A.
The purpose and objective of the provisions established under Article X of this chapter are to establish specific regulations pertaining to off-street loading, parking and access management.
B.
The provisions contained in Article X of this chapter are intended to serve as minimum requirements to promote the public health, safety and the general welfare of the residents and property owners of Muhlenberg Township. The regulations shall supplement and not replace the land use provisions established within this chapter of the Code. Where these regulations impose greater restrictions than those of any other statute, ordinance or regulation, the provisions established under this article shall be upheld.
C.
The off-street loading and parking regulations established under Article X of this chapter shall be subject to the interpretation of the Muhlenberg Township Zoning Officer or other qualified professional, as designated by the Board of Commissioners. Should a dispute arise concerning the interpretation of these regulations, the person aggrieved by the interpretation may file an appeal with the Zoning Hearing Board. In all cases, the burden of proof and submission of technical evidence shall be the responsibility of the person appealing the interpretation of the Zoning Officer or other qualified professional, as designated by the Board of Commissioners.
A.
Off-street loading
and parking spaces shall be provided and maintained in accordance
with the provisions of this chapter, so that the number, type, size,
orientation and location of the off-street loading and parking spaces
shall be satisfactorily designed to accommodate the use.
B.
The provisions for off-street loading shall apply to nonresidential uses when a new nonresidential use is established, changed or modified and/or when a building is constructed, enlarged or altered to accommodate the nonresidential use. Unless otherwise specified by this chapter, the off-street loading spaces shall comply with the design standards specified under § 355-114 of this chapter.
C.
The provisions for off-street parking shall apply to residential and nonresidential uses when a new use is established, changed or modified and/or when a building is constructed, enlarged or altered to accommodate the use. Unless otherwise specified by this chapter, the off-street parking spaces shall comply with the design standards specified under § 355-115 of this chapter.
D.
Where the lot
area cannot accommodate the required number of off-street loading
spaces or off-street parking spaces for the intended use, either the
minimum lot area shall be enlarged or the intensity of the use shall
be reduced.
E.
Where an existing
building or use preexists the effective date of this chapter, the
provisions for off-street loading and off-street parking, as specified
within this article, shall not specifically apply, unless the building
or use is enlarged or altered in a manner that increases the demand
for off-street loading or off-street parking.
F.
Where an existing
building or use is enlarged by floor area, number of employees, number
of residential units, seating capacity, bed spaces, service bays,
or other provisions specified by this article, the required number
of off-street loading spaces and/or off-street parking spaces shall
be proportionately or incrementally increased based upon the enlargement
of the building or use.
G.
Where the computations
for off-street loading spaces or off-street parking spaces results
in a fractional number greater than 1/4 or 0.25, the fractional number
shall be rounded up to the next space. The Muhlenberg Township Zoning
Officer shall determine or verify the number of off-street loading
and parking spaces that are required for a specific use.
H.
No off-street
loading space or off-street parking space shall be utilized for any
other use that interferes with its purpose, availability or function.
I.
All designated
off-street loading spaces or off-street parking spaces shall be continued
and maintained so long as the use for which the spaces were originally
designed are still in operation or existence. Unless otherwise approved
by Muhlenberg Township, the designated off-street loading spaces or
off-street parking spaces shall not be reduced in size or modified
in any manner.
J.
Common or joint
off-street parking spaces may be permitted for residential or nonresidential
uses, subject to the following provisions:
(1)
The total
number of off-street parking spaces required for each permitted use
shall be accounted for in the cumulative total for the common or joint
off-street parking area.
(2)
The residential
or nonresidential uses shall share common characteristics and will
not have any adverse conflicts. As part of this requirement, the applicant
or developer shall demonstrate that the uses will not generate additional
off-street parking demands from employees and patrons during peak
hours of operation.
(3)
The common
or joint off-street parking spaces shall be located within 400 feet
of the principal use(s).
