City of Lancaster, PA Article VIII Off-Street Parking and Loading Requirements

§ 300-41 Parking requirements.

A. Minimum parking requirements. In all districts except the CB and CB1 Districts, off-street parking spaces with adequate access to a public street or alley shall be required in accordance with the following table for any building or use which is hereafter erected, extended, changed in use, enlarged or increased in capacity. The numbers of required spaces listed below are the minimum number of spaces. Surface parking lots exceeding the minimum number shall be permitted, provided that parking lots meeting the threshold for required interior landscaping shall contain interior landscaped areas and trees as provided for in § 300-42F. The required minimum number of spaces shall be provided at no separate charge or fee specifically related to access and use of the parking to occupants, tenants, employees, patrons, customers or other users of the required parking spaces. When computing parking spaces based on floor area, areas within buildings used for parking are not counted as part of gross floor area. When the computation of any required off-street parking spaces results in a fractional space, any fraction up to 49.9% shall be disregarded, and fractions 50% and over shall be rounded up; provided, however, that in no case shall the computation result in less than one parking space.

[Amended 7-11-2017 by Ord. No. 10-2017; 6-25-2019 by Ord. No. 10-2019; 5-10-2022 by Ord. No. 07-2022; 5-23-2023 by Ord. No. 07-2023]

