Borough of Morrisville, PA Off-Street Parking and Loading

Uses B1, B3, B4, B5, B7, B8, B9, B12, D12, D14, and all G10 uses except adult bookstores. One space per four seats plus one space per two employees on the premises at any one time. Where fixed seats are not provided, one space for every 300 square feet of floor area intended to be used by patrons, guests, members, clients, or customers plus one space per two employees on the premises at any one time; except for bowling alleys, where five spaces per alley plus one space per full-time employee shall be provided.

Uses B2 and B6. One space per two employees on the premises at any one time, plus one space per four students at and above the level of 10th grade.

Institutional (uses B10, B11). One space for each patient bed and including cribs and bassinets, plus one space for every employee on the premises at any one time, plus two spaces per examination room intended for outpatient care. Institutions providing long-term custodial care for children under 16 years of age need not provide more than one space for each 10 beds.

Office (uses C1, C2, D16, H6). One space for every 200 square feet of gross floor area.

[Amended 11-18-2002 by Ord. No. 924]

Shopping center (use D1). Five and one-half spaces per 1,000 square feet of floor area (gross).

[Amended 2-16-1999 by Ord. No. 899]

Retail and consumer service (uses D2 through D8, D13, E5 and H6). One space for every 100 square feet of gross floor area.

[Amended 2-16-1999 by Ord. No. 899; 11-18-2002 by Ord. No. 924]

Mortuary or funeral home (use D10). One off-street parking space for each four seats provided for patron use, or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used in the operation of the establishment, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee.

Motel, hotel, tourist home (D11). One space for each unit. In addition, Subsection E above shall be applicable for any eating place, including banquet facilities, on the premises.

Automotive service (uses E3 and E4). One space for every 100 square feet of gross floor area, plus one space for every employee on the premises at any one time.

Communication facilities, supply and sanitary utilities (uses F1, F5). Two off-street parking spaces at each terminal or substation plus one space for each full-time employee.

Fire station (F2). Six off-street parking spaces for each fire truck, and one off-street parking space for each 300 square feet of community room.

Transportation facilities (uses F4 and G9). Off-street parking spaces adequate to serve customers, patrons, visitors, employees and vehicles normally parked on the premises.

Industrial (uses D9, D15, F3, G1 through G9, and G14). One space for every employee on the largest shift of workers employed on the premises, plus one space for every two employees on the next shift following the largest shift of workers, if an overlapping relief shift is employed.

[Amended 11-18-2002 by Ord. No. 924; 6-19-2017 by Ord. No. 1016]

Home occupation (uses H1 and H8). In addition to one off-street parking space for the resident practitioner, each home occupation shall have the same number of off-street parking spaces required for the same use in the appropriate portion of § 465-38.

[Amended 11-18-2002 by Ord. No. 924]

§ 465-38.1 C-1 Central Commercial District development standards and requirements.

[Added 11-18-2019 by Ord. No. 1026]

Pedestrian design standard.

Sidewalks are required along all street frontages with a minimum width of five feet for new construction and three feet for planting and utility areas along the curbline.

Sidewalks are required to connect to the street frontage to all front building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points and transit stops.

The sidewalk pattern shall continue across driveways.

On public streets, sidewalks shall be located between the curb and the right-of-way.

(5)

All sidewalks shall be designed with consideration to pedestrian traffic and shall provide adequate and reasonable access for the safe and convenient movement of physical handicapped persons in accordance with Section 228 of the 1973 Highway Safety Act.

(6)

Handicap ramps shall be provided at all intersections with sidewalks.

Surface parking design.

Vehicular access to surface parking shall be from an alley or side street, where possible.

Pedestrian access.

Safe provisions for pedestrian access to and through a parking lot shall be required.

(b)

Surface parking areas and pedestrian walkways connecting to them shall be well-lit.

Location of surface parking.

Surface parking shall be located to the rear of the principal building or to the side.