(4)
The individual
property owners and/or tenants for each use shall secure a written
agreement with the owner(s) of the property in which the common or
joint off-street parking facilities are located. The agreement shall
clearly define the specific areas, conditions for use, maintenance,
fees and other terms that may be required by the Muhlenberg Township
Solicitor.
K.
Unless otherwise permitted by Muhlenberg Township, common or joint off-street loading spaces shall not be permitted. Each use requiring an off-street loading space shall designate an area meeting the requirements for off-street loading, as specified under § 355-114 of this chapter.
L.
No tractor-trailer
truck or trailer from a tractor-trailer truck shall be stored or parked
for more than 48 hours within the R-1, R-2, R-3, R-4, R-5 and C-1
Zoning District, unless it is stored within a completely enclosed
building or is located at least 100 feet from the property line.
M.
No commercial
vehicle or part thereof having a gross weight of more than 5,000 pounds
or which is in excess of 24 feet in length shall be stored or parked
for more than 48 hours within the R-1, R-2, R-3, R-4 and R-5 Zoning
Districts, unless it is stored within a completely enclosed building
or is located at least 100 feet from the property line.
N.
Major recreational
equipment, including but not limited to boats and boat trailers, travel
trailers, pickup campers or coaches, motorized dwellings, tent trailers
or similar equipment, shall not be parked or stored on any public
street within Muhlenberg Township. All such major recreation equipment
may be parked or stored on an approved lot, provided it is located
as follows: within a carport; within a completely enclosed building;
within the side or rear of a lot, but no closer than 20 feet to a
property line; or on a nonresidential lot which has been previously
approved for storing major recreational equipment.
O.
Unless otherwise
permitted as part of the normal functions of a commercial campground
or similar use, no major recreational equipment shall be utilized
for living, sleeping, housekeeping or similar activities, when parked
or stored on any lot within Muhlenberg Township.
P.
The deposit
or storage of two or more unlicensed, noninspected, abandoned, wrecked
or disabled vehicles shall not be permitted on any lot within Muhlenberg
Township for a period of time exceeding 48 hours, unless it is part
of a permitted automobile repair establishment, junkyard or similar
use determined appropriate by the Zoning Officer. The storage of unlicensed,
noninspected, abandoned, wrecked or disabled vehicles on any public
streets within Muhlenberg Township shall be subject to the appropriate
provisions of the Muhlenberg Township Code.
A.
Where required
to accommodate a residential or nonresidential use, paved off-street
loading and unloading space(s) shall be provided with proper access
from a public street, common driveway or alley. All such areas for
the loading and unloading of vehicles, and for the servicing of establishments
or shops by refuse collection, fuel and other service vehicles, shall
be of such size, design and arrangement that they may be used without
blocking or otherwise interfering with the use of automobile accessways,
parking facilities or pedestrianways.
B.
All loading
areas and access drives shall be paved to accommodate the type of
vehicles entering and exiting the site. The paving composition shall
be subject to the approval of the Muhlenberg Township Engineer and
Zoning Officer.
C.
The loading
areas shall not be located within required front yards and shall not
be located within 10 feet of any side or rear lot line. Unless otherwise
permitted by Muhlenberg Township, all such spaces shall have dimensions
not less than 12 feet by 45 feet with a clearance of not less than
14 feet in height.
D.
The off-street
loading spaces required shall be determined by the following table
and shall be located exclusive of any public right-of-way or required
parking area.