Use Classification				Required Parking
Residential
	One or more dwelling and/or efficiency units			1 per dwelling and/or efficiency unit
	One or more nonfamily units			2 per nonfamily unit
	One or more rooming/boarding units			1 per rooming/boarding unit
	Fraternity/sorority			1 per occupant
	Live-work unit			1 per dwelling unit, plus 1 per 250 square feet of floor area used by nonresident employees or customers
Commercial Retail (except as noted below)				1 per 250 square feet of gross floor area. Where an establishment utilizes more than one floor, floors other than the one closest to ground level shall be computed at 1 parking space per 400 square feet of gross floor area.
	Building and home improvement equipment, furnishing, landscaping and supplies; farm equipment; wholesale/retail discount warehouse store			One space per 500 square feet of gross floor area, plus one per employee computed on the basis of the estimated maximum number of employees on duty at any one time
	Eating and drinking establishment, including drive-through restaurant			1 per 100 square feet of gross floor area devoted to use by the public, plus 1 per 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time
	Grocery/general store up to 1,200 square feet gross floor area			1 per 400 square feet of gross floor area
	Mail order house			1 per 500 square feet of gross floor area or 1 per employee, whichever is greater
	Outdoor commercial area, including motor vehicle sales			1 per 1,500 square feet of ground area devoted to such use, plus 1 per employee
Commercial Service (except as noted below)				1 per 250 square feet of gross floor area. Where an establishment utilizes more than one floor, floors other than the one closest to ground level shall be computed at 1 parking space per 400 square feet of gross floor area.
	Art studio			1 per 500 square feet of gross floor area
	Automobile rentals			1 per 15 vehicles offered for lease, plus 1 per employee
	Automobile or other motor vehicle repair			1 per 250 square feet of gross floor area, plus 1 per employee, based on estimated maximum number of employees at any one time
	Bed-and-breakfast			1 per guest room, plus 1 per nonresident employee, based on estimated maximum number of employees at any one time, plus parking for any dwelling unit
	Beauty or barber shop			1 space per 2 customer seats used for cutting, styling, washing, manicuring or similar service, plus 1 per employee
	Business/professional/service office
		a.	Serving businesses only or without walk-in customers/clients	1 per 500 square feet of gross floor area
		b.	Serving general public	1 per 250 square feet of gross floor area
	Car wash			1 per employee, plus 1 per bay
	Catering service			1 per 500 square feet of gross floor area
	Cleaning and laundry business			1 per 1,000 square feet of gross floor area, plus 1 per employee, computed on the basis of estimated maximum number of employees at any one time
	Contractor's office			1 per 500 square feet of gross floor area
	Day care center			1 per caregiver, plus 1 for each 6 children
	Day care home			1 per caregiver living off premises, plus 1 for each 3 children, excluding the first 6 children and excluding the caregiver's own children
	Funeral services			1 per 50 square feet of floor area available for seating purposes in a chapel or other rooms used for public assembly
	Homestay			1 for 2 bedrooms dedicated as homestay and 0 if only 1 bedroom is dedicated as homestay
	Hotel, motel and inn			1 per rental unit, plus one per 250 square feet of gross floor area for all other interior space
	Medical and other health service			2 per examining and/or treatment room, plus 1 per employee or 1 per 250 square feet of gross floor area, whichever is greater
	Research development and testing lab			1 per 500 square feet of gross floor area
	Self-storage facility			1 per 5,000 square feet of storage area
	Service to dwellings and other buildings			1 per 500 square feet of gross floor area
	Short-term rental			1 per dwelling, except that dwellings with 4 or more bedrooms shall provide 1 additional space per bedroom
	Taxicab service			1 per employee
Institutional (except as noted below)				1 per 250 square feet of gross floor area. Where an establishment utilizes more than one floor, floors other than the one closest to ground level shall be computed at 1 parking space per 400 square feet of gross floor area.
	Ambulance service			1 per ambulance bay
	Church, synagogue, mosque or temple or other place of worship			1 per 4 seats or 1 per 8 lineal feet of pews in rooms in use at peak times. If a place of worship does not use seats or pews, then 1 space per 250 square feet of gross floor area.
	Community rehabilitation facility or halfway house			1 per employee, computed on the basis of the estimated maximum number of employees on duty at any one time, plus one space per three resident beds
	Criminal detention facility			1 per 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time
	Fire or police station			1 per 500 square feet of gross floor area
	Group care facility			1 per 2 employees, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 space per four resident beds
	Homeless shelter			1 per 250 square feet of gross floor area of office space, plus 1 space per 40 resident beds
	Hospital, nursing, convalescent or rest home and similar health service			1 for each employee, computed on the basis of estimated maximum number of employees at any one time, plus 1 space for each three patient beds
	School - nonprofit (elementary and secondary)			1 per classroom, plus 2 per administrative office, plus 1 per 15 students in grades 10 through 12
	School - other (art, music, dancing, etc.)			1 per 150 square feet of floor space devoted to classroom and administrative office use
	Shelter for abused persons			1 per employee, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 space per four resident beds
	Special hospital			1 per employee based on maximum number of employees at any one time, plus 1 space for each 4 patient beds
	Supportive and transitional housing			1 per employee, computed on the basis of estimated maximum number of employees on duty at any one time, plus one space per three resident beds
	Temporary shelter			1 per 2 employees, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 space per 20 resident beds
	University, college, junior			1 per 3 students on site at peak times, plus 1 per 500 square feet of gross floor area devoted to administrative use
Culture, Entertainment and Recreation (except as noted below)				1 per 250 square feet of gross floor area. Where an establishment utilizes more than one floor, floors other than the one closest to ground level shall be computed at 1 parking space per 400 square feet of gross floor area.
	Adult-oriented business			1 per 250 square feet of gross floor area
	Auditorium or exhibition hall			1 per 4 seats
	Bowling alley			3 per lane
	Community garden			No parking shall be required
	Dance hall or ballroom			1 per 100 square feet of gross floor area or 1 per 4 seats, whichever is greater
	Event facility			1 per 4 seats or 1 per 100 square feet of gross floor area of event space, whichever is greater
	Fitness center, ice or roller skating rink, billiard or pool hall, game room or similar commercial, recreational establishment			1 for each 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 per 250 square feet of gross floor area
	Library, museum, art gallery, or similar activity			1 per 300 square feet of gross floor area
	Movie or live theater			1 per 4 seats
	Park, tot-lot, playground, game court or course, pool			1 per 5,000 square feet of playing and/or swimming area
	Planetarium, aquarium, botanical garden or similar activities			1 per 3 seats, but not less than 1 per 800 square feet of gross floor area, or 1 per 1,000 square feet of grounds in a garden
	Stadium, arena, or gymnasium			1 per 4 seats
Transportation, Communication and Utilities
	Mass transit passenger station
		(a)	Local, inter-City and charter bus station	1 per 250 square feet of gross floor area
		(b)	Railroad passenger station	1 per 150 square feet of gross floor area
	Motor or railroad freight terminal, bus or motor freight garage and equipment storage facilities			1 for each 3 employees, computed on the basis of the estimated maximum number of employees at any one time
	Telecommunications facility			1 for each 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time
Wholesale Trade or Storage Establishment				1 for each 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time, but not less than 1 per 3,000 square feet of gross floor area
Manufacturing or Industrial Establishment				1 for each 3 employees, computed on the basis of the estimated maximum number of employees on duty at any one time, but not less than 1 per 3,000 square feet of gross floor area
Any use not specifically provided for in Article VIII				For uses permitted by right in Article V but where no parking requirement is specified, the parking requirement shall be 1 space for each employee, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 space per 500 square feet of gross floor area. Where a use is permitted by special exception or conditional use approval and where no parking requirement is specified in this chapter, the minimum parking requirement shall be 1 space for each employee, computed on the basis of the estimated maximum number of employees on duty at any one time, plus 1 space per 500 square feet of gross floor area, unless the Zoning Hearing Board or City Council, as appropriate, determines that a greater number of spaces is required.

B. Bicycle parking. In all districts, including the CB and CB1 Districts, bicycle parking facilities with access to a public street or alley shall be required in accordance with the following table for any building or use which is hereafter erected, expanded in gross floor area, or where there is a change in use. The numbers of required spaces listed below are the minimum number of spaces. When the computation of any required bicycle parking spaces results in a fractional space, any fraction up to 49.9% shall be disregarded, and fractions 50% and over shall be rounded up; provided, however, that in no case shall the computation result in less than one bicycle parking space.

