This section sets minimum standards for off-street requirements
for new construction and expansion of or changes to existing uses.
The purpose of this section is to ensure that uses have a minimum
level of on-street and off-street parking to avoid congestion on surrounding
streets.
A.
Applicability. The minimum parking ratio standards apply to all zoning
districts except as may be modified in the provisions of this chapter.
B.
Uses not identified. The Zoning Officer shall determine the parking
requirement for uses that do not correspond to the categories listed
in Table 14. 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:
C.
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 structure. This provision does not apply
where the applicant has sought and secured approval under the shared
parking requirements of this chapter.
D.
Fractional measurements. When units or measurements determining the
number of required off-street parking spaces result in a fractional
space, then such fraction equal or greater than 0.5 shall require
a full off-street parking space.
Table 14 establishes the minimum numbers of parking spaces required
for the uses indicated except as may be modified by this section.
Parking requirements may be met by one or more of a combination of
the following methods:
A.
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 14.
Only spaces that are designed consistent with this section are counted
toward the minimum parking required. The following provisions apply
when providing the minimum number of required on-site parking spaces:
(1)
Required parking for single-family (attached or detached) dwellings
may be stacked and do not require separate access to each required
space.
(2)
The parking requirements for uses as identified in Table 14
are modified in accordance with this section for all uses located
in CBD Zoning District. All existing structures in the CBD which are
renovated shall not be required to provide on-site parking. New structures
or buildings proposed in the CBD Zoning District shall be required
to provide 33% of the required number of spaces identified in Table
14 on site. New structures or buildings may further reduce the required
on-site parking below 33% of the required spaces identified in Table
14 if it is adequately demonstrated there is sufficient public parking
in the vicinity of the proposed structure and authorized by the Borough
during the subdivision or land development approval based on a parking
study provided by the applicant.
(3)
The parking requirements for uses as identified in Table 14 are modified in accordance with this section for all uses located in the MU District. Lots less than 5,000 square feet in the MU Zoning District shall qualify for the same parking modifications identified in § 260-603A(2) for uses in the CBD. Uses proposed on lots greater than 5,000 square feet in the MU District shall be permitted to reduce the required number of parking spaces identified in Table 14 by 50%.
(4)
The parking requirements identified in Table 14 are modified
in accordance with this section for residential uses in the R-1 and
R-2 Zoning Districts. Residential uses located in the R-1 and R-2
Districts are required one parking space per unit.
(5)
The parking requirements identified in Table 14 are modified
in accordance with this section for single family residential uses
in the R-3 Zoning District. Single-family residential uses located
in the R-3 District are required one parking space per unit.
(6)
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.
B.
Shared parking.
(1)
Parking spaces required under this section may be provided cooperatively
for two or more uses in a development or for two or more individual
uses as shared subject to the requirements of this section.
(2)
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 within 300 feet
of the property.
(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
for a minimum of 10 years, approved by the Zoning Officer as provided
in this section. 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.
(d)
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 of 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 Planning Commission and Borough Council.
A.
Off-street parking spaces shall have a width of nine feet. Stall
depth shall have the minimum established in, exclusive of access or
maneuvering area, ramps, and other appurtenances. The minimum width
of access aisles internal to a parking lot or structure shall be as
prescribed in Figure 12. Aisles having two-way traffic are required
to provide a width of 25 feet regardless of angle of parking.
B.
Required off-street parking spaces shall conform to the following:
(1)
All off-street loading spaces shall be adequately marked and
shall be constructed of an approved all-weather surface to provide
safe and convenient access in all seasons. Said all-weather surface
shall be constructed of concrete, asphalt, brick or alternative pervious
pavement systems. The applicant may propose an alternative pervious
pavement in lieu of the required surface types. When an applicant
proposes a pervious pavement treatment, such surface shall be reviewed
and approved by the Borough Engineer. Pervious pavement treatments
are only permissible when using engineering designed systems intended
for such use.
(2)
The construction of all spaces shall be subject to inspection
and approval by the Borough Engineer, concerning the materials of
construction and specification of construction, prior to, during and
after the completion of construction of such spaces.
