A.
In all zoning districts, every use which requires the receipt or
distribution, by vehicle, of material or merchandise, shall provide
off-street parking and loading berths in accordance with the requirements
of the following Sections.
B.
In addition to required off-street parking and loading facilities,
adequate storage areas for vehicles awaiting loading and unloading
shall be provided. Under no circumstances shall vehicles be stored
or wait in a manner that blocks access to a public ROW.
C.
Off-street parking and loading spaces shall be provided in accordance
with the specifications in this article in any zoning district whenever
any new use is established, or an existing use is enlarged.
A.
Off-street vehicular parking facilities shall be provided in accordance
with the following standards:
(1)
Off-street parking may be located in any required front, side,
or rear yard, but not within the existing ROW.
(a)
Off-street parking associated with housing demolition and reconstruction
will be determined necessary on a case-by-case basis due to existing
site conditions and restraints.
(2)
Except when provided for residential parking, off-street parking
areas shall be constructed with a wearing surface over a minimum of
four inches of stone base and shall be properly graded and drained
to dispose of all surface water in compliance with the Borough's
stormwater management standards.
(3)
Commercial and industrial parking areas shall be arranged and
marked for the orderly and safe circulation, loading, parking, and
storage of vehicles and shall be adequately illuminated if designed
for use by more than 10 cars after dusk.
(4)
If determined necessary by the Borough Council, parking areas
for commercial and industrial uses which provide more than 10 parking
spaces shall be screened from any butting property used for residential
purposes.
(a)
Screening may be accomplished through the placement of buildings,
solid fencing and/or the provision and maintenance of heavy planting
in the form of a mix of contiguous evergreen and deciduous trees or
other suitable landscaping as approved by the Borough Council.
B.
Any new use, expansion of an existing use, or change of use in any
zoning district shall comply with the following minimum requirements
for the provision of off-street parking and loading spaces.
(1)
When the calculation of required parking and/or loading spaces
results in a requirement of a fractional parking space, any fraction
shall be counted as one parking space.
(2)
Where more than one use exists on a lot, parking and loading
requirements for each use shall be provided.
(3)
A landowner and/or developer shall follow the specific requirements
of the Americans with Disabilities Act for off-street parking requirements
and shall also meet the standards of the most recently adopted UCC,
as both may be amended from time to time.
A.
Applicability. The minimum parking ratio standards apply to all zoning
districts except as may be modified in the provisions of this chapter.
B.
Table 13 establishes the minimum number of parking spaces required
for the uses indicated. Parking requirements may be met by one or
more of a combination of the following methods:
(1)
On-site parking. A use shall provide the minimum number of required
spaces for all uses located on the lot or site pursuant to Table 13.
Only spaces that are designed consistent with this section are counted
toward the minimum parking required. The following provision apply
when providing the minimum number of required on-site parking spaces:
(a)
Required parking for single-family dwellings may be stacked
and do not require separate access to each required space.
(b)
No part of a parking or loading space required for any building
to comply with this chapter shall be included as part of a parking
or loading space required for another building.
(c)
Spaces at gasoline pumps and bays for auto repair/service are
not counted toward the minimum parking required.
(2)
Shared parking. Parking spaces required under this section may
be provided cooperatively for two or more uses on a site as shared
subject to the requirements of this section. Off-street parking requirements
of a given use may be met with off-site, off-street parking facilities
of another use when, and if, all of the following conditions are met:
(a)
The off-site, off-street parking facilities are located on adjacent
parcels and are located within 300 feet of the proposed uses.
(b)
The parking demands of the individual uses, as determined by
the Zoning Officer, based upon minimum off-street parking requirements,
are such that the total parking demand of all the uses at any one
time is less than the total parking stalls required.
(c)
A written agreement between the owners and lessees is executed
in perpetuity. Should the lease expire or otherwise terminate the
use for which the off-site parking was provided shall be considered
in violation of its zoning approval and, shall be subject to revocation.