[Amended 6-25-2019 by Ord. No. 10-2019]

Use	Required Parking
All nonresidential uses larger than 2,000 square feet except parking lots and garages	1 per every 10,000 square feet of gross floor area, or 1 per 20 employees, whichever is greater
Multifamily	1 per every 5 dwelling units or fraction thereof
Multifamily 10 or more dwelling units, where building occupancy is age-restricted to those 60 years or age of older	1 per every 10 dwelling units or fraction thereof
Parking that is not accessory to an on-site principal use	4, or 5% of automobile spaces, whichever is greater

(1) Location of bicycle parking facilities.

(a) All bicycle parking facilities shall be located on the property or in the adjacent public right-of-way.

(b) Bicycle parking facilities on the lot shall be located along a paved surface accessible from the public right-of-way via a paved right-of-way.

(c) Bicycle parking facilities may be placed in the public right-of-way to achieve the required number of spaces in § 300-41B, provided the City Engineer approves the installation prior to the issuance of any required zoning approval.

(d) To the maximum extent possible bicycle parking facilities outside a building shall be located within a fifty-foot radius of the primary building entrance.

(e) Bicycle parking facilities of more than 10 spaces shall be covered to protect bicycles from the rain, snow or other elements.

(f) If the City Engineer determines there is insufficient space to locate required bicycle parking facilities on the lot or in the adjacent public right-of-way, then the applicant shall pay a fee per required bicycle parking space in lieu of installing the facilities, which is equal to the cost of installing the facilities elsewhere and set forth in a schedule of fees established from time to time by resolution of City Council.

(2) Bicycle parking as an alternative. Whether required by ordinance or not, for every bike share station or authorized bike share parking facility, or for every five theft-proof bicycle lockers, indoor bicycle parking spaces, covered outdoor bicycle parking spaces, or a combination thereof, that are provided on a lot, the number of required off-street automobile parking spaces may be reduced by one space, up to a maximum reduction of 10% of the required automobile parking spaces, provided that the bicycle parking spaces comply with § 300-41B, Location of bicycle parking spaces.

C. Commercial storefronts. See § 300-11C, which may allow reduced parking for existing commercial storefronts in the R3, R4, C1 and C2 Districts.

§ 300-42 Dimensional and landscaping requirements of parking facilities.

The following design standards shall be required for all off-street parking facilities with a paved area, including parking spaces and access drives and aisles, greater than 1,200 square feet. Where existing parking facilities are expanded or reconstructed, the new, expanded or reconstructed parking area shall conform to the requirements of this section, provided that the conformity does not cause the loss of any required parking spaces. In the case of off-street parking facilities with 1,200 square feet or less of paved area or lots with more than 1,200 square feet where repaving, repairing (excluding reconstruction), or restriping solely for maintenance is proposed, only the provisions of Subsections A, B and D and § 300-44 shall apply.

Figure VIII-1

a. Cross-aisle separation of small car and full-size spaces

b. Small car and full-size spaces in same rows

c. Alternating two or more small car parking rows of full-size spaces

A. All off-street parking facilities shall have a minimum parking space (stall) per vehicle dimension of 8 feet 6 inches by 18 feet, except that parking facilities containing in excess of 20 spaces may provide spaces for compact cars and/or motorcycles and scooters, provided that the number of compact car and motorcycle/scooter spaces shall not exceed 15% of the total number of spaces. Compact stall sizes shall be a minimum of 7 feet 6 inches by 15 feet, and motorcycle and scooter spaces shall be a minimum of 4 feet by 8 feet. Compact and motorcycle/scooter parking spaces shall be clearly marked with appropriate signage and markings. See Figure VIII-1.

[Amended 7-11-2017 by Ord. No. 10-2017]

B. Except in the case of single-family lots, parking facilities 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, provided that the Zoning Hearing Board, by special exception, may permit stacking of vehicles (parking that involves moving of certain vehicles in order to move other vehicles) for nonresidential uses if the applicant proves that such parking will operate without hardship or delay for vehicle operators and without causing congestion on public streets.

C. All parking facilities hereafter constructed or existing parking facilities which are hereafter expanded or reconstructed shall conform to the minimum standards of the City of Lancaster Parking Lot Ordinance, Chapter 202 of the Code of the City of Lancaster, including the requirement for paved surfaces.

[Amended 7-11-2017 by Ord. No. 10-2017]

D. All entrance and exit drives requiring a City of Lancaster driveway permit must be approved by the City Engineer and, where appropriate, by the City of Lancaster Traffic Commission and/or the Pennsylvania Department of Transportation.