(b)

Parking shall be set back 10 feet from the legal right-of-way.

(c)

Surface parking shall not be permitted immediately adjacent to the intersection on lots that are at the intersections of collector or arterial roads.

Interconnected parking areas.

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

(b)

Each nonresidential lot shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots.

(c)

Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.

Massing.

Buildings shall be similar in height and size or articulated and subdivided into massing that is more or less proportional to adjacent structures and maintains the existing architectural pattern.

Buildings must have at least a three- to five-foot variation in depth in all street facades for every 50 feet of continuous facade. Such breaks shall be met through the use of bay windows, porches, porticos, building extensions, recessed doorways, and other architectural treatments.

Building design standards.

The maximum building footprint of nonresidential buildings shall not exceed 20,000 square feet.

Where a lot has frontage on two or more streets, the front facade of the primary building on the lot shall face the street with the higher classification.

Development shall be designed to protect and preserve the character of the downtown it encompasses by employing design, scale, materials, and architecture that is consistent with the existing architectural context. Architecture of proposed buildings shall be reviewed and approved by the Borough as part of the land development review process. Architectural drawings, including all building elevations, shall be submitted to the Borough for each proposed building structure, addition, and/or renovation.

Walls and windows.

[Amended 12-16-2019 by Ord. No. 1027]

With respect to nonresidential or mixed-use buildings, blank walls shall be not permitted along any exterior wall facing a street, parking area, or walkway. Exterior walls in these locations shall have architectural treatments that are the same as the front facade, including consistent architectural style, materials, colors, fenestration, and details.

At least four of the following treatments shall be provided: masonry, concrete, cornice, projecting metal canopy, decorative tilework, trellis with planting, medallions, opaque or translucent glass, artwork, vertical/horizontal articulation, and lighting fixtures.

Smoked, reflective, or black glass in windows is prohibited.

The ground floor front facades of buildings visible from the pedestrian view shall consist of a minimum of 60% window area and a maximum of 75%, with views provided through these windows into the business. Ground floor windows shall be between 12 and 20 inches above the sidewalk.

Upper story windows of front facades shall not be boarded or covered and shall comprise a minimum of 35% window area in the facade above the ground floor and a maximum of 75%.

Streetscape improvements.

All development shall include uniform sidewalks, landscaping and street trees, street lighting, benches, bike racks, directional and wayfinding signage, and appropriate access management to ensure safe and convenient circulation.

The temporary sale of merchandise may be permitted only as a seasonal sale or a seasonal sidewalk sale and shall be permitted within the first four feet of space adjacent to the building. Outdoor sales are permitted for a period not to exceed three consecutive days and 10 days each month. No merchandise shall be placed on the sidewalk or shall impede the flow of vehicular or pedestrian circulation on the site.

Exterior lighting.

All exterior lighting shall be designed to prevent glare onto adjacent properties.

Pedestrian pathways need to be clearly marked and well lit.

The height of fixtures shall be a maximum of 20 feet for parking lots and 14 feet for pedestrian walkways.

No glare or direct light source shall be visible beyond lot lines. This applies to all pole-mounted lights, building-mounted lights, sign lights, walkway lights, and any other type of illumination. No light shall shine directly into windows or onto streets and driveways off the premises. These standards shall not apply in addition to lights that are temporarily displayed during holiday seasons.

(5)

A minimum level of one footcandle of light shall be maintained. Lighted standards shall be located not less than five feet from the paving of parking spaces, drives, or streets.

(6)

Uniform street lighting shall be maintained along Bridge Street. Period lighting is required in accordance with the Renaissance Building Light Standard.

Refuse areas. The storage of refuse shall be provided inside the building or within an outdoor area enclosed by either walls or opaque fencing. Any refuse area outside of the building shall be designed to be architecturally compatible with the building, shall not be located in the front of the building, and be entirely screened by a fence or enclosure which is at least six feet high.

Screening.

