Brentwood City Zoning Code
ARTICLE VI
Parking
§ 210-47 Parking.
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.
§ 210-48 Parking ratios.
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 11.[1] 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 shall be rounded up to require a full off-street parking space.
E.
Floor area measurement: "Floor area" and "GFA" are synonymous for purposes of this chapter (see the definition of "gross floor area").
§ 210-49 Minimum parking ratios.
Table 11 establishes the minimum numbers of parking spaces required for the uses indicated.[1] 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 11. 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:
(1)
Required parking for single-family dwellings may be stacked and do not require separate access to each required space.
(2)
No on-site parking is required for commercial uses in the MUN Zoning District when the commercial use abuts a public street that has on street parking, or when other public parking is reasonably available to the site. No parking is required for the residential portions of mixed use buildings in the MUN Zoning District where there are three or less residential units in the building. Standalone residential buildings and buildings or portions thereof that contain more than three dwelling units in the MUN Zoning District shall be required to provide on-site parking for that portion of buildings that contain the residential use.
(3)
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.
(4)
Spaces at gasoline pumps and bays for auto repair/service are not counted toward the minimum parking required.
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.
§ 210-50 Parking dimensions and surface requirements.
A.
Off-street parking spaces shall have a minimum dimensions as established in Figure 9.
B.
Required off-street parking space(s) and loading zones shall conform to the following: all off-street 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 only of concrete, asphalt, brick or Belgian block. The construction of all such off-street loading spaces shall be subject to inspection and approval by the Brentwood Borough Engineer, concerning the materials of construction and specification of construction, prior to, during and after the completion of construction of such off-street loading spaces.
C.
In addition to the other standards of this section, the following regulations shall apply to parking spaces in the R-1, R-2 and R-3 Zoning Districts: The term "parking space" shall include but is not limited to a parking pad, driveway and any other area provided for parking a vehicle. Each parking space provided, constructed or maintained for parking of vehicle(s) pursuant to the provisions of this chapter must have a width not greater than 50% of the width of the front of the dwelling or building structure located on the lot containing the parking space and must have a dimension of at least 22 feet perpendicular to the width.
D.
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 9, provided that aisles having two-way traffic are required to provide a width of 23 feet regardless of angle of parking.
FIGURE 9 — PARKING DIMENSION STANDARDS PARKING AREA DESIGN STANDARDS  |
Minimum Parking Spaces and Aisle Dimensions | |||
|---|---|---|---|
Parking Angle (X) | A | B | C |
30º | 11'-0" | 17'-9 1/2" | 18'-0" |
45º | 13'-0" | 20'-6" | 12'-9" |
60º | 18'-0" | 21'-10" | 10'-4 1/2" |
70º | 19'-0" | 21'-10 1/2" | 9'-7" |
60º | 25'-0" | 21'-3" | 9'-1 1/2" |
90º | 25'-0" | 20'-0" | 9'-0" |
NOTE: THE MAXIMUM PERMISSIBLE SLOPE OF ANY PARKING AREA SHALL BE 5%. | |||
§ 210-51 Parking, access and layout.
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 aisle ways 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 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.
C.
Joint access to abutting parcels shall be provided wherever practical. This will result in the development of shared parking areas at vehicular access points.
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 right-of-way.
E.
Except as otherwise permitted under a shared parking plan, off-street parking facilities shall be located on the lots on which the use or structure for which they are provided is located.
F.
Within the CRD District vehicular access will be limited to Route 51 and Brownsville Road. New access points from Greenlee, Marylea, Old Clairton, and Stilley Road will be prohibited. Access points will be perpendicular to the right-of-way.
G.
Vehicular access points along Route 51 and Brownsville Road must provide a clear site distance of 150 linear feet in each direction, must be at least 200 linear feet away from any other vehicle access point measured from center to center of intersections and must be at least 200 linear feet from any intersection. The Planning Commission shall review any proposed development not meeting these criteria and recommendations made to Council for its approval or disapproval.
H.
All vehicular turning movements and maneuvering must take place on site.
I.
Internal driveways through development sites shall be provided to permit on-site access to parking and loading facilities and to permit emergency vehicle access.
J.
Pedestrian walkways will be provided throughout the CRD and MUN Zoning Districts. These walkways shall be parallel to the street, unless a developer shows that an alternative system provides safe and convenient circulation. These walkways will be a minimum of six feet wide and shall be paved and maintained with a smooth surface of concrete or brick. Pedestrian walkways shall be designed, graded, constructed, surfaced and maintained to be readily usable by persons with disabilities.
K.
Pedestrian walkways shall be required within development sites to provide safe and convenient pedestrian access between buildings and to parking areas and transit stops. Sidewalks within development sites shall be differentiated when crossing vehicular lanes by lines, stripping, signalization and/or different paving materials. They shall be constructed and designed to provide safe passage of pedestrians.
L.
Traffic aisles that do not provide for continuous circulation within the site shall provide for turnaround areas. Turnaround areas shall be a minimum of 25 feet by 25 feet.
M.
The end of each parking aisle shall have an end cap island of at least five feet in width. The end cap island area shall not be use in meeting required minimum parking space or travel isle dimensions.
§ 210-52 Accessible parking requirements.
Accessible parking spaces for the physically challenged shall be provided for multiple-family and nonresidential uses in compliance with the current version of the U.S Department of Justice ADA Standards for Accessible Design.
§ 210-53 Parking ratios.