Figure VIII-2

E. Perimeter landscaping shall be provided along the edge of a parking lot where the parking lot is visible from a public street or alley and/or residential property and may be located in the required yard setback. Perimeter landscaping shall be a minimum five feet in width, shall consist of shrubbery at least two feet in height, and shall be maintained at a height no greater than that allowed in § 300-25. Where the length of the landscaping area exceeds 25 feet, deciduous trees shall be planted at intervals of 25 feet, except that parking lots of 40 or more spaces meeting the interior landscaping provision of Subsection F shall be required to provide deciduous trees at fifty-foot intervals in the perimeter landscaping area. Such trees shall be planted and maintained in accordance with Chapter 273, Trees, of the Code of the City of Lancaster, as amended. Perimeter planting shall conform with § 300-24, Visibility at intersections.

(1) Any required trees and landscaping of any type that die or any tree or landscaping that has been damaged to the extent that it can no longer meet the landscaping objectives of this chapter shall be replaced as soon as possible, but no later than the next spring or fall planting season, by the property owner.

F. Interior landscaping, consisting of landscaped areas and interior planting of deciduous trees, shall be provided in parking lots (excluding garages) containing 40 or more spaces. (See Figure VIII-2.) Landscaped areas shall encompass at least 5% of the parking lot. For the purpose of computing total parking lot area, only the areas used for parking stalls and access aisles along parking stalls shall be included. Not included in the parking lot area calculation are service roads, loading/unloading areas, and perimeter landscape areas. Landscaping shall be designed to break up the broad expanse of pavement and guide the circulation of vehicles and pedestrians. Landscape islands shall be provided at the end of rows. Landscaped areas shall be a minimum of five feet in width, excluding curbing, and shall include tree wells, landscaping and grass areas, but exclude the perimeter landscape area. The numbers of interior trees that shall be planted are as follows:

[Amended 7-11-2017 by Ord. No. 10-2017]

(1) For parking lots in the CB and CB1 Districts, where no minimum number of parking spaces is required, the number of trees shall be based on one tree for every 10 parking spaces.

(2) For parking lots in all other zoning districts not exceeding the minimum number of parking spaces as required in § 300-41, the number of trees shall be based on one tree for every 10 parking spaces.

(3) For new parking lots exceeding the minimum number of parking spaces, the number of trees for the entire parking lot shall be based on one tree for every eight parking spaces.

(4) For existing parking lots to be expanded, when the expansion will cause the overall lot to exceed the minimum number of parking spaces, required interior trees for the portion of the expansion exceeding the minimum number shall be one tree for every eight parking spaces.

G. At the time of planting, all trees shall have a minimum trunk diameter of two inches, as measured four feet from the ground. A tree well of at least five feet by five feet shall be provided. The species of trees to be planted shall be acceptable to the City Arborist or to a certified licensed landscape professional designated by the City to review landscape plans.

(1) Replacement of trees. Where one or more shade trees that were required are proposed to be removed, they shall be replaced by new shade trees meeting City requirements, and the new locations and species shall be approved by the City. The Zoning Officer may require that the City Shade Tree Commission and/or the City Arborist be provided with an opportunity for a review.

H. Bumper protection, when necessary, shall be provided for all trees, shrubs, fences, and walls. Protection may include secure and durable curbing, wheel stops, bollards or guide rails, as shown in Figure VIII-3.

Figure VIII-3

I. A 10-foot sight triangle measured 10 feet along the property line and intersecting driveway edge, with a third line forming the triangle, shall be established, within which nothing shall be erected, placed, planted, or allowed to grow in such a manner as to block vision between a height of 3 feet and 10 feet above the ground; however, deciduous trees may be planted, provided only the trunk (no limbs/leaves except during the early growing years) is within the sight triangle and the trunk does not obstruct vehicular visibility. Planting at intersections shall comply with § 300-24, Visibility at intersections.

[Amended 7-11-2017 by Ord. No. 10-2017]

J. Parking lots shall be designed to allow for the safe flow of vehicles and pedestrians, with traffic control measures at the intersections of drive lanes and at intersections with pedestrian crossings, and with design features to facilitate pedestrian access to entrances of structures by providing delineated walkways through the use of materials, pavement markings, signage, or other appropriate means when pedestrians must cross travel aisles to reach entrances.

[Amended 7-11-2017 by Ord. No. 10-2017]

K. Access to parking facilities within all districts shall include proper aisle, alley or street width to accommodate vehicular turning movements as identified on Table 1 and Figure VIII-4, which contain minimum standards.