|
Off-Street Loading Space Requirements
| ||
|---|---|---|
|
Land Use Category
|
Gross Floor Area or Units
|
Required Spaces
|
|
Residential developments containing townhouse
or apartment units
|
Less than 100 residential units(1)
|
1
|
|
100 to 300 residential units(2)
|
2
| |
|
More than 300 residential units(2)
|
3
| |
|
Office buildings, banks and financial institutions
|
Less than 10,000 square feet(1)
|
1
|
|
10,000 to 20,000 square feet(2)
|
2
| |
|
Over 20,000 square feet(2)
|
3
| |
|
Retail sales, professional service establishments,
restaurants, shopping centers, mini malls and other commercial uses
|
Less than 5,000 square feet(1)
|
1
|
|
5,000 to 25,000 square feet(2)
|
2
| |
|
25,000 to 50,000 square feet(2)
|
3
| |
|
Over 50,000 square feet(2)
|
4
| |
|
Institutional and recreational uses
|
Less than 20,000 square feet(1)
|
1
|
|
20,000 to 50,000 square feet(2)
|
2
| |
|
Over 50,000 square feet(2)
|
3
| |
|
Manufacturing, mini warehousing, self-storage
units, warehousing, wholesaling establishments and other industrial
uses
|
Less than 10,000 square feet(1)
|
1
|
|
10,000 to 50,000 square feet(2)
|
2
| |
|
50,000 to 100,000 square feet(2)
|
3
| |
|
Over 100,000 square feet(2)
|
4
| |
|
(1)
|
Denotes that the off-street loading requirement
may be reduced or eliminated if the applicant or developer provides
documentation to the Planning Commission that the use will not need
or utilize the off-street loading space.
|
|
(2)
|
Denotes that the off-street loading requirement
may be reduced or increased by the Planning Commission depending upon
the needs and intensity of the use.
|
E.
Where the table specified under Subsection D of this section does not specify a requirement for the land use activity, or the site conditions do not warrant the specified requirement listed within the table, the Zoning Officer in conjunction with the Planning Commission may consider and require an alternative provision.
A.
Off-street parking
facilities shall be provided whenever: a building is constructed or
new use established; the use of an existing building is changed to
a use requiring more parking facilities; an existing building is altered
so as to increase the amount of parking spaces required; and/or a
residential or nonresidential use requires off-street parking as specified
by the provisions of this chapter.
B.
Each parking
space shall have a minimum area of 200 square feet with the minimum
dimensions of 10 feet by 20 feet. In addition, appropriate driveways,
aisles and maneuvering space shall be provided to permit safe and
convenient access to and use of the area provided for parking purposes.
Proper access from a street, alley or driveway shall be provided.
C.
Off-street parking
spaces for residential uses shall be located on the same lot as the
use served. Off-street parking spaces for other uses shall be provided
for on the same lot as the use being served, or in parking facilities
within 400 feet of the principal uses, except in the case of a shopping
center or similar grouping of buildings on a lot, in which case all
parking areas shall be provided entirely within the lot lines of the
property.
D.
All parking
spaces designated for single-family residential units shall be located
behind the street right-of-way line.
E.
Joint parking
facilities for two or more uses may be established, provided that
the number of spaces provided is not less than the sum of the spaces
required for each individual use.
F.
All parking
spaces and means of access, other than those relating to a dwelling,
shall be adequately illuminated during night hours of use. The illumination
must be designed and located so that the light sources are shielded
from adjoining residences and public and private streets. The illumination
shall not be of excessive brightness and shall not produce a glare
noxious at or beyond the boundaries of the parking area.
G.
All off-street
parking areas and access drives shall be paved and contain marked
parking spaces. The off-street parking areas shall be properly graded
to provide convenient vehicular access and proper drainage and shall
be maintained in usable condition. The minimum grade of areas used
for parking shall be at least 1% and the maximum grade shall not exceed
5%. The maximum grade of access drives shall not exceed 10%. Surface
water shall not be concentrated onto public sidewalks and other premises.
H.
The areas designated
to comply with the provisions for off-street parking shall not be
used for the sales, dead storage, repair, dismantling or servicing
of vehicles.
I.
Off-street parking
facilities existing at the effective date of this chapter, shall not
be subsequently reduced to an amount less than that required under
this chapter for a similar new building or use.
J.
The width of
aisles within the off-street parking areas shall comply with the following
minimum design requirements:
(1)
Where the
angle of the parking spaces is at 90°, the aisle shall be 24 feet
in width and may accommodate two-way travel.