[Amended 12-10-2018 by Ord. No. 1269; 7-25-2022 by Ord. No. 1304]
Table 11 — Parking Ratios | |
|---|---|
Parking Ratios | |
Land Use/Activity | Minimum Vehicle Spaces |
Residential Buildings | |
Conversion dwellings | 2 per dwelling unit |
Duplex | 2 per dwelling unit |
Group home | 1 for every three beds plus one for each employee |
Manufactured housing, residential design | 2 per dwelling unit |
Mobile home park | 2 per dwelling unit |
Multifamily dwellings | 1.2 per dwelling unit |
Quadruplex | 2 per dwelling unit |
Single-family | 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 |
Extended stay hotel/motel | 1 per room plus 1 space per employee and 1 per 800 square feet of public meeting area |
Hotel, motel | 1 per room plus 1 space per employee and 1 per 800 square feet of public meeting area |
Rooming and boarding house | 1 per guest room plus 2 spaces for owner's portion |
Commercial | |
Adult business | Parking demand analysis to be performed by a traffic engineering firm |
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 park | 1 per 600 square feet outdoor recreation area |
Animal cemetery | 1 per acre, but not less than 5 spaces |
Animal day care | 1 per 600 square feet GFA plus 1 per employee |
Animal groomer | 2 per grooming station plus one per employee |
Art and craft studio | 1 per each 200 square feet of floor area |
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 |
Beverage distributor | 1 per 300 square feet GFA |
Book store | 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 |
Commercial recreation-indoor | 1.5 per 500 square feet GFA |
Commercial recreation, outdoor | 1 per each 3 participants at maximum utilization |
Communication antenna | 1 per service employee |
Conference center | 1 per 5 seats or 1 per 300 square feet GFA if no permanent seats |
Convenience stores or centers | 1 per 300 square feet GFA |
Custom printing | 1 per 300 square feet GFA |
Department stores | 1 per 300 of GFA |
Drive-through facilities | 1 per 250 square feet GFA |
Drug store | 1 per each 200 square feet of floor area |
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 |
Massage establishment | 1 per each 200 square feet of floor area |
Micro brewery | 1 per 75 square feet GFA |
Nightclub | 1 per 2 seats |
Office, business and professional | 1 per each 300 square feet of floor area |
Outdoor advertising sign | 1 space |
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 store | 1 per each 200 square feet of floor area |
Shopping center (3 plus acres) | 1 per 300 square feet GFA |
Tattoo parlor | 1 per 300 GFA |
Tavern or bar | 1 per 2 seats |
Tobacco establishment | 1 per 200 GFA |
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 |
Commercial motor vehicle repair | 3 per repair bay and 1 per each employee |
Constructions-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 |
Manufacturing facility | 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 |
Research and development | 1 per 500 square feet of GFA |
Tank farms | 1 per 1,000 square feet GFA |
Warehouse and storage services (including distribution) | 1 per 1,000 square feet GFA |
Public Assembly | |
Clubs and lodges | 1 per 3 persons |
Community center | 1 per 300 square feet gross |
Exhibition, convention, or conference structure | 1 per 1,000 square feet GFA |
Place of worship | 1 per 8 seats |
Institutional or Community Facility | |
Animal hospitals | 1 per employee |
Assisted living facilities | 1 per 3 rooms |
Aquarium/zoo facility | 1 per 1,000 square feet GFA |
College or university facility | 1 per 4 students |
Day-care center | 1 per 375 square feet GFA |
Dormitories | 1 per 4 students |
Exhibitions and art galleries | 1 per 500 square feet of GFA |
Group care facility | 1 per 3 rooms |
Hospital building | 1 per 400 square feet GFA |
Life care or continuing care services | 1 per 3 rooms |
++Medical and dental offices | 1 space per employee plus 4 spaces per doctor or practitioner on duty at any given time |
Methadone treatment center | 1 per each 200 square feet of floor area |
Nursing home | 1 per 3 rooms |
Public clinic, medical | 1 per each 200 square feet of floor area |
Retirement housing facility | 1 per three dwelling units |
School | 1 per classroom |
Skilled nursing | 1 per 3 rooms |
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 + 1 per each 3 volunteer personnel on normal shift + 1 per 200 square feet usable office space |
Library | 1 per 300 square feet 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 | 1 per employee |
Transportation-related Facilities | |
Airport control tower | 1 per employee |
Airport maintenance and hangar facility | 1 per employee |
Airport terminal | 1 per 4 seating accommodations for waiting passengers plus 1 per each 2 employees |
Automobile parking | 1 per employee |
Bus or truck maintenance facility | 1 per employee |
Bus terminal | 1 per employee plus spaces required to satisfy projected peak parking needs |
Courier and messenger services | 1 per employee |
Heliport facility | 1 per 4 seating accommodations for waiting passengers plus 1 per each 2 employees |
Multistoried parking structure | Not applicable |
Park and ride facility | Not applicable |
Taxi and limousine service | 1 per employee |
Towing and other road services | 1 per employee |
Truck or freight transportation services | 1 per employee |
Utility Uses | |
Co-location - communication 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 |
Large solar energy production facility | 1 per service employee |
Large wind energy production facility | 1 per service 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 |
Tower-based wireless communications facility (outside right-of-way) | 1 per service |
Water supply pump station | 1 per employee |
Water supply-related facility | 1 per employee |
Water tank (elevated, at grade, underground) | 1 per service 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 |
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 one per facility vehicle |
Metals (iron, copper, etc) | 1 per employee plus one per facility vehicle |
Natural gas compressor station | 1 per employee plus one per facility vehicle |
Natural gas processing plant | 1 per employee plus one per facility vehicle |
Nonmetallic mining | 1 per employee plus one per facility vehicle |
Oil or gas well | 1 per employee plus one per facility vehicle |
Quarrying and stone cutting | 1 per employee plus one per facility vehicle |
§ 210-54 Off-street loading and unloading.
Intent. All new nonresidential buildings shall provide required off-street loading berths in accordance with this chapter. In all zoning districts, whenever a new construction is proposed, 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 12 — 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 13 — 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.