Table 1 Minimum Parking Lot Dimensions
	Stall Width (feet)			Aisle Width (feet)	Stall Length (feet)	Lot Width (feet)
Parking Angle	VPw	Sw	WP	AW	SL	W1	W2	W3	W4
Standard Design Vehicle (77 inches by 215 inches)
90°	18	8.5	8.5	24	18	42.4	60.8	60.8	60.8
75°	19.45	8.5	8.8	21	18	40.6	60	59.2	58.4
60°	19.16	8.5	9.8	14	18	33.2	52.4	50.8	49
45°	17.21	8.5	12.0	11	18	28.2	45.4	43	40.8
0°	7.0	7.0	—	10	21	—	—	—	—
Small Car Design Vehicle (66 inches by 175 inches)
90°	15	7.5	7.5	22	15	37.3	52.4	52.4	52.4
75°	16	7.5	7.7	20	15	36	52	51.4	50.7
60°	15.4	7.5	8.6	14	15	29.2	44.6	43.2	42
45°	14.2	7.5	10.6	10	15	24.2	38.4	36.4	34.5
0°	6.0	6.0	—	10	18	—	—	—	—

NOTES:

Access drives—circulation lanes: W₅ 10 feet wide, one way; W₆ 20 feet wide, two way

See Figure VIII-4 below for locations of measurements.

Figure VIII-4

L. All parking facilities for multifamily dwellings and nonresidential uses shall include handicapped-accessible spaces in accordance with the requirements of the Americans with Disabilities Act (ADA).[1] If any of the standards below are inconsistent with the ADA, as amended, the current ADA standards shall be applicable.

(1) Accessible parking spaces must be the closest spaces to the building's accessible entrance.

(2) Accessible parking spaces must be at least 96 inches wide with a clearly marked adjacent access aisle of 60 inches in width; two spaces may share a common aisle. (See Figure VIII-5.)

(3) The access aisle must connect directly to the accessible route.

(4) Spaces and aisles must be level or with a slope no greater than 1:50.

(5) All accessible parking spaces must have an unobscured vertical sign that shows the universal symbol of accessibility. Such sign should state that a fine may apply for violation of the parking limitation.

(6) Each parking facility provided for employees or visitors is required to have accessible parking spaces as follows:

	Total Parking in Lot	Minimum Number of Accessible Spaces
	1 to 25	1
	26 to 50	2
	51 to 75	3
	76 to 100	4
	101 to 150	5
	151 to 200	6
	201 to 300	7
	301 to 400	8
	401 to 500	9
	501 and above	2% of total spaces
	1,001 and above	20 plus 1 for each 100 over 1,000

(7) As of the date of this chapter, ADA requirements state that each parking facility with accessible parking spaces shall include one accessible van parking space for every eight accessible spaces, but not less than one, regardless of the minimum number of accessible spaces. An accessible van parking space must have a minimum of a ninety-six-inch-wide access aisle and a minimum of 98 inches' vertical clearance. Signage designating the space as "van accessible" must be provided below the symbol of accessibility.

[1] Editor's Note: See 42 U.S.C. § 12101 et seq.

M. Any parking structure shall be regulated as a "building" for the purposes of this chapter and in determining whether land development approval is needed.

Figure VIII-5

§ 300-43 Joint use of parking facilities.

[Amended 7-11-2017 by Ord. No. 10-2017]

Required parking spaces for two or more uses occupying contiguous lots may be provided in a common parking facility, provided that the number of spaces is not less than the sum of the spaces required for each use individually, except that the Zoning Hearing Board may approve by special exception a reduction in the number of parking spaces in a common parking facility in accordance with § 300-48B, Reduction in the number of parking spaces. Joint parking facilities shall meet the dimensional and landscaping requirements of § 300-42, except that the Zoning Hearing Board may approve by special exception modification of dimensional and landscaping requirements in accordance with § 300-48C, Modification of parking lot dimensions and landscaping requirements.

§ 300-44 Location of parking facilities.

The following regulations shall apply for all off-street parking facilities installed, constructed, or improved after the effective date of this chapter.

A. Parking in nonresidential districts. In nonresidential districts, all parking spaces shall be located back of the front, secondary front, and side yard setback lines as now or hereafter established for the district in which such parking spaces are located, except that parking lots may have a ten-foot front yard and five-foot secondary front and side yard setback in districts with greater setback requirements, unless specifically prohibited elsewhere in this chapter.

[Amended 7-11-2017 by Ord. No. 10-2017]

B. Parking in Historic Resource Overlay District. In the Historic Resource Overlay District, a certificate of zoning compliance for parking facilities shall be issued only if the following conditions are met:

(1) All applicable City and state approvals have been granted, including but not limited to the following, where applicable: a certificate of appropriateness pursuant to either the City of Lancaster Heritage Conservation District Ordinance or Historic District Ordinance[1] where demolition of a building or new construction visible from a public right-of-way is proposed; a highway occupancy permit from the Pennsylvania Department of Transportation or a City driveway permit from the City Engineer; final approval of a subdivision or land development plan; and approval of a stormwater management plan.

[1] Editor's Note: See Ch. 155, Historic Districts.

