Township of Old Lycoming, PA OFF-STREET PARKING, LOADING AND ACCESS DRIVEWAYS

§ 27-801 Off-Street Parking Requirements.

[Ord. 168, 8/11/1992, § 800; as amended by Ord. 213, 1/29/2004, Art. 8; and by Ord. 240, 8/12/2009, Art. 9]

In all districts, in accordance with every use, there shall be provided at the time any new building or structure is erected or any existing building is converted to a new use, or increased in capacity, off-street parking spaces in accordance with the requirements of this section. The facilities required herein shall be available throughout the hours of operation of the particular business or use for which they are provided:

Each parking area shall contain at least 270 square feet of usable area per vehicle, including interior driveways. The net parking area per vehicle shall be not less than nine feet by 18 feet.

All parking spaces and areas shall be graded for proper drainage and shall be surfaced so as to provide a durable, dustless wearing surface, and shall be so designed to provide for the orderly and safe parking or storage of vehicles. All such areas shall be maintained in good condition.

Parking spaces may be located on a lot other than that containing the principal use, but shall be located within 300 feet of multi-family residences and within 500 feet of any nonresidential use. Such remote parking area shall remain under the control and care of the owner or operator of the use to which it is accessory. Where such remote parking areas are to be used, the applicant shall submit an instrument which authorizes and limits the use of said area to parking in connection with the principal use.

The required parking spaces for any number of separate uses may be combined in one lot, but the required spaces assigned to one use may not be assigned to another use at the same time. Parking spaces required for uses whose peak attendance will be at night or on Sundays, may be assigned to a use which will be closed at night and/or on Sundays.

Adequate provisions shall be made for ingress and egress to all parking spaces. Access to off-street parking areas shall be limited to a minimal number of well-defined locations. In no case shall unrestricted access along the length of a street upon which the parking abuts be permitted, except where the parking area is less than 35 feet in depth. Parking areas shall be designed so there will be no need for motorists to back over major thoroughfares.

A strip of land at least 10 feet in width shall be reserved as open space between any street line and any parking area which is angled at 45° or less. The reserve strip shall be protected by wheel bumpers or curbs and shall be planted with grass, shrubs or trees.

Parking areas for public, semi-public or nonresidential purposes shall be effectively screened on each side which adjoins or faces a residential district. Such screening shall consist of a fence or wall, a building, or shall meet the requirements for screen plantings set forth in § 27-507 of this chapter.

Any lighting which is used to illuminate off-street parking areas shall be mounted and shielded in such a manner that will effectively eliminate direct glare on adjacent properties or upon public streets.

Off-street parking shall be provided as set forth in Table 27-1 below. In the case of any building or premises, the use of which is not specifically mentioned herein, the provisions of a use so mentioned and to which said use is similar, in the opinion of the Township, shall apply. In the case of mixed uses, the total number of required off-street parking spaces shall be the sum of the number of spaces required for each use.

Off-street parking spaces for handicapped persons shall be provided as per the requirements of the Americans with Disabilities Act.

