Cecil Township City Zoning Code
ARTICLE IX
Off-Street Parking and Loading
§ 240-62 Purpose.
The regulations of this article are designed to alleviate or prevent congestion of streets by establishing minimum requirements for on-site storage, loading and/or unloading of motor vehicles in accordance with the use by which a property is occupied. Off-street parking and loading facilities shall be provided and maintained for all buildings, structures or premises used for purposes permitted by this chapter in accordance with the provisions of this article.
§ 240-63 Scope and application.
A.
Nonconforming parking.
(1)
No use previously lawfully established shall be required to provide and maintain the parking and loading requirements herein but shall maintain the parking and loading requirements as previously approved or originally required by the Township for such use.
(2)
For any nonconforming use which is hereafter damaged or partially destroyed, and which is lawfully reconstructed, reestablished or repaired, off-street parking and loading facilities equivalent to those maintained or required at the time of such damage or partial destruction shall be restored and continued in operation; provided, however, in no case shall it be necessary to restore or maintain parking or loading facilities in excess of those required by this chapter for equivalent new uses.
B.
Additional parking required.
(1)
When the intensity of use of any building, structure or premises shall be increased through the addition of dwelling units, floor area, beds, seating capacity, or other unit of measurement, additional parking and loading facilities as required herein shall be provided only for such increase in intensity of use.
(2)
Whenever the existing use of a building, structure or premises shall hereafter be changed or converted to a new use permitted by this chapter, parking and loading facilities shall be provided as required herein for such new use.
C.
Additional parking permitted. Nothing in this chapter shall be deemed to prevent the voluntary establishment of additional off-street parking or loading facilities to serve any existing use of land or buildings, unless a maximum requirement is imposed, provided that all regulations herein governing the location, design and operation of such facilities are followed.
D.
Use of parking by other uses is limited. Off-street parking facilities for separate uses may be provided collectively if the total number of spaces so provided is not less than the sum of the separate requirements for each such use, and no parking space or portion thereof shall serve as a required space for more than one use, unless authorized by site plan approval as shared parking, pursuant to § 240-67 of this article.
E.
Distinction between parking and loading areas. Required off-street loading and unloading spaces shall not be construed as being part of the required off-street parking spaces. In addition, required off-street parking spaces, including aisles, shall not be used for loading or unloading purposes except during hours when business operations are suspended.
F.
Limitations on parking areas.
(1)
Use of parking areas limited. Accessory off-street parking facilities shall be utilized solely for the parking of passenger automobiles or light trucks of less than one ton capacity of patrons, occupants or employees of specified uses. Said parking facilities shall not be used for the storage, display, repair, dismantling or wrecking of any vehicle, equipment or material. Further, no repair work or service of any kind shall be permitted in association with accessory off-street parking facilities, unless such facilities are enclosed in a building and such work or service is otherwise permitted in the district. Parking facilities shall not be used for the sale of any material, unless the material is seasonal in nature; the area to be used comprises 10% or less of the parking area; and approval has been obtained from the Zoning Hearing Board as a temporary use.
(2)
Commercial and recreational vehicles on residential lots. On residential lots, a maximum of one off-street parking space may be provided for a commercial vehicle of no more than eight tons' capacity (manufacturer's rating) or more than 26,000 pounds gross vehicle weight. Grass areas in front-yard setbacks are not considered off-street parking areas and shall not be utilized as such.
(3)
Drive-through stacking. A property owner proposing a drive-through facility shall provide five stacking spaces for each drive-through station in addition to the parking required by this section. Each lane of stacking space must be at least nine feet wide and must be delineated with pavement markings. Each stacking space must be at least 18 feet long; however, individual spaces within the lane need not be delineated with pavement markings. Stacking lanes may not be located within required driveway, internal circulation, or parking aisle widths.
G.
Approvals. Parking and loading requirements will be determined through the site plan review process.
§ 240-64 Required off-street parking ratios.
A.
Computing number of required spaces. In determining the minimum required number of off-street parking or loading spaces, the following instructions shall be applicable in such computations:
(1)
Determining floor area. Off-street parking requirements shall be calculated based on gross square footage of the use to which the parking is accessory or as otherwise provided in § 240-64B below.
(2)
Fractions. If the calculation of required parking spaces results in a fraction, said fraction shall be considered as being the next unit and shall be counted as requiring one space.