(2) New multilevel parking facilities visible from public rights-of-way that are more than 20 feet in width shall be designed with either street-level commercial storefronts with a minimum twenty-five-foot depth of leasable space, or a street-level facade that simulates commercial storefronts or other architectural design features of the immediate neighborhood. Furthermore, an architectural design compatible with the immediate neighborhood shall extend to all floors of facades oriented toward public streets in excess of 20 feet in width.

C. Residential district parking location and design. In residential districts, except R1, parking must be in the rear yard and/or building area to the rear or side of the building. Parking spaces shall be improved with materials capable of supporting the weight of parked vehicles and designed in accordance with the City of Lancaster Stormwater Management Ordinance.[2] The use of stone or gravel for residential parking spaces and driveways is not permitted. Access for on-site parking shall be from the rear lot line of the property or from the secondary front yard or side yard, in the case of corner lots, provided that the driveway does not eliminate any on-street parking. Minimum access shall consist of a ten-foot-wide public, common, or private right-of-way improved with surface materials capable of supporting the weight of vehicles, but excluding stone or gravel, except that existing stoned rights-of-way in a mud-free or otherwise permanently passable condition may continue to provide access to on-site parking. In all residential districts, including R1, the edge of any parking space and associated driveway shall be located a minimum three feet from any side lot line.

[Amended 7-11-2017 by Ord. No. 10-2017; 6-25-2019 by Ord. No. 10-2019]

[2] Editor's Note: See Ch. 260, Stormwater Management.

D. Parking location alternatives.

(1) In residential districts, except R1, where it can be demonstrated that rear or secondary front or side yard access for parking cannot be used or does not exist, other access and/or parking locations may be approved by special exception of the Zoning Hearing Board, provided that the following conditions are met:

(a) Not more than 35% of the front yard or 306 square feet, whichever is more restrictive, shall be used for parking purposes;

(b) Parking spaces and associated driveways in the front and side yards shall be paved in a manner consistent with the standards of the Stormwater Management Ordinance. Gravel and loose stone parking spaces and driveways are prohibited;

(c) No commercial vehicle shall be parked within the front yard or side yard setback nor within the building area to the front or side of the principal building;

(d) The use of the parking space shall not cause or create hazardous conditions for pedestrians or motorists due to ingress and egress, as determined by the City Engineer;

(e) The number of off-street parking spaces provided for both existing structures/uses and for new development shall be greater than the number of existing or potential on-street spaces eliminated by the driveway access;

(f) The use of the parking space shall not create a hazard for nor cause the removal of any on-street parking spaces on the opposite side of the street;

(g) Where a parking space is provided in the front yard, the parking space shall be deep enough to prevent any part of the vehicle from overlapping the right-of-way, including any public or private sidewalk;

(h) The parking space and associated driveway shall be a minimum three feet from any side lot line; and

(i) The proposed method of parking is in keeping with the neighborhood character.

(2) In the R1 District, access and parking may be allowed other than in the rear yard, provided that conditions in Subsection D(1)(a), (b), (c), (d), (g) and (h) are met to the satisfaction of the Zoning Officer.

E. Reduction of residential district parking. In residential districts where parking cannot be provided in accordance with Subsections C and D for single-family lots or for lots with an existing single-family dwelling where a second residential unit is proposed in a separate building as per § 300-28A, the applicant may file for a special exception to reduce or waive the number of required off-street parking spaces and shall provide a parking study in order to prove that the granting of the special exception will not adversely affect parking availability in the immediate neighborhood. The person who conducted the parking study shall be present at the special exception hearing to testify that the study is accurate. The Zoning Hearing Board, in making its determination, shall consider, in addition to the parking study provided by the applicant, any projects, developments or other factors which may have an impact on future availability of on-street parking in the immediate neighborhood. The study shall include the following information:

[Amended 6-25-2019 by Ord. No. 10-2019]

(1) A statement of why parking cannot be provided in accordance with Subsections C and D;

(2) A neighborhood parking analysis of the area within 300 feet of the property which includes:

(a) Number of available off-street and on-street parking spaces within the study area during at least three different times of the day and week, including the peak time(s) of the proposed use and excluding days when streets are posted for street cleaning or special events (NOTE: For computing the number of available on-street parking spaces, a stall length of 21 feet shall be used and setbacks of five feet from driveways/alleys and 25 feet from intersections shall be utilized. Areas restricted due to bus stops, fire hydrants, load zones, etc. shall not be counted as available on-street parking).

(b) Number of existing residential units within the study area;

(c) Anticipated parking impacts due to the proposed use.