(3)
Residential uses in the R-1S, R-1 and R-2 Zoning Districts and
single-family uses in all other zoning districts are permitted to
use parking strips as an alternative to the surface requirements for
off-street parking requirements.
(4)
A parking pad shall not be permitted in the required front yard
in any residential district.
|
Figure 12, Parking Dimension Standards
 |
A.
Internal driveway system. All off-street parking lots with greater
than 200 parking spaces shall include a separate internal access drive
system which separates aisleways which access individual parking spaces
from the overall internal access driveway system. The purpose of the
internal driveway system is to facilitate pedestrian and vehicular
circulation, creating an interconnected circulation network.
B.
Internal driveway systems shall be designed to stub 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.
Accessible parking requirements. Accessible parking spaces for
the physically challenged shall be provided for multiple-family and
nonresidential uses as follows:
A.
Minimum number of spaces. The minimum number of required accessible
parking spaces shall be as follows:
|
Table 13, Total Accessible Parking Spaces
| ||
|---|---|---|
|
Total Parking Spaces 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 to 1,000
|
2% of total
| |
|
Over 1,000
|
20, plus 1 per 100 over 1,000
| |
B.
A minimum of 25% of the required accessible parking spaces shall
be van accessible. The minimum number of van accessible parking spaces
shall be one.
C.
Design. Design of accessible spaces shall be completed in accordance
with the Americans With Disabilities Act Architectural Guidelines
and include the following:
(1)
Accessible parking spaces serving a particular building shall
be located on the shortest accessible route of travel from adjacent
parking to an accessible structure. In parking facilities not serving
a particular structure, accessible parking shall be located on the
shortest accessible route of travel to an accessible pedestrian entrance
of the parking facility.
(2)
One parking access aisle of no less than five feet in width
shall be provided for each accessible parking space and shall be a
part of the accessible route of no less than three feet in width to
the building or facility entrance. A parking access aisle may be shared
between two accessible parking spaces. Access aisles shall be clearly
designated and identifiable by line painting, curbing, and other similar
means.
(3)
Van accessible parking spaces shall be at least nine feet wide
with an access aisle of no less than eight feet in width.
(4)
Parking spaces and access aisles shall be level with surface
slopes not exceeding 2% in all directions.
(5)
Accessible parking spaces shall be designated as reserved by
a sign showing the symbol of accessibility. Such signs shall be located
so as not to be obscured by a vehicle parked in the space.
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
right-of-way.
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.
|
Table 14, Parking Spaces
| |
|---|---|
|
Land Use/Activity
|
Minimum Number of Vehicle Spaces
|
|
Residential buildings
| |
|
Dormitories
|
1 per 2 beds
|
|
Duplex
|
2 per dwelling unit
|
|
Group home
|
1 for every three beds plus one for each employee
|
|
Life care or continuing care services
|
1 per every 3 rooms plus one for each employee
|
|
Manufactured housing, residential design
|
2 per dwelling unit
|
|
Mobile home park
|
2 per dwelling unit
|
|
Multifamily dwellings
|
1 per dwelling unit
|
|
Retirement housing facility
|
1 per three dwelling units
|
|
Single-family attached dwellings
|
2 per dwelling unit
|
|
Single-family detached dwellings
|
2 per dwelling unit
|
|
Townhouses
|
2 per dwelling unit
|
|
Hotels, motels, or other accommodation
| |
|
Bed-and-breakfast
|
1 per guest room and 2 spaces for owner
|
|
Beverage distributor
|
1 per 300 square feet GFA