Table 27-1
Off-Street Parking Schedule
Use Classification			Minimum Spaces Required
Residential Uses
1	Single- and two-family dwelling units. (Attached or detached)		2 for each dwelling unit
2.	Multi-family dwelling units, including conversion apartments, PRDs, and residential cluster developments		2 for each dwelling unit
3.	Senior housing complexes.		1.5 for each dwelling unit + 1 for each employee in the max. work shift
4.	Mobile home parks.		2 for each mobile home lot + 1 additional space for every 3 mobile home lots
5.	Boarding or rooming houses.		2 for the dwelling unit + 1 for each boarding unit or guest room
6.	Bed and breakfast establishments.		2 for the dwelling unit + 1 for each guest room
7.	Group homes.		1 for each 2 residents + 1 for each employee
Institutional Uses
8.	Day care facilities.
	a.	Family day care homes or accessory group day care homes.	2 for the dwelling unit + 1 for each 3 students/clients
	b.	Day care centers, group day care homes or nursery schools	1 for each 3 students/clients + 1 for each employee
9.	Schools. (Public or private)
	a.	Elementary schools.	10 for each classroom + 1 for each employee
	b.	Middle or high schools or post-secondary education facilities	1 for each 3 seats of auditorium or gymnasium capacity, whichever is greater + 1 for each employee
10.	Places of public or private assembly, such as churches, government bldgs., or clubs and fraternal organization facilities		1 for each 3 seats of facility design capacity
11.	Personal care or nursing homes.		1 for each 3 beds + 1 for each employee in the maximum work shift
12.	Medical or dental offices or clinics.		5 for each service professional + 1 for each employee in the maximum work shift
13.	Veterinary hospitals or clinics.		3 for each service professional + 1 for each employee in the maximum work shift
14.	Cemeteries. (Office)		5 visitor spaces + 1 per employee
Commercial/Retail Uses
15.	Retail stores or personal service business establishments, including neighborhood retail activities, except as provided otherwise below		1 for each 150 square feet of retail floor area + 1 for each employee in the maximum work shift
16.	No-impact home-based businesses or home occupations.		2 for the dwelling unit + 2 additional spaces
17.	Farm-related businesses, inc. nurseries, greenhouses or truck gardens.		4 for each business + 1 for each employee
18.	Professional offices and office bldgs. (See also no. 12 above for medical or dental offices.)		1 for each 300 square feet of gross floor area + 1 for each 2 employees + visitor/vending parking as needed
19.	Restaurants.		1 for each 2 customer seats + 1 for each employee in the maximum work shift
20.	Grocery stores or food markets; or convenience markets.
	a.	Under 20,000 square feet (gross floor area)	1 for each 150 square feet of retail floor area + 1 for each employee in the maximum work shift
	b.	20,000 square feet and over (gross floor area)	1 for each 200 square feet of retail floor area + 1 for each employee in the maximum work shift
21.	Hotels, motels or commercial lodging.		1 for each guest room + 1 for each 2 employees
22.	Public entertainment facilities or adult entertainment establishments.		1 for each 3 persons of facility design capacity + 1 for each employee in the maximum work shift
23.	Automotive service stations and/or repair shops.		3 for each 200 square feet of gross floor area + 1 for each employee
24.	Funeral homes or mortuaries.		1 for each 3 seats of facility design capacity + 1 for each employee
25.	Shopping centers.
	a.	Under 100,000 square feet (gross floor area)	3 for each 1,000 square feet of gross floor area + 1 for each employee in the maximum work shift
	b.	100,000 square feet and over (gross floor area)	5 for each 1,000 square feet of gross floor area + 1 for each employee in the maximum work shift
Industrial Uses
26.	Manufacturing operations; or warehousing or storage facilities, except as provided otherwise below.		1 for each employee in the maximum work shift + 1 for each 200 square feet of office space
27.	Machine shops; or contractor's shops and yards.		1 for each employee + 3 visitor spaces
28.	Mineral extraction operations; or junk yards or auto salvage operations.		1 for each employee in the maximum work shift + 3 visitor spaces
29.	Wholesale business establishments.		1 for each employee in the maximum work shift + 1 for each 200 square feet of public display and office area
30.	Truck terminals or multi-tenant convenience plazas		As recommended by the Institute of Traffic Engineers for specific facilities
Recreational or Open Space Uses
31.	Parks or playgrounds; or recreation facilities.		1 for each 3 persons of facility design capacity
32.	Commercial recreation facilities.		1 for each 3 persons of facility design capacity + 1 for each employee in the maximum work shift
33.	Campgrounds or RV parks.		1 for each camping space + 1 additional space for every 2 camping spaces
34.	Camps, cabins and vacation homes.		2 for each seasonal unit

§ 27-802 Off-Street Loading Requirements.

[Ord. 168, 8/11/1992, § 801]

Off-street loading berths or other space shall be provided in connection with every commercial, industrial, institutional or other building or part thereof. Such accommodations shall be provided in accordance with the standards of § 27-801 and shall meet the following requirements:

Each off-street loading space or berth shall not be less than 12 feet in width, 50 feet in length, and shall have an overhead clearance of no less than 14 feet, exclusive of drives or maneuvering area. The loading area shall be entirely located on the lot being served, either inside or outside of a building, and shall be designed so that there will be no need for drivers to use or back over public walkways or rights-of-way.

Loading areas and spaces shall be constructed at grade level whenever possible. When necessary, ramps may be permitted, with a grade not exceeding 5% and protection against water impoundment or drifting snow.