Continuation or expansion of the use shall be prohibited unless the
use is brought into compliance with the parking regulations of this
chapter.
(e)
An application for approval of a shared parking plan shall be
filed with the Zoning Officer by the owner of the land area to be
included within the cooperative parking plan, the owner or owners
of all structures then existing on such land area, and all parties
having a legal interest in such land area and structures. Sufficient
evidence to establish the status of applicants as owners or parties
in interest shall be provided. The application shall include plans
showing the location of the uses or structures for which off-street
parking facilities are required, the location of the off-street parking
facilities, and the schedule of times used by those sharing parking
in common. In the event the application also requires a subdivision
or land development approval, the shared parking agreement requires
approval of the Borough Council.
C.
Uses not identified. The Planning Commission shall determine the
parking requirement for uses that do not correspond to the categories
listed in Table 13. In such instances, the applicant shall provide
adequate information by which the proposal can be reviewed, which
includes but may not necessarily be limited to the following:
D.
Multiple uses. Where the application identifies accessory or multiple
uses within a structure or multiple structures, the minimum standards
shall apply to each use or the gross floor area of each structure.
This provision does not apply where the applicant has sought and secured
approval under the shared parking requirements of this chapter.
E.
Fractional measurements. When units or measurements determining the
number of required off-street parking spaces result in a fractional
space, then such fraction shall be rounded up to require a full off-street
parking space.
F.
Parking needs analysis. The number of off-street parking spaces and
loading spaces required by Table 13 of this chapter may be reduced
if a parking needs analysis demonstrates that the specified ratios
in Table 13 exceed the total parking demand of all uses on the subject
lot at any one time. The parking needs analysis is subject to the
following conditions:
(1)
The parking needs analysis shall be signed and sealed by a licensed
engineer licensed by the Commonwealth of Pennsylvania.
(2)
The parking needs analysis, in the form of a narrative, shall
include all information outlined this section of this chapter.
(3)
The parking needs analysis shall be approved by the Borough
Council.
(4)
The landowner or developer shall update the Borough-approved
parking needs analysis upon any change in use of the subject lot or
parcel.
|
Table 13: Parking Ratios
| |
|---|---|
|
Land Use/Activity
|
Minimum Vehicle Spaces
|
|
Accessory dwelling unit
|
1 off-street space per dwelling unit
|
|
Adaptive reuse
|
Determined as per parking needs analysis
|
|
Animal day care
|
1 per 600 sq. ft. gross floor area plus 1 per employee
|
|
Animal grooming facility
|
2 per grooming station plus 1 per employee
|
|
Animal hospitals and veterinarian services
|
1 per employee and 2 per exam room
|
|
Auditorium
|
1 per each 2 seats in the main seating area
|
|
Bank
|
1 off-street space for each 300 sq. ft. of gross area used or
intended to be used for servicing customers, plus 1 additional space
for each full-time employee
|
|
Bed and breakfast
|
1 off-street space per guest room, plus one 1 additional space
per owner/manager
|
|
Billboards
|
1 per site
|
|
Business services
|
1 per employee plus spaces required to satisfy projected peak
parking needs as determined by a parking needs analysis
|
|
Care Facilities and Senior Housing:
| |
|
Assisted living facility
|
1 per every 3 rooms
|
|
Independent living facility
|
2 per dwelling unit
|
|
Life care community
|
1 per employee on peak shift and 1 per 3 beds or residents
|
|
Nursing home
|
1 per 3 beds and 1 per employee on peak shift
|
|
Retirement housing facility
|
1 per 3 dwelling unit
|
|
Cemetery
|
1 per 4 visitors in total capacity of cemetery
|
|
Commercial school
|
1 per faculty member/employee and 1 per 3 nonresident students
and 1 per 5 resident students if residents are permitted to have cars
|
|
Communications antennae
|
Not applicable
|
|
Communications tower
|
1 off-street space per tower
|
|
Community garden
|
1 off-street space
|
|
Construction-related business
|
1 per 1,000 sq. ft. gross floor area
|
|
Convenience store
|
1 per 300 sq. ft. gross floor area
|
|
Cryptocurrency mining
|
Determined as per parking needs analysis
|
|
Day-care center, adult
|
1 per 375 sq. ft. gross floor area
|
|
Day-care center, child
|
1 per 375 sq. ft. gross floor area
|
|
Day care, home-based
|
2 plus 1 per employee on peak shift
|
|
Dwelling types:
| |
|
Apartment
|
1.5 off-street spaces for 2-bedroom units or less; 2 off-street
spaces for 3-bedroom units or more
|
|
Conversion dwelling
|
2 off-street spaces per dwelling unit
|
|
Duplex
|
4 off-street spaces per dwelling unit
|
|
Garden apartment
|
3+ Bedroom - 1.4 per dwelling unit
1-2 bedroom - 1.2 per dwelling unit
Studio - 1.0 per dwelling unit
|
|
Granny flat/carriage house/in-law suite
|
1 off-street space
|
|
Manufactured or modular home
|
2 per manufactured home (1 on lot and 1 within 300 ft. of manufactured
home)
|
|
Mobile home
|
2 per mobile home (1 on lot and 1 within 300 ft. of mobile home)
|
|
Multifamily dwelling
|
1.5 off-street spaces for 2-bedroom units or less; 2 off-street
spaces for 3-bedroom units or more
|
|
Quadruplex
|
2 off-street spaces per dwelling unit
|
|
Single-family dwelling
|
2 off-street spaces per dwelling unit
|
|
Townhouse
|
2 off-street spaces per dwelling unit
|
|
Two-family dwelling
|
4 off-street spaces per dwelling unit
|
|
Educational institution
|
Determined as per parking needs analysis
|
|
Emergency services
|
Not applicable
|
|
Emergency services facility
|
1 per employee
|
|
Emergency shelter
|
1 per employee
|
|
Essential services
|
Not applicable
|
|
Farmer's market
|
1 per 300 sq. ft. gross floor area
|
|
Forestry
|
Not applicable
|
|
Funeral home
|
1 per 4 seats
|
|
Gas/fuel station
|
1 per 375 sq. ft. gross floor area including service bays, wash
tunnels, and retail areas
|
|
Group care facility
|
1 per employee and 1 per 3 rooms
|
|
Group home
|
1 per every 3 beds plus 1 for each employee
|
|
Halfway house
|
1 per every 3 beds
|
|
Hotel
|
Determined as per parking needs analysis
|
|
Junkyard
|
1 per employee on peak shift, plus 1 per 200 sq. ft. of gross
floor area used for office or administrative functions
|
|
Landscape service center, retail
|
1 per 300 sq. ft. of net floor area (indoor) and 1 per 500 sq.
ft. of gross floor area (outdoor) and 1 per employee on peak shift
|
|
Landscape service center, wholesale
|
1 per 2 acres of production sales area
|
|
Live-work units
|
Combined total for the dwelling type plus the nonresidential
use
|
|
Marina
|
1 space for every 2 slips
|
|
Marina facility
|
Not applicable
|
|
Massage therapy establishment
|
1 per 200 sq. ft. gross floor area
|
|
Mini-warehouse and self-storage building
|
1 per 100 storage units plus 3 for management staff
|
|
Mixed use
|
Combined total for the dwelling type plus the nonresidential
use
|
|
Municipal building
|
1 off-street space per peak-shift employee
|
|
Office, business and professional
|
1 off-street space for each 200 sq. ft.