(3)
Public assembly seating. In sports arenas, churches and other places of assembly in which patrons occupy benches, pews or other similar seating facilities, each 24 inches of such seating shall be counted as one seat for the purpose of determining requirements hereunder.
(4)
Determining parking requirements for other mixed uses. The required number of parking spaces for mixed-use facilities shall be determined by the Township on the basis of the gross square footage of each use, the required parking for each use, and the degree to which such uses produce individual vehicle trips.
(5)
Determining parking requirements for unlisted uses. For uses not specified in § 240-64B below, the number of parking spaces shall be determined by the Township on the basis of requirements for similar uses, the gross square footage of the use, and the relationship between the size of the use and the number of persons served or employed.
B.
Required parking ratios.
[Amended 6-6-2016 by Ord. No. 6-2016]
Uses | Required Parking Spaces | ||
|---|---|---|---|
Residential | |||
Dwelling unit, single-family | 2 spaces | ||
Dwelling unit, 2-family | 2 spaces per dwelling unit | ||
Dwelling unit, multifamily | Studio units: 1.5 spaces | ||
1 bedroom units: 1.5 spaces | |||
2 or more bedroom units: 2 spaces | |||
Plus 0.24 visitor space per unit | |||
Townhouse or garden apartment | 2 spaces per unit plus 0.66 visitor space per unit | ||
High-rise apartment | 1 space per unit | ||
Mobile home park | 2 per mobile home site, plus 1 per 300 square feet of office area, plus auxiliary lot(s) containing a total of 1 space per 3 mobile home berths | ||
Home occupation | 2 (maximum) in addition to residence requirement | ||
Bed-and-breakfast | 2 spaces, plus 1 additional space per guest room | ||
Commercial retail and service | |||
Automobile or trailer sales area | 1 employee space for each 200 square feet of indoor floor area, plus 1 employee space for each 20 outdoor vehicle display spaces, plus 1 customer space for each 20 outdoor vehicle display spaces | ||
Automobile repair and fuel sales | 2 spaces per service bay, plus 1 space per 250 square feet of accessory retail sales area, plus 1 space per employee | ||
Banks and financial offices | 1 space per 250 square feet | ||
Bar, lounge, tavern or nightclub | 1 space per 35 square feet of indoor public floor area, plus 1 per 200 square feet of outdoor public seating area | ||
Day-care center | 1 space for each staffperson plus 4 spaces designated for visitors | ||
Day care home | 1 space for each staff person plus 2 spaces designated for visitors | ||
Drive-through facilities | 5 stacking spaces for each window | ||
Furniture and appliance stores | Up to 15,000 square feet: 1 space per 500 square feet | ||
15,000 square feet or more: 1 space per 500 square feet for the first 15,000 square feet; 1 space per 800 square feet thereafter | |||
Greenhouse (commercial) or facilities for raising or breeding nonfarm animals | 3 spaces plus 1 per 125 square feet of sales area | ||
Grocery or supermarket | 1 space per 300 square feet | ||
Hotel, motel | 1 space for each separate sleeping unit in addition to 5 parking spaces per 100 units or fraction thereof, and 1 space per each employee | ||
Medical and dental clinics | 1 per employee plus 3 per doctor | ||
Mortuary | 1 space per 2 seats' capacity, plus 1 per 30 square feet of public assembly area | ||
Nursing homes | 1 space for every 3 beds, plus 1 per staff on peak shift | ||
Office/business/professional services | 1 per 300 square feet | ||
Personal care boarding home | 1 space for every 2 full-time staff plus 1 space for every 3 residents | ||
Plant nurseries, building material sales, equipment rental or sales yards, and similar uses | 1 space per 300 square feet of sales and display area, not including greenhouse area. | ||
Regional shopping center (over 200,000 square feet) | 1 space per 250 square feet | ||
Freestanding stores and shopping centers (less than 200,000 square feet) | 1 space per 300 square feet | ||
Restaurant (carry-out) | 1 space per 140 square feet | ||
Restaurant (fast-food, high turnover) | 1 space per 60 square feet | ||
Restaurant (sit-down, low turnover) | 1 space per 75 square feet | ||
Veterinary clinic | 2 spaces, plus 1 per 3 animal cages, kennels or pens, plus 1 per treatment room | ||
Industrial | |||
Manufacturing and industrial | 1 space per 500 square feet (in industrial park) | ||