The number of loading spaces required shall be as set forth in Table 27-2.

Table 27-2
Off-Street Loading Schedule
Type and Size of Use		Berths Required
1.	Retail operations less than 20,000 square feet of gross floor area	- 1
2.	Retail operations exceeding 20,000 square feet of gross floor area	- 1 for each 20,000 square feet of gross floor area or major fraction thereof
3.	Office buildings, hotels and institutional uses	- 1
4.	Industrial operations (regardless of gross floor area)	- 1 + berths as required by nature of operation
5.	Any other building with gross floor area exceeding 20,000 square feet requiring receipt or distribution of material by vehicle	- 1

§ 27-803 Driveways and Access Drives.

[Ord. 168, 8/11/1992, § 802; as amended by Ord. 189, 2/10/1998, § 11; by Ord. 231, 10/14/2008; and by Ord. 271, 11/10/2015, Art. 6]

To minimize traffic congestion and control street access in the interest of public safety, and to encourage the appropriate development of street and road access, the following standards shall apply to the construction, creation or alteration of all new or existing driveway or street access points:

Access Permit Requirements. Every building or lot shall have access to a public street or an approved private street. Where possible, all residential lots shall access onto a local street rather than onto a collector street.

Driveway Permits Required.

(1)

Any property owner, occupant, contractor, or other applicant who intends to construct a new driveway that will access a Township road or replace, resurface, or otherwise alter any existing driveway that accesses a Township road shall obtain a driveway permit issued by the Zoning Officer. (See also § 27-1205.)

(2)

Any property owner, occupant, contractor, or other applicant who intends to construct a new driveway that will access a State road or replace, resurface, or otherwise alter any existing driveway that accesses a State road shall obtain a highway occupancy permit issued by PennDOT.

Driveway Permit Application Process. Driveway permit applications to construct, replace, resurface, or otherwise alter a driveway that will access a Township road shall be submitted, reviewed, and processed in accordance with the following procedures and requirements:

(1)

Application for a driveway permit shall be on forms prescribed by the Zoning Officer and shall include information regarding the location of the property, the location of existing structures on the property, the location of the proposed or existing driveway to be created or altered, and the nature of the proposed work to be done.

(2)

The Zoning Officer shall forward the completed application to the Streets Superintendent and/or Driveway Inspector designated by the Streets Superintendent, who shall review the application and inspect and document the existing site conditions.

(3)

The Streets Superintendent or Driveway Inspector shall have the authority to attach installation instructions to any driveway permit application before a permit is issued in order to protect public health, public safety, and/or general welfare. Installation instructions shall be issued on a case-by-case basis as determined by the existing site conditions and the nature of the proposed work. Installation instructions may include, but shall not be limited to, the following:

(a)

Starting the driveway level with the Township road and/or behind an existing rolled curb.

(b)

Maintaining a required slope over a required distance within the right-of-way of a Township road.

(c)

Installing, maintaining, or replacing a feature or facility within the right-of-way of a Township road, such as a swale, apron, or buried drainage pipe.

(d)

Installing specified quantities of sub-base, base, and/or wearing surface within the right-of-way of a Township road.

(e)

Requiring or prohibiting the utilization of specific materials or practices within the right-of-way of a Township road.

(f)

Requiring that any public nuisance drainage associated with any portion of an existing driveway be corrected.

(g)

Instructions pertaining to manhole covers, stormwater catch basins, and other infrastructure located within the right-of-way of a Township road or elsewhere on the property where installation or modification of stoned or paved access surfaces is proposed to be done.

(h)

Additional instructions pertaining to the access driveway design standards and other provisions contained in this section.

(4)

The Streets Superintendent or Driveway Inspector shall communicate the installation instructions to the Zoning Officer, who shall record the instructions within the permit documentation prior to issuing the driveway permit.

(5)

The applicant, or the applicant's contractor, shall contact the Streets Superintendent or Driveway Inspector at least two business days before starting work.

(6)

The Streets Superintendent or Driveway Inspector shall re-visit the site following the completion of the driveway project in order to observe and document that all installation instructions and other provisions and design standards contained in this section have been followed.

Location. Access driveways should be located where street alignment and profiles are favorable, where there are no sharp curves or steep grades, and where sight distance in conjunction with the driveway would be deemed enough not to jeopardize safe traffic operation. Except in the case of single- and two-family dwellings, all driveways shall be designed so that there will be no need for motorists to back over public rights-of-way.