(2)
Where the
angle of the parking spaces is at 60°, the aisle shall be 18 feet
in width and shall be restricted to one-way travel.
(3)
Where the
angle of the parking spaces is at 45°, the aisle shall be 16 feet
in width and shall be restricted to one-way travel.
(4)
Where the
angle of the parking spaces is at 30°, the aisle shall be 14 feet
in width and shall be restricted to one-way travel.
(5)
Unless otherwise
permitted by the Planning Commission, the parking spaces shall not
be designed with angles of less than 30°.
K.
The parking
areas shall be arranged and marked to provide safe and orderly movement
without disrupting traffic or moving other vehicles. The design of
off-street parking areas for all uses shall be such to prevent the
backup of vehicles on a public street.
L.
Where parking
requirements are determined by the number of seats and no permanent
seats are provided, the number of parking spaces to be provided shall
be based upon the capacity for temporary seats in normal usage.
M.
Parking areas
shall be arranged so that no portion of any vehicle parked within
a designated parking space can extend over any property line of the
lot on which it is parked.
N.
Parking areas
for nonresidential uses which are designed to contain more than five
vehicles shall be screened from the view of persons on any land zoned
R-1, R-2, R-3, R-4 or R-5 which is adjacent to the land on which the
nonresidential parking area is located. The screening shall be comprised
of a fence, wall and/or landscaping materials of at least four feet
in height, which shall be designed to obstruct headlight glare and
screen the view of the parked cars.
O.
Parking areas and access drives for nonresidential uses shall be located a minimum of 15 feet from a lot line and street right-of-way line. The area between the parking area and the lot line or street right-of-way line shall be landscaped in accordance with the standards specified under § 355-102 of this chapter.
P.
Parking areas and access drives for multifamily residential development shall be located a minimum of 15 feet from an exterior property line and street right-of-way line. The area between the parking area and the lot line or street right-of-way line shall be landscaped in accordance with the standards specified under § 355-102 of this chapter.
Q.
Unless otherwise
specified by this chapter, the parking areas and access drives for
all other residential uses shall be located a minimum of five feet
from an exterior property line and street right-of-way line.
R.
The number of
off-street parking spaces to be provided for each use shall be sufficient
to accommodate all occupants, employees, visitors and customer parking.
The off-street parking spaces required shall be determined by the
following table and shall be located exclusive of any public right-of-way
or other specified use.
|
Categorical Off-Street Parking Requirements
| ||
|---|---|---|
|
Use
|
Land Use Category
|
Off-Street Parking Requirement
(number of spaces)
|
|
Residential
|
Single-family detached units
|
2 per unit
|
|
Single-family semidetached units
|
2 per unit
| |
|
Two-family detached unit
|
2 per unit
| |
|
Multifamily townhouse unit development
|
2 per unit plus 0.5 per unit for overflow parking
within the development
| |
|
Multifamily apartment unit development
|
2 per unit plus 0.5 per unit for overflow parking
within the development
| |
|
Cluster developments
|
2 per unit plus 0.5 per unit for overflow parking
within the development
| |
|
Group homes
|
1 for each employee plus 1 for each 2 beds
| |
|
Convalescent and nursing homes
|
1 for each employee plus 1 for each 3 beds
| |
|
Age-qualified retirement communities
|
1.4 to 2 per unit; refer to § 355-53 for specified requirements for each permitted use
| |
|
Mobile home parks
|
2 per unit plus 0.5 per unit for overflow parking
within the development
| |
|
Other residential uses
|
As determined appropriate by the Zoning Officer
| |
|
Commercial
|
Retail business establishment
|
1 per 200 square feet of gross floor area plus
1 per employee
|
|
Business and professional office
|
1 per 250 square feet of gross floor area plus
1 per employee
| |
|
Personal care or service establishment
|