F. Off-site nonresidential parking. Required parking spaces shall be provided on the lot where the principal use is located, except that by special exception of the Zoning Hearing Board, all or part of the required number of spaces for nonresidential uses may be provided on a separate lot or lots within 600 feet, walking distance, from the pedestrian entrance to the structure containing the use, subject to the condition that the applicant produces evidence of ownership of the off-premises parking location or a minimum one-year lease with the tenant having the unconditional option to renew (with the exception of a condition for rent adjustment) for a minimum five years. Should this off-site parking no longer be available for the principal use, the owner of the principal use shall lease the required number of off-street parking elsewhere, subject to the distance and conditions stated above and shall provide evidence of the new leased parking to the Zoning Officer prior to the expiration of the current parking lease. If this replacement parking is not provided, the owner of the principal building shall apply to the Zoning Hearing Board for a variance. In all cases, the area of the separate lot shall not be considered as a portion of the lot area on which the maximum permitted lot coverage, as specified in Article VI, is calculated.

G. Off-site multifamily parking. Required parking spaces shall be provided on the lot where the principal use is located, except that all or part of the required number of spaces for new multifamily dwelling buildings may be provided by right on a separate lot or lots within 600 feet, walking distance, from the pedestrian entrance to the structure containing the use, subject to the condition that the applicant produces evidence of common ownership of the off-premises parking location and certifies, in writing, to the Zoning Officer that the required parking shall be provided at no separate charge or fee specifically related to access and use of the parking to the occupants of the dwellings for the life of the multifamily dwellings. If the owner of the principal use ceases to own the off-site parking or if the off-site parking will be located on a lot not owned by the owner of the principal use, the required parking spaces, subject to special exception approval of the Zoning Hearing Board, may be provided in accordance with the lease stipulations in Subsection F above. In all cases, the area of the separate lot shall not be considered as a portion of the lot area on which the maximum permitted lot coverage, as specified in Article VI, is calculated.

§ 300-45 Wrongful use of parking facilities.

No parking space or facility shall be used in such a way as to interfere with its providing the required number of off-street parking spaces specified in this article.

§ 300-46 Discontinuation of required parking facilities.

The off-street parking and off-street loading requirements set forth in this chapter, as well as any parking requirements placed upon a property by the Zoning Hearing Board, shall be a continuing obligation of the owner of the property upon which the use requiring off-street parking or loading is located.

A. It shall be unlawful for an owner of any property affected by this chapter to discontinue, change or dispense with, or to cause or allow the discontinuance, change or dispensation, of required vehicle parking or loading spaces without establishing alternative parking or loading facilities which meet the requirements of and are in compliance with this chapter.

B. Whenever a Zoning Hearing Board approval or a certificate of zoning compliance has been granted and the plans so approved contain off-street parking and loading provisions, the subsequent use of such property shall be deemed to be conditional upon the availability of the parking and loading space provisions contained in such plans.

C. Should any use of a property be expanded so as to increase the number of off-street parking or loading spaces required under this article or by Zoning Hearing Board decision, it shall be unlawful and a violation of this article to begin or maintain such expanded use until such increased off-street parking and/or loading spaces are provided in a manner in compliance with this chapter and an amended certificate of zoning compliance is obtained from the Zoning Officer.

§ 300-47 Exemptions.

A. Where the occupancy of a multifamily building is limited to a special group, such as persons age 62 or older or disabled persons, not normally requiring off-street parking to the extent of other uses, such building shall be exempted from the regular number of required parking spaces in this article; provided, however, that in no instance shall less than one off-street space be provided for each four units in such building.

B. When a use is expanded in size or when a change of use occurs requiring a greater number of off-street parking and/or loading/unloading facilities than the existing use, the owner and/or occupant shall be required to provide only that number of additional off-street parking and/or loading or unloading facilities required by the new use or the expanded portion of the existing use; provided, however, no existing off-street parking and/or loading/unloading facilities shall be eliminated unless all applicable off-street parking and loading requirements are met.

§ 300-48 Flexibility in parking requirements.

A. Purposes. In order to facilitate appropriate nonresidential development, the Zoning Hearing Board may approve by special exception adjustments in the required number of parking spaces or modifications in the parking lot dimension and landscaping standards if an applicant provides specific proof that such reductions or modifications are justified. This section is intended to allow for reasonable reuse of underutilized lots, existing building space and existing small infill lots in a manner that ensures that new shortages of parking in neighborhoods will not be created.

B. Reduction in the number of parking spaces. As a special exception, the Zoning Hearing Board may approve a reduction in the number of required off-street parking spaces for nonresidential uses only if the applicant submits written documentation in the form of a parking study pursuant to § 300-44E or other acceptable form of written documentation, including, but not limited to, where applicable, total number of spaces to be provided, maximum number of employees on duty at any given time, number of employees for which bus transit or car/van pooling will be provided, estimated number of customers/clients/participants/etc., driving to the site daily, and other pertinent data, and proves to the satisfaction of the Zoning Hearing Board that one or more of the following conditions will exist:

(1) The parking will be shared by different uses that clearly have different peak hours of use. Such uses may be upon the same lot or on another lot with provisions for pedestrian access. The sharing of required parking spaces shall be limited to nonresidential uses. For example, a reduction may be allowed for parking that is shared between a bank or office open during weekday daytime hours and a church with peak evening and Sunday parking demand. Where parking spaces are shared, parking spaces shall not be assigned to employees/customers/patrons for a specific individual use and shall be available during all hours of operation of all uses.