Numbers of Driveways Per Lot. The number of access driveways provided shall be the fewest required to adequately serve the needs of the abutting property. Frontages of 50 feet or less shall be limited to one driveway. Except where frontages exceed 500 feet in length, the number of driveways shall not exceed two per lot or premises.

Common Driveways. A common driveway serving two adjoining lots may be permitted, provided that the lot owners involved submit a mutually acknowledged agreement subjecting said lots to such use to the Township.

Access Driveway Standards.

(1)

Approach Angle.

(a)

Single Driveway. Single driveways shall be designed and constructed as close to 90° as site conditions will permit, but shall not be less than 60°, to a point at least 10 feet within the property.

(b)

Two Driveways. Two-way operation shall be designed and constructed the same as for a single driveway. For one-way operation, such drives shall be designed and constructed to between 45° and 60°.

(2)

Driveway Approach Radius.

(a)

If space permits, the radius connecting the edge of the pavement with the edge of the driveway shall be the minimum radius that will permit turns by the largest vehicle using the driveway with some frequency, in accordance with the following standards:

Vehicle Type	Radius
Passenger Cars and Commercial and Utility Vehicles of Comparable Wheelbases	10 feet to 15 feet
Medium-sized Trucks	15 feet to 30 feet
Tractor-trailer Combinations	30 feet to 50 feet

(b)

No radius shall be less than 10 feet nor larger than 50 feet.

(c)

Driveway approach flares shall be true arcs of circles, and shall be tangent to the pavement edge or curb.

(3)

Corner Clearance. At the intersection of two streets the distance between the near edge of a driveway and the paved edge of an intersecting street shall be at least 30 feet, measured along the extended pavement edge or curb in residential areas and not less than 75 feet in nonresidential circumstances.

(4)

Edge of Property Line Clearance.

(a)

The entire driveway approach shall be within the frontage of the lot to which it gives access.

(b)

For driveways with angles of 90°, the edge clearance shall be at least equal to the radius of the arc of the driveway approach or curb return.

(c)

Edge clearance may be waived in those cases where a driveway is common for two abutting lots.

(5)

Driveway Width.

(a)

The width of driveways as measured at the intersection of the driveway with the road right-of-way shall be as follows:

	Minimum	Maximum
Residential	12 feet	35 feet
Nonresidential	15 feet	35 feet

(b)

Where a driveway is separated by a median divider for two-way use, the width may exceed the maximum by an amount equal to the divider width.

(6)

Sight Distance. Access driveways shall be located at a point of optimum sight distance along the street within the lot frontage limits. For driveways on collector roads, the driveway profile and grading along the right-of-way should provide sight distance along the center line of the traffic lane from the driveway center line viewed from a point 15 feet back from the pavement edge in accordance with PennDOT regulations. (See also § 27-505.3 regarding obstructions at street intersections.) When establishing a driveway, the applicant, owner or individual shall also comply with all regulations for safe sight distance, established from time to time by the Pennsylvania Department of Transportation. No driveway shall be constructed, improved, altered or maintained without compliance with said PennDOT regulations and all other regulations of the Township.

(7)

Driveway Slope.

(a)

Driveways shall be constructed in such a manner so as not to impair the drainage within the street right-of-way or the adjacent area.

(b)

Where open shoulders occur, the driveway approach shall be sloped away from the pavement edge at a rate of 1/2 to one inch per foot for the width of the shoulder.

(c)

Where a drainage ditch exists, an adequate drainage pipe shall be installed under the driveway at the property owner's expense. The applicant will be advised of the necessity, as well as the appropriate size and location for such pipe by the Township road master and/or road foreman.

(8)

Barriers May Be Required. Where necessary due to location of driveways and parking areas, a suitable, substantial barrier, such as a raised curb, pipe railing, or wall, shall be installed to prevent encroachment of vehicles onto thoroughfare rights-of-way, sidewalks, and elsewhere as may be required by the Township in order to protect pedestrians, property and public safety.

(9)

Design Review. Applications for access driveways to serve parking or loading areas shall be submitted by the Zoning Officer to the Township Engineer and the Planning Commission for review and recommendation. Special designs may be required for large traffic generators.