|
|
Office, medical (high- and low-intensity)
|
3 per exam room and 1 per employee during peak shift
|
|
Park/playground
|
For Borough review and approval
|
|
Park, public or semi-public
|
For Borough review and approval
|
|
Parking lot, commercial
|
Not applicable
|
|
Personal services
|
1 per 200 sq. ft. of net floor area and 1 per 2 employees on
peak shift
|
|
Pet boarding
|
1 per every 3 kennels plus 1 per employee
|
|
Pilot manufacturing
|
1 per employee on peak shift
|
|
Place of assembly
|
Off-street space per 8 seats in the largest meeting room
|
|
Place of worship
|
1 per every 8 seats
|
|
Printing facility
|
3 off-street spaces for each 4 employees on the largest shift,
or 1 off-street space for every 250 sq. ft. of gross floor area, whichever
is greater, plus 1 space for each company vehicle normally stored
on the premises
|
|
Private club
|
1 per 5 members of total capacity plus 1 per 50 sq. ft. of gross
floor area plus 1 per employee
|
|
Private utility
|
As determined by the Borough
|
|
Railroad facility
|
1 per employee
|
|
Recreation, passive
|
As determined by the Borough
|
|
Restaurant, fast food
|
1 per 75 sq. ft. gross floor area and 1 per employee on peak
shift
|
|
Restaurant, sit-down
|
1 per 75 sq. ft. gross floor area and 1 per employee on peak
shift
|
|
Restaurant, take-out
|
5 for customer take out/pick up and 1 per employee on peak shift
|
|
Retail store
|
1 per 200 sq. ft. gross floor area or servicing customers and
1 per employee
|
|
School
|
1 off-street parking space for each faculty member and employee
plus 1 space per 2 classrooms and offices
|
|
Service station
|
3 per bay and 1 per employee on peak shift and 1 per business
vehicle
|
|
Solar energy system, small
|
Not applicable
|
|
Tavern/bar
|
1 per employee
|
|
Vehicle repair garage
|
3 per bay and 1 per employee on peak shift and 1 per business
vehicle
|
|
Warehouse and storage services
|
1 per 1,000 sq. ft. gross floor area
|
|
Water storage
|
1 per facility
|
|
Wind energy system, small
|
Not applicable
|
|
Wireless communication facilities
|
1 per service employee
|
|
Principal uses not listed:
|
Determined as per parking needs analysis; parking spot approval
will be determined by the Borough Engineer and Borough Council
|
|
Accessory uses not listed:
|
Determined as per parking needs analysis; parking spot approval
will be determined by the Borough Engineer and Borough Council
|
A.
Size. Each off-street parking space shall have a minimum area of
180 square feet, exclusive of access drives or aisles shall have minimum
dimensions of nine feet in width and 20 feet in length and shall be
maintained free from obstruction. Parking areas shall be designed
to provide sufficient turn-around area so that vehicles are not required
to back onto the cartway of any public street.
B.
Access.
(1)
Where an existing lot does not adjoin a public or private street,
alley, or easement of access, an access drive shall be provided leading
to the parking areas.
(2)
Joint access to abutting parcels shall be provided wherever
practical. This will result in the development of shared parking areas
at vehicular access points.
(3)
Access to off-street parking areas shall be limited to well-defined
locations, and, in no case shall there be unrestricted access along
the length of a street.
(4)
The number of access drives from a single lot or development
to any public street shall not exceed two for every 400 feet of street
frontage.
(5)
Except on corner lots, access drives shall be located at least
two 200 feet from the intersection of any two street ROW lines. Where
a lot has frontage on more than one street, access shall be provided
from the street with the lower traffic volume, if physically practical.
(6)
Access drives entering state highways are subject to an HOP
issued by PennDOT. Access drives entering Borough streets are subject
to a Borough-issued driveway permit and associated regulations.
(7)
Access drives entering a County road shall be approved by Allegheny
County. Said permits and approvals shall be obtained prior to commencement
of any construction activity.
(8)
Each parking space shall have access directly to a driveway.
Interior circulation of traffic shall be designed so that no driveway
providing access to parking spaces shall be used as a through street.
Interior traffic circulation shall be designed to ensure safety and
access by emergency vehicles.
C.
Internal driveway system. All off-street parking lots with greater
than 200 parking spaces shall include a separate internal driveway
system which connects individual aisles to a public ROW. The purpose
of the internal driveway system is to facilitate pedestrian and vehicular
circulation, creating an interconnected circulation network.