|
|
Hotel, motel
|
1 per room and 1 per 800 square feet of public meeting area
and restaurant space
|
|
Rooming house and boardinghouse
|
1 per guest room plus 2 spaces for owner's portion
|
|
Commercial
| |
|
Adult business
|
Parking demand analysis
|
|
After-hours club
|
1 per 200 square feet GFA
|
|
Airport
|
1 per 4 seating accommodations for waiting passengers plus 1
per each 2 employees
|
|
Amusement arcade
|
1 per video game or amusement device
|
|
Amusement park
|
1 per 600 square feet outdoor recreation area
|
|
Animal cemetery
|
1 per acre, but not less than 5 spaces
|
|
Auditorium
|
1 per each 2 seats in the main seating area
|
|
Automobile repair and service
|
3 per repair bay and 1 per each employee
|
|
Bakery
|
1 per 300 square feet GFA
|
|
Bookstore
|
1 per 300 square feet GFA
|
|
Carpet cleaning
|
1 per 300 square feet GFA
|
|
Car rental
|
1 per 375 square feet GFA of sales and service building
|
|
Car wash
|
1 per 375 square feet GFA, including service bays, wash tunnels,
and retail areas
|
|
Catering
|
1 per 300 square feet GFA
|
|
Cemetery and mausoleums
|
1 per each employee and ample accessways to the cemetery sections
so as to allow parking on the accessway for gravesite services and
visitations
|
|
Communication antenna
|
1 per service employee
|
|
Conference center
|
1 per 6 seats or 1 per 30 square feet GFA if no permanent seats
|
|
Convenience store
|
1 per 300 square feet GFA
|
|
Craft studio
|
1 per each 200 square feet of floor area
|
|
Custom printing
|
1 per 300 square feet GFA
|
|
Department stores
|
1 per 300 square feet GFA
|
|
Drive-through facilities
|
1 per 250 square feet GFA
|
|
Drugstore
|
1 per each 200 square feet of floor area
|
|
Exercise club
|
1 per 300 square feet GFA
|
|
Financial institution
|
1 per 300 square feet GFA
|
|
Flea market
|
1 per 300 square feet of outdoor display area
|
|
Funeral home
|
1 per 4 seats
|
|
Garden center
|
1 per 1,000 square feet
|
|
Gas station
|
1 per 375 square feet GFA, including service bays, wash tunnels
and retail areas
|
|
Golf course
|
6 per hole
|
|
Hardware store
|
1 per each 200 square feet of floor area
|
|
Kennel
|
1 per each employee on the maximum shift and 1 per each 200
square feet of area devoted to the kennel area
|
|
Laundromat
|
1 per 300 square feet GFA
|
|
Lumberyard
|
1 per 375 square feet GFA of sales and service building
|
|
Manufactured home sales
|
1 per 300 square feet GFA of sales building
|
|
Nightclub
|
1 per 2 seats
|
|
Office, business and professional
|
1 per each 300 square feet of floor area
|
|
Pawnshop
|
1 per each 200 square feet of floor area
|
|
Personal services
|
1 per each 200 square feet of floor area
|
|
Post office
|
1 per employee
|
|
Recording studio
|
1 per 300 square feet GFA
|
|
Restaurant
|
1 per 75 square feet GFA
|
|
Restaurant, drive-through
|
1 per 75 square feet GFA
|
|
Retail sales and service
|
1 per each 200 square feet of floor area
|
|
Self-storage
|
1 per 600 square feet GFA
|
|
Shopping center
|
1 per 300 square feet GFA
|
|
Tattoo parlor
|
1 per 300 square feet GFA
|
|
Tavern or bar
|
1 per 2 seats
|
|
Vehicle/boat/equipment sales
|
1 per each 2,000 square feet of lot area for employee and customer
parking (excludes vehicle display area)
|
|
Veterinarian office
|
1 per each 400 square feet of floor area
|
|
Warehouse/discount store
|
1 per 300 square feet GFA
|
|
Industrial
| |
|
Asphalt plant
|
1 per employee on max shift
|
|
Automotive wrecking and graveyards, salvage yards, and junkyards
|
1 per employee
|
|
Construction-related businesses
|
1 per 1,000 square feet GFA
|
|
Laboratory or specialized industrial facility
|
1 per 300 square feet GFA
|
|
Large area distribution or transit warehouse
|
1 per 1,000 square feet GFA
|
|
Light industrial structures and facilities
|
1 per 1,000 square feet GFA
|
|
Mini warehouse
|
4 spaces plus 2 for manager's quarters
|
|
Process plants (metals, chemicals, etc.)