1 per 250 square feet of gross floor area plus
1 per employee
| |
|
Medical, dental and paramedical office
|
6 per practitioner engaged with the principal
services plus 1 per employee
| |
|
Banks and financial institutions
|
1 per 150 square feet of gross floor area plus
1 per employee
| |
|
Funeral homes
|
1 per 50 square feet of gross floor area plus
1 per employee
| |
|
Convenience store or mini market
|
1 per 150 square feet of gross floor area plus
1 per employee
| |
|
Family day-care facility
|
2 for the residential use plus 2 stacking spaces
for loading/unloading
| |
|
Child day-care center
|
1 per 6 students plus 4 stacking spaces for
loading/unloading plus 1 per employee
| |
|
Restaurants
|
1 per 3 seats plus 1 per employee plus tavern
or taproom requirements
| |
|
Club, lodge, taverns, taprooms and nightclubs
|
1 per 100 square feet of gross floor area plus
1 per employee
| |
|
Hotel or motels
|
1 per room plus 1 per employee on the maximum
shift plus accessory uses
| |
|
Mini malls
|
1 per 200 square feet of gross floor area plus
1 per employee
| |
|
Shopping centers
|
1 per 200 square feet of gross floor area plus
1 per employee
| |
|
Veterinary hospital or animal clinic
|
4 per practitioner engaged with the principal
services plus 1 per employee
| |
|
Theater or family entertainment complex
|
1 per 3 seats plus 1 per 200 gross square feet
of accessory or subordinate retail space plus 1 per employee
| |
|
Equipment rental business
|
1 per 250 square feet of gross floor area plus
1 per employee
| |
|
Automobile service stations
|
1 per 250 square feet of office/retail space
plus 2 per service bay plus 1 per employee
| |
|
Automobile sales
|
1 per 500 square feet of office/retail space
plus 1 per vehicle plus 1 space per employee
| |
|
Adult business and entertainment use
|
1 per 100 square feet of gross floor area plus
1 per employee
| |
|
Commercial campground
|
1 per 250 square feet of office/retail space
plus 1 per campsite plus 1 per employee
| |
|
Wagering or gambling establishment
|
1 per 100 square feet of gross floor area plus
1 per employee
| |
|
Kennels
|
1 per 10 animals kept or housed plus 1 per employee
| |
|
Other commercial uses
|
As determined appropriate by the Zoning Officer
| |
|
Industrial
|
Manufacturing
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
|
|
Wholesaling and warehousing
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Fabrication and finishing
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Quarrying and mining
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Solid waste disposal and reduction
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Junkyards and salvage yards
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Trucking or motor freight terminals
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Other industrial uses
|
As determined appropriate by the Zoning Officer
| |
|
Agricultural
|
General agricultural uses
|
As determined appropriate by the Zoning Officer
|
|
Intensive agricultural uses
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Commercial composting
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Special agricultural uses
|
1 per 2 employees on the 2 largest shifts combined
plus 1 for each vehicle stored on site
| |
|
Recreational
|
Bowling alleys
|
4 per bowling alley plus 1 per employee on the
maximum shift plus accessory uses
|
|
Golf courses, driving ranges and miniature golf
courses
|
4 per tee plus 1 per employee on the maximum
shift plus accessory uses
| |
|
Public or commercial swimming pools
|
1 per 4 persons of total membership capacity
plus 1 per employee
| |
|
Community recreation center
|
1 per 3 seats (auditorium) plus 1 per 500 square
feet (non-auditorium) plus 1 per employee on the maximum shift plus
accessory uses
| |
|
Health and fitness club
|
1 per 250 square feet of gross floor area plus
1 per employee on the maximum shift
| |
|
Other recreational use
|
As determined appropriate by the Zoning Officer
| |
|
Institutional
|
Auditorium, conference center, and public meeting/assemblage
facilities
|
1 per 3 seats which may be available on chairs,
seats, pews, benches or bleachers
|
|
Education use: nursery school through the 9th
grade.