(1)
Internal driveways shall be provided to permit on-site access
to all parking and loading facilities and to permit emergency vehicle
access.
(2)
Internal driveway systems shall be designed to connect into
adjacent properties, where practical. The Borough may require an easement
be placed on the property to allow for future connection to the adjacent
properties.
D.
All parking areas containing three or more parking spaces shall include
a turnaround that is designed and located so that vehicles can enter
and exit the parking area without backing onto a public ROW.
E.
Except as otherwise permitted, off-street parking facilities shall
be located on the lots on which the use or structure for which they
are provided is located.
F.
All vehicular turning movements and maneuvering must take place on
site.
G.
The end of each parking bay shall have an end cap island of at least
five feet in width. The end cap island area shall not be used in meeting
required minimum parking space or travel aisle dimensions.
H.
Safety requirement. The Borough Council shall consider whether safety
requirements are warranted to reduce traffic hazards which endanger
public safety. The landowner and/or developer shall be responsible
for construction of any required islands, acceleration, deceleration,
or turning lanes and shall bear the cost of installing any required
traffic control devices, signs, or pavement markings.
I.
Marking. All parking spaces shall be clearly delineated by painted
lines or markers. Delineated parking spaces shall be necessary, for
safety or protection to adjacent structures or landscaped areas. All
vehicular entrances and exits to parking areas shall be clearly marked
for all conditions. Short-term visitor parking spaces shall be differentiated
from long-term employee spaces by suitable markings. Handicapped parking
shall be appropriately marked.
J.
Parking lot curbs. All off-street parking lots, including loading
areas, service areas and driveways, shall be curbed. All curbing shall
be constructed only of concrete, asphalt or other material approved
by the Borough Engineer.
K.
Surfacing. All parking areas and access drives associated with the
development of a major subdivision or PRDs shall have a paved concrete
or bituminous surface, or any other surface approved by the Borough
Engineer, graded with positive drainage to dispose of surface water
and be subject to any additional requirements of the Subdivision and
Land Development Ordinance (SALDO).[1]
L.
Parking lot lighting. Any lighting used to illuminate off-street
parking areas shall be designed to reflect the light away from any
adjoining residential zoning district or existing residential use
and away from any streets or highways. The spacing of lighting shall
be determined based upon a Borough-approved plan of photometrics.
The lighting system shall furnish an average minimum of two footcandles
during typical hours of operation. If required by this chapter for
certain uses, lighting intensity shall be reduced between defined
hours.
A.
Parking requirements for single-family, two-family, and townhouse
dwellings shall be met by providing the required spaces in an enclosed
garage or in a private driveway, but not within a required yard, on
the lot.
B.
Parking for apartments shall be provided in a common paved, striped,
and curbed off-street parking area(s) or structure.
Parking requirements for all uses other than residential dwelling
shall be met by providing a common paved, striped, and curbed off-street
parking area(s) or structures.
A.
Single lane and access drives that provide access to lots and parking
areas shall be a minimum of 10 feet wide and a maximum of 12 feet
wide; two lane and access drives shall be a minimum of 20 feet wide
and a maximum of 24 feet wide.
B.
If parking spaces are aligned at less than 90°, driveways shall
be restricted to one-way traffic and head-in parking only.
C.
There shall be at least 15 feet between driveways at the street line
and at least five feet between a driveway and a fire hydrant, catch
basin, or lot line. There shall be at least 40 feet between a driveway
and the ROW line of an intersecting street.
D.
Adequate sight distance shall be provided, subject to review and
approval by the Borough Engineer. Driveways shall not exceed a slope
of 10% within 12 feet of the street ROW line.
A.
Required parking spaces shall be located on the same lot with the
principal use.
B.
No parking area containing more than five parking spaces shall be
located closer than 10 feet to any adjoining lot line, and parking
authorized in front yards shall be located at least 10 feet from the
street ROW line.