All wall-mounted mechanical, electrical, communication, and service equipment shall be screened from public view by parapets, walls, fences, landscaping, or other approved means.

All rooftop mechanical equipment shall be concealed by or integrated within the roof form or screened from view at ground level of nearby streets.

Parking lots visible from a street shall be continuously screened by a three-foot-high wall/fence or plantings. Parking lots adjacent to a residential use shall be continuously screened by a six-foot-high wall/fence or plantings. Screenings shall include: hedges, installed 36 inches in height, or mixed planting or wall sections with no wall break of more than nine feet.

Service and loading areas must be visually screened from street and pedestrian ways. Loading docks shall not be on Bridge Street, but to the side and rear of the building.

Urban garden standards.

Minimum size required is 300 square feet.

An urban garden shall be located where it is visible and accessible to the public from either a public sidewalk or pedestrian connection.

Sixty percent of the garden shall be of plant materials, such as trees, vines, shrubs, and seasonal flowers with year-round interest. All trees shall be 3.5 inches in caliper.

A water feature is encouraged.

(5)

One seating space is required for each 30 square feet of the garden.

Public amenities.

Public amenities shall be provided which are consistent with the purpose of the district as reasonably determined by the Borough Council during the land development review process.

For each nonresidential land development of 15,000 square feet or greater in the C-1 Central Commercial District, public space shall be designed as part of the development or use.

Public spaces shall be visible and accessible from adjacent roadways and shall be a minimum of 5% of the site area.

Public spaces include plazas, urban gardens, courtyards, pocket parks, outdoor eating areas, and seating areas.

Density bonus provisions. Density bonus provisions apply only to Use A16, Live-work unit, and Use A17, Mixed-use building. Density bonuses are cumulative up to 80 units per acre.

Feature	Density Bonus
Structured parking One public parking space shall be provided per private nonresidential parking space provided	+40 units/acre
Preservation of an historic structure or facade on the development site Must follow the Secretary of the Interior's Standards for Rehabilitation	+10 units/acre
Public plaza, square, courtyard Minimum 500 square feet Shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection; 30% of the area shall be landscaped with trees, shrubs, and mixed plantings with year-round interest One seating space is required for each 30 square feet of public area Shall not be used for parking, loading, or vehicular access (excluding emergency vehicle access)	+20 units/acre
Green roof The green roof shall cover at least 70% of the net roof area (the total gross area minus areas covered by mechanical equipment). Green roofs shall be designed and installed under the direction of a professional with demonstrated expertise in green roof design and construction Vegetation must be maintained for the life of the building. The green roof shall conform to the best available technology standards, such as those published by LEED	+10 units/acre
Alternative energy sources Install a solar, wind, or geothermal power generation facility that is designed to provide at least 15% of the expected annual energy use for the building. The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities.	+10 units/acre
Green building design Applicant must submit letter of intent communicating commitment to achieve LEED-NC or EB Silver Rating or similar standard on their building. Within 90 days of receiving the final certificate of occupancy, the applicant must submit documentation that demonstrates achievement of a LEED Silver Rating or similar standard.	$20 units/acre
Street improvements The provision of these elements are to the satisfaction of Borough Council. No more than one bonus per category may be accumulated.
Street infrastructure. Must provide three of the following: • Decorative banners/flags • Street planters • Bench • Trash receptacle • Decorative paving • Bicycle parking for at least 5 bicycles • Bicycle repair station	+2 units/acre
Landscaping, lighting, and decorative features. Must provide two of the following: • Additional planting area • Decorative building lighting • Decorative architectural treatments • Raised planting bed • Public art/mural • Trellis • Awning	+2 units/acre
Public amenities. Must provide one of the following: • Water feature • Balconies (a minimum of 2 balconies per 50 horizontal feet per floor above the ground floor) • Urban garden • Roof garden (must cover 25% of the roof area) • Clock tower • Electric car charging station • Any other amenity approved by Borough Council	+5 units/acre
Permeable surface The design of permeable surfaces must permit the infiltration of stormwater to the satisfaction of the Borough Engineer.	+3 units/acre per 400 square feet provided, for a maximum density bonus of six units/acre

§ 465-39 General regulations applying to required off-street parking facilities.

