yard with screening, fence
or wall shall be at least three feet, but not more than five feet,
in height. Such buffer yard with screening, fence or wall shall be
aligned with the building facade. An opening for pedestrian access
shall be provided. In no case shall parking be placed between a building
and the front yard.
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3.
Parking as a Principal Use. When a parking lot is developed as a
principal use, it shall be surrounded by a buffer yard with screening,
a fence, or a wall on every side of the lot that abuts a residential
lot line or street right-of-way, subject to all limitations of a clear
sight triangle as defined in this chapter.
4.
Parking as an Accessory Use. Parking as an accessory use shall be
required to be located to the rear of the building. A buffer yard
with screening, a fence or wall shall be required when the parking
lot abuts a street. Such buffer yard with screening, fence or wall
shall be aligned with the building facade.
5.
Traffic Flow. All parking lots with access from Main or Chestnut
Streets must be one way, egressing to a side street or an alley. Appropriate
signage indicating the flow of traffic must be provided and maintained
by the property owner.
6.
Sallie Ports. Access to drive-through facilities, or any parking
lots located to the rear of buildings may be through sallie-ports
as demonstrated by the graphic below.
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A proposed sallie port shall be approved by the Fire Chief to
insure that emergency access is not impaired.
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7.
Deck Parking. Parking decks shall include retail use on their first
floor along all street facades as demonstrated by the graphic below:
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First floor facades of parking decks shall be comprised of at
least 75% glass display windows. Parking decks shall have visible
pedestrian access.
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