All paved parking areas shall be designed so that stormwater
runoff shall not adversely affect adjacent lots. The method of stormwater
management and the design of the proposed facilities shall be subject
to the requirements of the PA DEP, the Borough's Subdivision
and Land Development Ordinance (SALDO)[1] and Stormwater Management Ordinance,[2] and to the review and recommendation of the Borough Engineer.
A.
All commercial and industrial establishments shall provide adequate
off-street loading and unloading and commercial vehicle storage space
for their needs. This required space will be provided in addition
to the established requirements for patron and employee parking. In
no case where a building is erected, converted, or enlarged for commercial,
manufacturing or business purposes shall the public ROW be used for
loading or unloading.
B.
Size. Each loading berth shall be at least 60 feet in length and
12 feet in width with an overhead clearance of 14 feet. The area used
for loading berths shall not be used to satisfy parking area requirements.
C.
Access. Loading berths shall be designed to provide sufficient turnaround
area so that vehicles are not required to back onto public streets
and the design shall be subject to review and approval by the Borough
Engineer. Loading berths shall have direct access to a driveway and
shall be maintained free of obstruction.
D.
Location. All loading berths shall be located on the same lot with
the principal use they are intended to serve. No loading berth shall
be located in a required front yard. Loading berths shall be located
at least 30 feet from the nearest point of intersection of any two
streets.
E.
Screening. Loading berths shall be screened by an eight feet hedge,
wall, or fence with a minimum opacity of 80% on all sides that face
a residential use or a use within a residential zoning district.
F.
Surfacing. All loading berths shall have a paved concrete or bituminous
surface, graded with positive drainage to dispose of surface water.
G.
Lighting. Any lighting used to illuminate loading berths shall be
designed to reflect away from any adjoining residential use or residential
zoning district and away from any street or highway.
H.
All supplies and equipment shall be stored within a completely enclosed
building.
I.
Exterior display and sales of building materials and/or equipment
associated with the permitted principal use shall require an approval
of a supply yard as an accessory use.
J.
Exterior storage of building materials and/or equipment associated
with the permitted principal use shall require an approval of a storage
yard as an accessory use.
K.
The use shall be accessed directly from an arterial or collector
street.
In all zoning districts, every use which requires the receipt
or distribution, by tractor-trailer, of material or merchandise, shall
provide off-street loading berths in accordance with the following
requirements:
A.
Retail stores, freight terminals, industrial or manufacturing establishments,
retail, or wholesale stores, personal or business service establishments,
storage warehouses, or any similar uses which receive deliveries shall
provide the number of off-street berths as required in Table 14.
B.
Recreation facilities, hotels, office buildings, restaurants, nursing
homes, hospitals, schools, apartment buildings, public buildings,
and similar uses which receive deliveries by tractor-trailer shall
provide the number of off-street berths as required in Table 15.
C.
Any other business that is expected to have deliveries from large
vehicles not specifically identified herein may be required to provide
loading berths in compliance with this section at the discretion of
the Borough.
D.
In addition to required off-street parking and loading facilities,
adequate storage areas for vehicles awaiting loading and unloading
shall be provided. Under no circumstances shall vehicles be stored
on or block access to a public ROW.
|
Table 14: Berths Required (Retail, Industrial, and Manufacturing)
| |
|---|---|
|
Gross Floor Area
(square feet)
|
Number of Berths Required
|
|
Under 10,000
|
None
|
|
10,000 to 19,999
|
1
|
|
20,000 to 39,999
|
2
|
|
40,000 to 65,000
|
3
|
|
For each additional 20,000
|
1 additional
|
|
Table 15: Berths Required (Auditoriums and Office Buildings)
| |
|---|---|
|
Gross Floor Area
(square feet)
|
Number of Berths Required
|
|
Under 40,000
|
None
|
|
40,000 to 59,999
|
1
|
|
60,000 to 99,999
|
2
|
|
100,000 to 160,000
|
3
|
|
Over 160,000
|
4
|