Establishments | 1 space per 800 square feet (outside industrial park) | ||
Warehousing or wholesaling establishments | 1 space per 2,000 square feet | ||
Junkyards | 2 spaces per acre | ||
Self-service storage facility | 1 space per 50 storage spaces, plus 1 per 300 square feet of office space | ||
Energy, communication and transportation uses | |||
Radio or TV tower/studio | 1 space per 500 square feet | ||
Railway station or bus station | 1 space per 10 seats in waiting room, plus 1 per 300 square feet of office area, plus 1 per 250 square feet of retail area | ||
Sewage disposal plant with on-site office | 1 space per 400 square feet devoted to office use, with 2 spaces minimum | ||
Telephone exchange or public utility substation | 1 space | ||
Institutional | |||
Cemetery, crematory or mausoleum | 2 spaces, plus 1 per 4 seats provided for any place of assembly | ||
College or university | 1 space per 4 students, based on projected maximum enrollment; plus 1 per 4 seats in auditorium and/or gymnasium areas; plus 1 per 200 square feet of office area | ||
High school | 1 space per 6 students, based on projected maximum classroom capacity; plus 1 per 4 seats in auditorium and/or gymnasium areas; plus 1 per 200 square feet of office area | ||
Elementary and junior high school | 1 space per classroom; plus 1 per 4 seats in auditorium and/or gymnasium areas; plus 1 per 200 square feet of office area | ||
Kindergarten or preschool | 1 space per 200 square feet | ||
Trade school, business school, or commuter college | 1 space per 2 students, plus 1 space per 200 square feet of office area | ||
Fire station | 6 spaces per truck bay; if social hall is incorporated, additional 1 space per 3 seats in primary room of assembly | ||
Police station | 1 space per 250 square feet, plus 1 per police vehicle | ||
Hospitals | 1 space for each bed, plus 1 space for each staff and employee on peak shift | ||
Houses of worship | 1 space per 4 seats in main auditorium, plus 1 per 300 square feet of classroom and meeting areas - stacked parking is permitted | ||
Penal or correctional institution | 1 space per 10 inmates' capacity | ||
Post offices | 1 space per 200 square feet | ||
Private club, lodge, or recreational facility | 1 space per 250 square feet of floor area in any principal building | ||
Library or museum | 1 space per 500 square feet | ||
Community recreation buildings | 1 space per 200 square feet | ||
Civic offices | 1 space per 250 square feet | ||
Entertainment | |||
Billiard hall | 2 spaces per billiard table | ||
Bowling alley | 3 spaces per lane, plus 1 per 4 spectator seats | ||
Campground | 1 space per campsite, plus 1 per cabin | ||
Dancing academy | 1 space per 200 square feet | ||
Game centers | 1 space per 100 square feet | ||
Health or fitness studio | Less than 10,000 square feet: 1 per 150 square feet | ||
10,000 to 19,999 square feet: 1 per 200 square feet | |||
20,000 to 29,999 square feet: 1 per 250 square feet | |||
Over 30,000 square feet: 1 per 300 square feet | |||
Riding stable | 1 space per 2 horse stalls | ||
Stadium or coliseum | 1 space per 4 seats | ||
Swimming pools, skating rinks, tennis clubs, and similar facilities | 1 space per 500 square feet of gross area or 5 per 100 square feet of water or court area, whichever is greater | ||
Public golf course | 1 space per 200 square feet of floor area in any main building, plus 1 per every 2 practice tees, plus 4 for each green in the playing area | ||
Theater/cinema (indoor) | 1 space per 4 seats | ||
§ 240-65 Design standards for parking lots and driveways.
A.
Applicability. All off-street parking areas shall be developed in accordance with the standards of this § 240-65, except in the case of one- and two-family uses (unless otherwise noted), agricultural uses, and storage of vehicular merchandise not counting toward the minimum requirements as set forth in this chapter. For purposes of this § 240-65 only, requirements for commercial and industrial uses shall also apply to multifamily residential developments, with exceptions as noted.
B.
Dimensions and layout.
(1)
Each off-street parking space shall open directly upon an aisle or driveway according to the width and design as indicated below so as to provide safe and efficient means of vehicular access to such parking space. Such aisle or driveway shall be unobstructed and allow for the passage of emergency vehicles at all times.