|
1 per 300 square feet GFA
|
|
Recycling business
|
1 per employee
|
|
Refrigerated warehouse and cold storage
|
1 per 1,000 square feet GFA
|
|
Tank farms
|
1 per 1,000 square feet GFA
|
|
Warehouse and storage services
|
1 per 1,000 square feet GFA
|
|
Public assembly
| |
|
Amphitheater
|
1 per 6 seats or 1 per 30 square feet of GFA if no permanent
seats
|
|
Amusement, sports, or recreation establishment (not specifically
enumerated)
|
1 per 6 seats or 1 per 30 square feet of GFA if no permanent
seats
|
|
Arcade
|
1 per game table, video game, amusement device
|
|
Bowling, billiards, pool, etc.
|
2 per lane
|
|
Clubs and lodges
|
1 per 3 persons
|
|
Community center
|
1 per 300 square feet GFA
|
|
Drive-in theaters
|
None
|
|
Exhibition, convention, or conference structure
|
1 per 1,000 square feet GFA
|
|
Fitness, recreational sports, gym, or athletic club
|
1.5 per 1,000 square feet GFA
|
|
Indoor theater
|
1 per 6 seats
|
|
Miniature golf establishment
|
1 per hole
|
|
Place of worship
|
1 per 8 seats
|
|
Racetrack
|
1 per 6 seats or 1 per 30 square feet of GFA if no permanent
seats
|
|
Skating rinks
|
5 per 1,000 square feet GFA
|
|
Sports stadium or arena
|
1 per 6 seats or 1 per 30 square feet of GFA if no permanent
seats
|
|
Institutional or community facility
| |
|
Animal hospital
|
1 per employee
|
|
Aquarium/zoo facility
|
1 per 1,000 square feet GFA
|
|
Assisted living facilities
|
1 per 3 rooms
|
|
College or university facility
|
1 per 4 students
|
|
Community food services
|
1 per 250 square feet GFA
|
|
Day-care center
|
1 per 375 square feet GFA
|
|
Exhibitions and art galleries
|
1 per 400 square feet GFA
|
|
Group care facility
|
1 per 3 rooms
|
|
Hospital building
|
1 per 400 square feet GFA
|
|
Public clinic, medical
|
1 per each 200 square feet of floor area
|
|
Medical and dental offices
|
1 per each 150 square feet of gross floor area, plus 1 per employee,
plus four per doctor or practitioner
|
|
Methadone treatment center
|
1 per each 200 square feet of floor area
|
|
Nursing home
|
1 per 3 rooms
|
|
School
|
1 per classroom
|
|
Trade or specialty school
|
1 per 200 feet
|
|
Government uses
| |
|
Ambulance facility
|
1 per employee plus 1 per 200 square feet GFA
|
|
Correctional or rehabilitation facility
|
1 per employee on maximum shift, 1 per service vehicle
|
|
Emergency operation center
|
1 per employee
|
|
Fire station
|
1 per employee plus 1 per each 3 volunteer personnel on normal
shift plus 1 per 200 square feet usable office space
|
|
Library
|
1 per 300 GFA
|
|
Magistrate office
|
1 per 300 square feet GFA
|
|
Municipal building
|
1 per 300 square feet GFA
|
|
Park
|
Parking demand analysis
|
|
Police station
|
1 per employee plus 1 per each 3 volunteer personnel on normal
shift plus 1 per 200 square feet usable office space
|
|
Salt storage facility
|
None
|
|
Transportation-related facilities
| |
|
Airport control tower
|
None
|
|
Airport maintenance and hangar facility
|
None
|
|
Airport terminal
|
1 per 4 seating accommodations for waiting passengers plus 1
per each 2 employees
|
|
Automobile parking facilities
|
None
|
|
Bus or truck maintenance facility
|
None
|
|
Bus terminal
|
1 per employee plus spaces required to satisfy projected peak
parking needs
|
|
Courier and messenger services
|
None
|
|
Heliport facility
|
1 per 4 seating accommodations for waiting passengers plus 1
per each 2 employees
|
|
Taxi and limousine service
|
None
|
|
Towing and other road services
|
None
|
|
Truck or freight transportation services
|
None
|
|
Utility uses
| |
|
Co-location: communications facility
|
1 per service employee
|
|
Essential facilities
|
None
|
|
Gas or electric power generation facility
|
1 per employee
|
|
Hazardous waste collection
|
1 per employee
|
|
Hazardous waste treatment and disposal
|
1 per employee
|
|
Incinerator or similar facility
|
1 per employee
|
|
Radio, television, or wireless transmitter
|
1 per service employee
|
|
Railroad facility