|
1 per 10 students plus 1 per employee plus auditorium
requirements
| |
|
Education use: 10th through 12th grade; vocational;
or higher learning facility
|
1 per 4 students plus 1 per employee plus auditorium
requirements
| |
|
Hospital and medical centers
|
1 per 3 beds plus 1 per employee and visiting
medical staff on the maximum shift
| |
|
Assisted living care facilities, nursing homes
and convalescent homes
|
1 per 4 beds plus 1 per employee and visiting
medical staff on the maximum shift
| |
|
Churches and religious facilities
|
1 per 3 seats which may be available on chairs,
seats, pews, benches or bleachers
| |
|
Utility, governmental or municipal uses
|
As determined appropriate by the Zoning Officer
| |
|
Other institutional uses
|
As determined appropriate by the Zoning Officer
| |
S.
Where the table specified under Subsection R of this section does not specify a requirement for the land use activity, or the site conditions do not warrant the specified requirement listed within the table, the Zoning Officer in conjunction with the Planning Commission may consider and recommend an alternative requirement. Where a reduction in the number of off-street parking spaces is considered, the applicant shall provide documentation to support that the use does not warrant the spaces required by the chapter, and the Zoning Officer in conjunction with the Planning Commission may recommend a reduction, which shall not exceed 10% of the required total.
T.
In addition to the required off-street parking spaces specified under § 355-115R, handicapped parking spaces shall be located, designed and constructed in accordance with all local, state and federal laws. Unless otherwise permitted by Muhlenberg Township, the total number of handicapped parking spaces shall be determined by the following table and shall be located exclusive of any public right-of-way or other specified use:
|
Handicapped Parking Space Requirements
| |
|---|---|
|
Off-Street Parking Spaces Required
|
Total Number of Handicapped Spaces Required
|
|
Fewer than 5
|
As required by local, state or federal laws
|
|
5 to 25
|
1 additional
|
|
26 to 50
|
2 additional
|
|
51 to 75
|
3 additional
|
|
76 to 100
|
4 additional
|
|
101 to 125
|
5 additional
|
|
126 to 150
|
6 additional
|
|
151 to 200
|
7 additional
|
|
201 to 300
|
8 additional
|
|
301 to 400
|
9 additional
|
|
401 to 500
|
10 additional
|
|
501 to 1,000
|
2% of the total number of off-street parking
spaces
|
|
1,000 or more
|
20 plus 1% of the total number of off-street
parking spaces
|
U.
In addition to the requirements specified under § 355-115T, the required handicapped spaces shall be designed in accordance with the following specifications:
(1)
Handicapped
parking spaces shall be located within a safe and convenient area
which would result in the shortest reasonable distance from the handicapped
parking space to the building or intended use as well as other provisions,
such as elevators, ramps, walkways and entrances.
(2)
Above-grade
signs and suitable pavement markings shall be provided at each required
handicapped parking space. The sign and pavement markings shall be
subject to the approval of the Zoning Officer.
(3)
Where a
curb exists between a parking lot surface and a sidewalk surface,
an inclined curb approach or a curb cut shall be provided to accommodate
handicapped individuals, as specified by all local, state and federal
laws. If a curb ramp is located where pedestrians must walk across
the ramp, then the ramp shall be designed with flared sides, as specified
by Muhlenberg Township.
(4)
All handicap
parking shall comply with the provisions of the Americans with Disabilities
Act. When there is a conflict between the parking requirements listed
under this section of the chapter and those of the Americans with
Disabilities Act, then the most stringent requirement shall govern.
V.
Off-street parking
areas shall be suitably designed to control stormwater and minimize
erosion. The minimum grade of areas used for parking shall be at least
1% and the maximum grade shall not exceed 5%. The maximum grade of
access drives shall not exceed 10%. The surface water shall be directed
to stormwater management facilities which are designed in accordance
with the Muhlenberg Township Code.
W.