(2) The parking will be shared by the employees and customers/clients/participants/etc., of multiple tenants on a single lot, without assignment of any of the spaces to any person; and periodic mass transit service from the CB and CB1 Districts will be available to the main entrance of a minimum of one of the principal tenants during all business days and from opening to closing times of the majority of tenants on the lot.

(3) There is more than sufficient on-street parking for current demand and demand from the proposed use during all hours of the day and week. Special attention shall be placed upon hours when the proposed use will have its peak parking demand. In such case, the applicant shall provide a parking study in accordance with the provisions of § 300-44E. The person who conducted the parking study shall be present at the special exception hearing to testify that the study is accurate.

(4) The applicant shall subsidize public transit use by employees, provided that public transit is conveniently available, or shall provide carpooling or vanpooling; or the applicant proves that employees work at home during much of the week.

(5) The applicant proves that the vast majority of its work involves traveling to meet customers off site, or that an unusually high percentage of the customers or patrons will walk to the use, and therefore reduced parking is needed for customers/patrons.

(6) There is an existing public parking lot or parking garage that routinely has adequate numbers of spaces available and is within 600 feet, walking distance, from a pedestrian entrance of the use. The Zoning Hearing Board may require that the applicant agrees to substantially subsidize use of such parking lot or garage by customers/patrons/employees if such costs otherwise may cause persons to not use the designated parking.

Note: For existing commercial storefronts in R3, R4, C1 or C2 Districts, see also § 300-11C, which may allow reduced parking.

C. Modification of parking lot dimensions and landscaping requirements. As a special exception, the Zoning Hearing Board may approve modifications of the parking lot dimension and landscaping requirements contained in § 300-42 for residential and nonresidential uses, provided that the applicant proves to the satisfaction of the Zoning Hearing Board that the proposed design and landscaping will be superior to the design that would result from the strict adherence to the standards and that the landscaping design has been reviewed and found to be acceptable by the City Arborist. If the modification shall impact required trees, the applicant shall submit the application to the Shade Tree Commission (STC) for review and recommendation prior to the Zoning Hearing Board hearing and shall bring the STC recommendation to the hearing.

[Amended 7-11-2017 by Ord. No. 10-2017]

§ 300-49 Off-street loading requirements.

Except in R1, R2, R3, R4, CB and CB1 Districts, one or more loading berths or other space shall be provided for standing, loading and unloading operations either inside or outside a building and on the same or adjoining premises with every building or structure hereafter erected or enlarged, in accordance with the following table. When the computation of any required loading berths or spaces results in a fractional berth or space, any fraction up to 49.9% shall be disregarded, and fractions 50% and over shall be rounded up; provided, however, that in no case shall the computation result in less than one loading berth or space. A loading berth shall have a minimum plan dimension of 12 feet by 45 feet and fourteen-foot overhead clearing plus necessary access space. A loading space need not necessarily be a full berth but shall be sufficient to allow normal loading and unloading operations of a kind and magnitude appropriate to the premises served thereby. The Zoning Officer shall determine the sufficiency of loading space, and in no case shall the use of such space hinder the free movement of vehicles and pedestrians over a street, sidewalk or alley.

Use Classification		Required Loading
Retail operations (including retail operations within hotels and office buildings) with a gross floor area over 30,000 square feet		One berth for the first 30,000 square feet of gross floor area of all tenants on a single lot, plus one berth for each additional 30,000 square feet up to 90,000 square feet, and one berth for each additional 100,000 square feet above 90,000 square feet
Retail operations with a gross floor area less than 30,000 square feet; nonresidential uses other than retail and wholesale and industrial operations less than 20,000 square feet which require the receipt or distribution of materials by vehicles; and wholesale and industrial operations with a gross floor area less than 10,000 square feet		A loading space (not necessarily a full berth) as defined above in this section
Office buildings, hospitals and hotels with a gross floor area of 100,000 feet or more		One berth for each 100,000 square feet of floor area
Manufacturing, wholesale and storage operations with a gross floor area of 10,000 square feet or over as follows:
	10,000 to 40,000 square feet	1 berth
	40,001 to 100,000 square feet	2 berths
	100,001 to 160,000 square feet	3 berths
	160,001 to 240,000 square feet	4 berths
	240,001 to 320,000 square feet	5 berths
	For each additional 90,000 square feet	1 additional berth
Any building with a gross floor area over 20,000 square feet not specifically mentioned herein which requires the receipt or distribution of materials by vehicles		One berth