Borough of Forest Hills, PA OFF-STREET PARKING

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Part 7 OFF-STREET PARKING

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§ 27-701 Off-Street Parking Requirements.

§ 27-702 Off-Street Loading.

§ 27-703 Parking Lot Landscaping.

§ 27-701 Off-Street Parking Requirements.

[Ord. 970, 5/16/2007, § 701; as amended by Ord. 1023, 3/21/2012, § 4]

In all districts, in connection with every business, institutional, recreational, residential or other use, there shall be provided at the time any building or structure is erected or is enlarged or increased in capacity, off-street parking spaces for automobiles in accordance with the following requirements:

Number of Spaces Required. The number of off-street parking spaces to be provided shall not be less than the following:

[Amended by Ord. 1048, 3/25/2015; by Ord. 1056, 6/15/2016; by Ord. 1057, 6/15/2016; by Ord. No. 1067, 10/18/2017; by Ord. No. 1071, 4/18/2018; and by Ord. No. 1083, 10/16/2019]

Use	Parking Spaces Required
Single-family dwelling, multiple family dwelling with individual parking spaces	One space per dwelling unit
Five or more dwelling units having a common parking area	One and one-half spaces per dwelling unit
Hotel/motel	One space per rental unit, plus one for every 75 square feet of retail sales and service, plus one for each six seats in assembly rooms
Bed and breakfast	One space per sleeping room, plus one for manager
Boarding or lodging	Parking study required
Religious assembly, auditorium, theater, and assembly halls	One space for each four temporary and permanent seats in the principal gathering space plus one space per 100 square feet of assembly room area
School	One space for each faculty member and other full-time equivalent employee, plus two for each classroom, plus one for every 12 students aged 16 years of age or older
Indoor recreation	Parking study required.
Private clubs or lodges	One space per 150 square feet of gross floor area.
Office, business or professional	One space per 250 square feet of gross floor area
Medical clinic	Six spaces per 1000 square feet of gross floor area.
Research laboratory	One space per 350 square feet of research laboratory or office area.
Personal services shop	Parking study required.
Retail sales and service and bank	One space for each 175 square feet of gross floor area.
Retail sales and service, consumer fireworks	One space per 175 square feet of gross floor area
Temporary retail sales and service	One space for each vendor
Temporary sales, including roadside stands and farmer's markets	One space for each vendor.
Shopping center	One space for each 250 square feet gross leasable floor area.
Wholesale distribution	2.5 spaces for each 1,000 square feet of gross floor area.
Restaurant	Two spaces for each 100 square feet gross floor area plus one space for each employee on the maximum working shift.
Restaurant, drive-through	One space per 100 square feet of gross floor area, and one space for every two employees on peak shift
Hospital	Parking study required
Life care facility	One space for each independent living unit plus one space for every two independent dwelling units for overflow parking to accommodate visitors and guests, plus one space for every two beds in assisted living or in personal care facilities, and one space for every three beds in a nursing facility.
Family care facility, family day care home and foster home	One space for every 500 square feet gross floor area plus one space per each employee on the maximum working shift
Convalescent home, nursing facility and assisted living	One parking space for every two beds, plus one space for each employee on the maximum working shift
Parks and recreation, recreation/entertainment, outdoors	Parking study required
Funeral home	Eight spaces for each reposing room; 24 spaces minimum.
Automotive service station	One space for every 250 square feet of gross floor area, plus one space per fueling station plus one space per employee on the maximum working shift plus four spaces per service bay, eight spaces minimum
Automobile sales/dealerships	One space per 200 square feet gross floor area plus one space per employee on the maximum working shift plus four spaces per service bay.
Group home	One space per every 500 square feet of gross floor area plus one space per employee on the maximum working shift
All other uses not listed	One space for each 200 square feet of gross floor area
No-impact home-based business	One space per dwelling unit
Home-based business	One space per dwelling unit plus one space per 200 square feet of office floor area
Storage facility	One space per 700 square feet gross floor area used for storage plus one space per 400 square feet gross floor area of office
Child day-care facility or child day-care center	One space per staff member plus one space per five children
Cemetery	Parking study required
Self-Storage Facility	One space per 30 self-storage units, or one space per 1,000 square feet of gross floor area, whichever is greater, and one space for each on-site employee and rental vehicle available for temporary use by customers of the self-storage facility for transportation of goods and property to and from the self-storage facility
Vehicle rental and storage facility	One space for every 200 square feet of gross floor area, plus one space per employee on the peak shift
Short-term vacation rental	One space per sleeping room

When determination of off-street parking results in a requirement of the fractional space, any fraction shall be counted as one parking space.

Each off-street parking space shall have a width of not less than nine feet and an area of not less than 171 square feet, exclusive of access drives and aisles, and shall be of usable shape and condition.

There shall be adequate provision for ingress and egress to all parking spaces. Where a lot does not abut on a public or private alley or easement of access, there shall be provided an access drive of not less than eight feet in the case of a dwelling, and not less than 22 feet in width in all other cases, leading to the parking or storage areas and to loading or unloading spaces required hereunder. The minimum aisle width of 20 feet shall be provided for angled parking areas and 24 feet shall be provided for 90° parking areas.