Off-street parking
areas shall be suitably landscaped in order to enhance or buffer the
surrounding area. The following landscaping requirements shall be
provided for all off-street parking areas containing 10 off-street
parking spaces:
(1)
A landscaping plan shall be prepared and submitted with the subdivision plan or land development plan. The landscaping plan shall meet the criteria specified under § 355-102 of this chapter.
(2)
Raised planter
islands shall be placed at each end of a row of parking spaces which
begins or terminates at an internal circulation drive and within each
row of parking spaces. The raised planter islands shall be placed
so that there are not more than 15 off-street parking spaces in a
continuous row without an intervening landscaped planter island. Raised
continuous concrete curbing shall be required around each planting
island. Each such island shall be at least 180 square feet in size
and shall be planted with suitable landscaping materials, as determined
appropriate by the Planning Commission.
(3)
The perimeter of the off-street parking area shall be suitably landscaped to provide a visual buffer or to enhance the aesthetics of the area adjacent to the off-street parking area. The landscaping materials shall be selected from the list contained within § 355-102 of this chapter.
(4)
Parking
areas required to accommodate nonresidential uses shall be screened
from the view of residential uses located within the R-1, R-2, R-3,
R-4 and R-5 Districts. The screening shall be comprised of a fence,
wall and/or landscaping materials of at least four feet in height,
which shall be designed to obstruct headlight glare and screen the
view of the parked cars.
(5)
Where possible,
the use of existing trees shall be incorporated into the design of
the off-street parking area or to establish a buffer yard.
X.
Where the provision
of this section of the chapter are considered inappropriate for the
site conditions, the Zoning Officer in conjunction with the Planning
Commission may consider and recommend an alternative design requirement.
The Board of Commissioners shall consider the recommended alternative
as part of the overall design of the application.
A.
Driveways or
access lanes shall be required to permit accessibility between a public
or private street and the existing or proposed use on the lot to which
it provides service. Unless otherwise specified by this chapter, the
driveway or access lane shall be designed in accordance with the following
provisions:
(1)
All driveways
or access lanes shall be so constructed and maintained with materials
which will not wash nor be deposited upon public roads. No driveways
or access lanes shall be located, designed and constructed so as to
create a drainage or sedimentation problem on an adjacent property
or street.
(2)
All driveways
serving residential or nonresidential uses shall be located, designed,
constructed and maintained in accordance with the provisions specified
by Muhlenberg Township.
(3)
All driveways
and access lanes shall be located, designed and constructed as to
provide optimum sight distance and visibility at the intersection
with the existing or proposed street.
(4)
A permit
issued by Muhlenberg Township shall be required for all proposed driveways
entering onto a road which is currently owned by Muhlenberg Township
or proposed to be owned by Muhlenberg Township.
(5)
A permit
issued by the Pennsylvania Department of Transportation shall be required
for all proposed driveways entering onto a road which is currently
owned by the state or proposed to be owned by the Commonwealth of
Pennsylvania.
B.
Where required
by Muhlenberg Township, a fire lane shall be located, designed and
constructed in accordance with those provisions specified by Muhlenberg
Township. All proposed fire lanes shall be reviewed and inspected
by the Muhlenberg Township Fire Marshal.
C.
Where required
by Muhlenberg Township, a fire apparatus access road shall be located,
designed and constructed in accordance with the provisions specified
by Muhlenberg Township.
Subdivision and land development activity along
the frontage of collector streets and arterial streets shall comply
with the following design provisions specified by the Muhlenberg Township
Code and the Pennsylvania Department of Transportation.
A.
In order to enhance mobility and limit accessibility along collector and arterial streets, access management strategies shall be considered as part of the subdivision and land development. A partial list of the recommended access management strategies is contained under Chapter 310, Subdivision and Land Development, of the Code.
B.
Muhlenberg Township
may consider alternative methods of highway frontage development and/or
access management strategies, provided that the alternative provides
consideration for public safety, enhancing mobility and limiting accessibility
along collector and arterial streets.