Parking Angle | One-Way Aisle Width (feet) | Two-Way Aisle Width (feet) | Stall Width (feet) | Stall Length (feet) | |
|---|---|---|---|---|---|
90° | 24 | 24 | 9 | 18 | |
60° | 18 | 24 | 9 | 18 | |
45° | 15 | 24 | 9 | 18 | |
0° (parallel) | 15 | 24 | 9 | 22 |
(2)
The parking angle shall be measured between the center line of the parking space and the center line of the aisle. Stall length, except for parallel parking spaces, shall be measured at right angles to the edge of the usable parking area forming the angles.
(3)
Driveways connecting parking area to street shall be a minimum width of 20 feet.
C.
Location and access of off-street parking and loading areas.
(1)
Right-of-way access.
(a)
All off-street parking and loading facilities shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement.
(b)
Acceleration and deceleration lanes may be required, as determined through Township and state review procedures.
(2)
Driveway location.
(a)
Commercial or industrial driveway entrances or exits and entrances into or exits from multifamily developments shall be located at least 25 feet from an adjoining residential property line, 10 feet from an adjoining nonresidential property line, and at least 100 feet from the cartway of an intersection. In the event that the property is less than 100 feet in frontage, the driveway shall be at the furthest extremity from the intersection cartway that is feasible. Such drives shall intersect the street at an angle of between 75° and 105°. Highway occupancy permits must be obtained for access onto state roads.
(b)
Commercial and industrial driveways, but not including those driveways within multifamily developments which serve individual residential uses, shall be limited to one per street frontage, with a width of no less than 20 feet and no more than 30 feet, exclusive of a required curb return radius. Two driveways, not exceeding 30 feet in width each, may constitute a single entrance-divider-exit designed driveway, provided such entrances/exits shall be limited to one per street frontage and shall be approved by the Township Engineer. Further, the Township may, through site plan review, approve one additional drive cut per street frontage where the length of lot frontage warrants. Driveways intended for oversize vehicles may exceed the maximum width specified in this paragraph through approval from the Township.
(c)
Owners of adjoining properties shall provide combined driveways wherever practical. In conjunction with approval of a development, Cecil Township may require a property owner to provide an access and circulation easement to an abutting owner where joint access is reasonable, to minimize traffic congestion in serving future development. Such entrances or exits shall be designed so as not to interfere with traffic movement.
(d)
Single-family and two-family residential driveways and those driveways within multifamily developments which serve individual residential uses shall be limited to two per street frontage and a width of no less than 11 feet and no greater than 22 feet at the right-of-way line. Such drives for corner lots exiting onto arterial or collector roads shall be located as far as possible from the nearest intersection curbline and shall intersect the street at an angle of between 75° and 105°. A proposed driveway location will be denied if, in the opinion of the Township Engineer, an unsafe condition will be created. The determination will be made on the basis of speed and volume of traffic on the roadway being connected to and on the curve data and elevations of the roadway with regards to safe sight distance.
(3)
Location of accessory parking and loading on the same lot. Accessory off-street parking and loading spaces shall be provided on the same lot as the use served, except as otherwise provided in this chapter, and may be situated in one or more individual areas.
(4)
Location of parking in relation to property line. Accessory off-street parking areas, including aisles serving spaces, may be located no closer than eight feet to any property line and shall adhere to any additional setbacks as required by § 240-85 between incompatible uses. (Residential driveways not included.)
(5)
Interior circulation requirements.
(a)
Required off-street parking spaces shall be so designed, arranged, and regulated as to have individual spaces marked, be unobstructed and have access to an aisle or driveway so that any automobile may be moved without moving another, and so that no maneuvering directly incidental to entering or leaving a parking space shall be on any public right-of-way or walkway.
(b)
Designated public or private fire lanes shall be required as deemed necessary by a Township-designated fire department agent to enable effective and efficient operation of fire apparatus. Fire lanes shall have a minimum width of 20 feet, a minimum vertical clearance of 13 feet six inches. Said lanes shall be maintained free of obstructions and vehicles and shall be identified by "Fire Lane" pavement markings and posting of "No Parking - Towing Zone" signs. All designated fire lane signs or markings shall be maintained in a clean and legible condition at all times and replaced when necessary to ensure adequate visibility. Where access to the sides or rear of buildings is required for fire lanes, but paved drives are not needed in these areas for other reasons, such as service of parking areas or loading docks, a porous pavement system consisting of interlocking, prefabricated, perforated blocks may be substituted for a conventional paved surface. In such cases, provision of pavement markings and signs shall not be required.