|
1 per employee
|
|
Sewer treatment plan
|
1 per employee
|
|
Solid waste transfer station
|
1 per employee
|
|
Solid waste combustor or incinerator
|
1 per employee
|
|
Solid waste landfill facility
|
1 per employee
|
|
Telecommunications facilities
|
1 per service
|
|
Utility structures on right-of-way
|
None
|
|
Wastewater storage or pumping station facility; lift stations
|
1 per employee
|
|
Water supply pump station
|
1 per employee
|
|
Water supply-related facility
|
1 per employee
|
|
Water tank (elevated, at grade, underground)
|
1 per service employee
|
|
Water treatment and purification facility
|
1 per employee
|
|
Weather stations or transmitters
|
1 per employee
|
|
Agriculture, forestry, fishing, and hunting
| |
|
Animal production, including slaughter
|
1 per 300 square feet GFA
|
|
Farmers market
|
1 per 300 square feet GFA
|
|
Forestry and logging
|
None
|
|
Grain silos and other storage structure for grains and agricultural
products
|
1 per 300 square feet GFA
|
|
Greenhouses/nurseries
|
1 per 375 square feet GFA
|
|
Hatcheries and poultry houses
|
1 per 300 square feet GFA
|
|
Kennels and other canine-related facilities
|
1 per 300 square feet GFA
|
|
Livestock pens or hog houses
|
1 per 300 square feet GFA
|
|
Stables and other equine-related facilities
|
1 per 300 square feet GFA
|
|
Mining and extraction establishments
| |
|
Coal
|
1 per employee plus 1 per facility vehicle
|
|
Metals (iron, copper, etc.)
|
1 per employee plus 1 per facility vehicle
|
|
Natural gas compressor station
|
1 per employee plus 1 per facility vehicle
|
|
Natural gas processing plant
|
1 per employee plus 1 per facility vehicle
|
|
Nonmetallic mining
|
1 per employee plus 1 per facility vehicle
|
|
Oil or gas well
|
1 per employee plus 1 per facility vehicle
|
|
Quarrying and stone cutting
|
1 per employee plus 1 per facility vehicle
|
Intent. All nonresidential buildings shall provide required
off-street loading berths in accordance with this chapter. Off-street
loading and unloading requirements apply in all zoning districts except
for the CBD and MU, which are not required to provide facilities in
accordance with this section. In all other districts, whenever a new
use is established or an existing use is structurally altered, converted
or enlarged, off-street loading berths shall be provided in accordance
with the requirements of this section.
A.
Off-street loading design.
(1)
Size. Each loading berth shall be at least 65 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 and shall not block any driveway used for circulation
through the site.
(2)
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 from obstruction.
(3)
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.
(4)
Screening. Loading berths shall be screened by providing a Buffer Yard C in accordance with Article V when facing any residential use or residential zoning district.
(5)
Surfacing. All loading berths shall have a paved, concrete or
bituminous surface, graded with positive drainage to dispose of surface
water.
(6)
Lighting. Any lighting used to illuminate loading berths shall
be shielded from any adjoining residential use or zoning district
and away from any street or highway.
B.
Off-street loading requirements. 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:
(1)
Department 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:
|
Table 15, Berths Required (Retail, Industrial or 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
| |
(2)
Auditoriums, convention or exhibit halls, sports arenas, hotels,
office buildings, restaurants, nursing homes, hospitals, schools,
apartment buildings, public buildings and similar uses which receive
deliveries by tractor-trailer:
|
Table 16, Berths Required (Auditoriums, Convention Halls,
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
| |
(3)
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.
(4)
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 right-of- way.