Parking spaces may be located on a lot other than that containing the principal use only upon the grant of a conditional use by the Borough Council; provided, that safe, convenient pedestrian access is assured, and that any off-street parking spaces required to serve structures or uses on a separate zoning lot shall be within 500 feet of the main entrance of the structure or use served. If not located on the same zoning lot, the required off-street parking spaces shall be located on a zoning lot owned by or leased to the owner of the zoning lot on which the principal use is located. No property located in a residential zoning district may be used for off-site, off-street parking. Evidence of ownership or lease rights shall be presented to the Borough in the form of a deed, contract of sale, option agreement or lease. The continued ownership or lease of the approved off-site, off-street parking spaces shall be a condition to occupancy of the principal use which the parking spaces serve. If deemed necessary by the Borough Engineer, an applicant for a conditional use pursuant to this Part may be required to submit a parking demand study.

No required yard in any residential district shall be used for parking vehicles except on a driveway, and not more than 50% of the front yard may be devoted to a driveway.

Surfacing. Any off-street parking area for more than five vehicles shall be graded for proper drainage and paved with an all-weather surface, in accordance with the Borough Construction Standards. Continuous six-inch curbing shall be installed to assure safe and efficient flow of traffic, prevent encroachment onto required yards and direct stormwater, and such curbing shall be installed in compliance with an approved site plan. Parking aisle separators, sidewalks and landscape plantings shall be provided as required and approved by the Borough Council. Parking perpendicular to the grade shall be permitted up to a grade of 5%; parking parallel to the grade shall be permitted up to a grade of 7%; no parking shall be permitted on a grade in excess of 7%.

Lighting. Any lighting used to illuminate any off-street parking area shall be so arranged as to reflect the light away from adjoining premises in any "R" District.

Alternate Parking. The Borough Council may require or approve alternate design standards for off-street parking in response to unusual conditions such as car storage, attendant parking, indoor parking, interaction between different neighboring uses, or a clearly documented difference between expected parking load and required parking spaces; provided, any reduction in the number of required spaces so granted shall be offset by a reserved area for future installation of a like number of spaces to be so improved at the discretion of the Borough.

Handicapped Parking. Parking spaces suitable for the needs of the handicapped will be provided as approved on the site plan and signs, railings and ramps will be provided in accordance with Americans with Disabilities Act standards.

Exemptions. For any existing building in a Business or Special Zoning District with a gross floor area of 10,000 square feet or more which proposes an addition, expansion, alteration or change of use, the following exemptions to the requirement to provide the off-street parking in accordance with Subsection 1A shall apply:

(1)

For any existing building with a gross floor area of 10,000 square feet or more which provides adequate off-street parking for the existing building as required by Subsection 1A, the requirement to provide additional off-street parking for any proposed addition, expansion or alteration of the existing structure for the same use may be exempted totally by Borough Council by conditional use, upon recommendation of the Planning Commission, provided that the following conditions are met:

(a)

The proposed addition, expansion or alteration of the existing building does not increase the gross floor area of the building by more than 50%.

(b)

The applicant submits a traffic analysis as defined by this chapter, prepared by a professional traffic engineer which documents that public parking within 300 feet of the site is available during the customary hours of operation of the existing use.

(2)

For any existing building with a gross floor area of 10,000 square feet or more which does not provide enough off-street parking to conform to the requirements of Subsection 1A for the existing building, the requirement to provide additional off-street parking for any proposed addition, expansion or alteration of the existing structure for the same use may be exempted in part by Borough Council by conditional use, upon recommendation of the Planning Commission, provided the following conditions are met:

(a)

The proposed addition, expansion or alteration of the existing building does not increase the gross floor area of the building by more than 50%.

(b)

The applicant submits a traffic analysis, as defined by this chapter, prepared by a professional traffic engineer registered in the Commonwealth of Pennsylvania which documents that public parking within 300 feet of the site is available during the customary hours of operation of the existing use.

(c)

The amount of the exemption within the discretion of Borough Council, upon recommendation by the Planning Commission, shall be determined based on:

The size of the proposed addition, expansion or alteration.

The number of proposed parking spaces required.

The number of required parking spaces which are deficient for the existing building.

The amount of open space available on the lot.

The number of public parking spaces available within a reasonable distance.

(3)

For any existing building with a gross floor area of 10,000 square feet or more which does not provide enough off-street parking to conform to the requirements of Subsection 1A for the existing use of the building and which proposes a change of use which requires an equal or greater number of parking spaces than the existing number of spaces, the requirement to provide additional off-street parking for the change of use may be exempted in part by Borough Council by conditional use, upon recommendation of the Planning Commission, provided the following conditions are met:

(a)

The proposed change of use does not increase the number of off-street parking spaces required for the new use by more than 50% of the off-street parking spaces available for the existing use.

(b)

(c)

The amount of the exemption shall be within the discretion of Borough Council, upon recommendation by the Planning Commission, and shall be determined based on:

The difference in the number of off-street parking spaces required for the existing use and the new use.