Existing parking. Buildings and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article so long as the kind and extent of use is not changed, provided that any parking facility now serving such buildings or uses shall not in the future be reduced below such requirements.

[Amended 11-18-2002 by Ord. No. 924]

Change in requirements. Whenever there is an alteration of a structure or a change or extension of a use which increases the parking requirements according to the standards of § 465-38, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of that section.

Conflict with other uses. No parking area shall be used for any purpose that interferes with its availability for the parking need it is required to serve.

Continuing character of obligation. All required facilities shall be provided and maintained so long as the use exists which the facilities were designed to serve. Off-street parking facilities shall not be reduced in total extent after their provision, except upon the approval of the Zoning Hearing Board and then only after proof that, by reason of diminution in floor area, seating area, the number of employees, or change in other factors controlling the regulation of the number of parking spaces, such reduction is in conformity with the requirements of this article. Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities to the employees or other persons whom the facilities are designed to serve. Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an unreasonable impediment to traffic.

[Amended 11-18-2002 by Ord. No. 924]

Joint use. Two or more uses in the same zoning district may provide for required parking in a common parking lot if the total space provided is not less than the sum of the spaces required for each use individually. However, the number of spaces required in a common parking facility may be reduced below this total by special exception under Article X if it can be demonstrated to the Zoning Hearing Board that the hours or days of peak parking need for the uses are so different that a lower total will provide adequately for all uses served by the facility.

[Amended 11-18-2002 by Ord. No. 924]

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

Parking lot location. To provide an uninterrupted front yard vista in residential areas, all parking lots shall be situated behind the building setback line on the side or in the rear yard of a lot in the R-1, R-2, R-2A, R-3, R-4 and C-3 Districts.

§ 465-40 Design standards.

[Amended 3-14-1984 by Ord. No. 788]

The design standards below shall be required for all off-street parking facilities with a capacity of three or more vehicles built after the effective date of this chapter:

[1]Parking lot dimensions shall be no less than those listed in the following table:

Angle of Parking	Parking Width (feet)	Stall Depth (feet)	Aisle Width (feet)
			One Way	Two Way
90°	10	20	24	24
60°	10	21	18	21
45°	10	20	15	18
Parallel	8	22	12	18

A parking lot with one-way aisles shall have its stalls arranged in the following manner.

A parking lot with one way aisles shall not have parking stalls arranged in the following manner.

[1]

Editor's Note: Original Subsection 1, which preceded this subsection, was repealed 10-18-2004 by Ord. No. 943.

Parking areas 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 motor vehicle.

This provision shall not apply to residential uses A1, A3, A4, and A12.

The width of entrance and exit drives in parking lots shall be:

A minimum of 12 feet for one-way aisles.

A minimum of 24 feet for two-way aisles.

A maximum of 35 feet at the street line.

For the purpose of servicing any property held under single and separate ownership, entrance and exit drives crossing the street lot line shall be limited to two for each 400 feet of lot frontage on any single street and their center lines shall be spaced at least 50 feet apart. On all corner properties there shall be a minimum distance of 80 feet measured at the lot line between the center line of any entrance or exit drive and the property line corner of the street parallel to said access drive.

In no case shall parking areas be designed to require or encourage cars to back into a public street in order to leave the lot. This provision shall not apply to residential uses A1, A3, A4, and A12.[2]

[2]

Editor's Note: Original Subsections 7, 8, 9 and 10, which immediately followed this subsection, were repealed 10-18-2004 by Ord. No. 943.

All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall outside the property being illuminated.

All off-street parking lots shall be designed to provide adequate internal circulation.