The number of required parking spaces which are deficient for the existing use.

The amount of open space available on the lot.

The number of public parking spaces available within a reasonable distance.

§ 27-702 Off-Street Loading.

[Ord. 970, 5/16/2007, § 702]

One off-street berth of not less than 50 feet by 10 feet shall be provided for every new business or industrial use with a floor area of more than 2,500 square feet; and one additional berth shall be required for each additional 20,000 square feet of floor area over the first 20,000 square feet of floor area. Access and space to maneuver shall be sufficient so that no truck need back onto any public street nor across any public sidewalk.

§ 27-703 Parking Lot Landscaping.

[Ord. 970, 5/16/2007, § 703]

The purpose of this section is to enhance the appearance of development through landscaping of parking areas with 20 or more parking spaces, minimize stormwater runoff, screen parking lots from the street and surrounding properties, minimize the hazard of nighttime glare from headlights, moderate the climate and provide a buffer from street noise, pollution and winds.

Definitions for words used in this section:

(1)

Buffer. A strip of land together with a specified type and amount of natural or planted vegetation located between a structure or other areas and adjacent property lines or other structures to eliminate or minimize conflicts.

(2)

Canopy Tree. A tree that at maturity has a height of at least 30 feet with a diameter at the broadest branch level of at least 12 feet in width.

(3)

Canopy trees must be one of the following species:

(a)

Little leaf and European Linden.

(b)

Red Maple - (rubrum or columnare).

Hedge.

Maple.

Potmore.

Ash.

Zelkova.

Clear Sight Triangle. The triangular area formed by a diagonal line connecting two points located on intersecting right-of-way lines (or a right-of-way line and the curb of a driveway), each point being that distance from the intersection, and the two intersecting right-of-way lines (or a right-of-way line and a driveway).

(5)

Shrub. A plant that is at least three feet tall from the highest root at maturity, and must be one of the following species: Andora Juniper various species Rug Juniper Burning bush Bayberry Pachysundra Ivys Myrtle Flower beds Cranberry Cotoneaster Spreading Cotoneaster.

(6)

Understory Tree. A tree that at maturity has a height of less than 30 feet and must be one of the following species: Flowering Crabapple - disease-resistant and with limited fruit development. Washington Hawthorn Sunburst Moraine Locust or similar Bradford Pear or similar Weeping Cherry Kousa Dogwood.

Parking Lot Interior.

(1)

The interior of any parking lot containing 20 or more parking spaces shall be landscaped with at least one canopy tree or two understory trees and four shrubs for each five spaces or fraction thereof. Planting required within a parking lot shall be in addition to other planting requirements set forth in this and any other ordinance of the Borough of Forest Hills.

(2)

Trees required under this section shall be planted in protected areas such as along walkways, in center islands between rows of parking spaces, or at the ends of rows, and shall be sufficiently wide to protect tree roots and designed to minimize damage by vehicles. (See Illustration No. 27-1 for sample)

(3)

Any landscaped area provided under this section shall not contain bare soil, but shall be covered with stones, mulch, grass, or other decorative or vegetative ground cover.

Perimeter Buffer. All open off-street parking areas containing more than four parking spaces and all loading spaces shall be effectively landscaped along the perimeter of the property except within "clear sight triangles" as defined herein. Perimeter landscaping shall be at least five feet wide and shall consist of a wall, fence, densely-planted hedge, earthen berms covered with grass or other living vegetative ground cover, or any combination thereof which provides an effective screen. (See Illustration No. 27-2 for sample)

Plant Installation and Maintenance Standards. The following standards shall apply to all new plant material required to be installed under this section:

(1)

All plant material installed as a "canopy tree," "understory tree" or "shrub" shall be of the size and species identified in the definitions.

(2)

All specifications for the measurement, quality, and installation of any trees and shrubs shall be in accordance with the "American Standards for Nursery Stock" published by the American Association of Nurserymen, which standards are incorporated herein by this reference thereto. The property owner or developer shall provide written certification that the trees and other plants meet these standards. All plant material shall be free from disease, and shall be installed in a fashion that ensures the availability of sufficient soil and water to sustain healthy growth. All plant material shall be planted in a manner which is not intrusive to utilities of pavement.

(3)

The plantings, walls, fences, or berms that constitute a buffer must be properly maintained in order for the buffer to fulfill the purpose for which it is established. The owner of the property and any lessee of the property where a buffer is required shall be jointly and severally responsible for the proper maintenance of all buffer materials. Such maintenance shall include all actions necessary to keep the landscaped area free of litter and debris, to keep plantings healthy and orderly in appearance, and to keep fences, walls and berms in good repair and neat appearance. Any vegetation that constitutes part of a buffer shall be replaced within 30 days, weather permitting, in the event that it dies. All plantings, walls, fences, and berms shall be protected from damage by motor vehicles or pedestrians which could reduce the effectiveness of the buffer for screening the parking or loading area. All vegetation shall be planted and periodically trimmed so as not to obstruct a public right-of-way.