D.
Improvement standards for parking lots and driveways.
(1)
Required paving and maintenance. Except for one- and two-family residences, parking and driveway areas shall be paved with an impervious surface. Design of bituminous surfaces shall be four inches of binder and one inch of topping, or five inches of stone, 2 1/2 inches of binder, and one inch of topping. Design of concrete surfaces shall conform to current recommendations of the Portland Cement Association, or a minimum of four inches, whichever is less. Such parking and driveway areas shall be maintained in a safe condition. Broken or crumbling paving sections shall be replaced.
(2)
Curbs on driveways and parking areas in any multifamily residential or nonresidential development shall conform to the following standards:
(a)
Asphalt curbs shall consist of a wedge design with an overall base of 18 inches, a minimum width of one foot with a six-inch rise, with six inches of the base exposed on the back side.
(b)
Concrete curbs and gutters shall be installed subject to approval by the Township Engineer or such inspector as may be designated by the Board of Supervisors.
(3)
Drainage. Parking areas and driveways shall be graded and/or properly drained in such a manner that there will be no free flow of water onto adjacent property or public rights-of-way. Any runoff generated by such improved areas shall be disposed of in appropriate drainage facilities. Downspout leaders onto a curbed and guttered street shall be installed through a cut-out of the curb so that the top of the pipe is below the top of the curb. After cutting curb, suitable patching and sealing shall be required around the pipe. Downspout drains may discharge directly onto a curb and gutter street, so long as the discharge does not flow out into the traveled cartway.
(4)
Marking of parking. Parking areas shall be so lined or designated as to ensure the most efficient use of the parking spaces and provided with bumper guards or wheel guards so located that no part of the parked vehicle will extend beyond the boundary of the established parking area into any minimum required yard or landscaped area, or over adjoining property. Short-term visitor parking spaces shall be differentiated from long-term employee spaces by suitable markings.
(5)
Parking lot lighting. For commercial and industrial uses, a minimum of one footcandle of illumination shall be provided throughout the parking lot for all hours of activity between sunset and sunrise. Illumination of off-street parking areas shall be arranged and/or shielded so as not to reflect direct rays of light onto adjacent properties or streets.
(6)
Slope. The maximum permissible slope of any parking area shall be 7%. If parking spaces are provided in an area that exceeds five-percent slope, all such spaces shall be parallel to the contour lines of the area.
§ 240-66 Parking spaces accessible to disabled.
Pursuant to the Americans with Disabilities Act (ADA) of 1990, handicap-accessible parking shall be provided by any building or use initiated after the effective date of this chapter according to requirements of said Act and any further requirements hereafter adopted by federal, state or local law. The required number of handicap-accessible spaces shall be provided in addition to the required number of spaces indicated in § 240-64B of this article. Further, the number of handicap-accessible spaces shall be calculated prior to any applied reduction in parking requirements otherwise approved by the Planning Commission or provided pursuant to § 240-64B.
§ 240-67 Shared parking.
A.
Purpose and applicability. Generally, a group of nonresidential uses may provide a joint parking area if the number of spaces in the area at least equals the aggregate of the spaces required for the several uses. However, uses that require parking at times when nearby uses do not need their parking facilities may, through site plan approval by the Township, use those facilities instead of providing their own, subject to recorded legal agreements and cross-easements.
B.
Requirements. The Township may approve shared parking facilities located on adjoining separate properties or on a single site according to the following requirements:
(1)
Facilities located on adjoining separate properties must be within 600 feet of the uses they are intended to serve.
(2)
A convenient pedestrian connection shall be provided between the properties.
(3)
The availability of parking for all affected properties or uses shall be indicated by directional signs.
(4)
The number of spaces proposed shall meet the following restrictions:
(a)
Where the uses to be served by shared parking have overlapping hours of operation, the property owner or owners shall provide spaces equal to the total of the individual parking requirements for the uses served, reduced by 10% of that total number. The Township may approve a further reduction of that number if the property owner(s) demonstrates to the satisfaction of the Township that the resulting provision of parking will be adequate for the proposed uses.
(b)
Where the uses to be served by shared parking do not overlap their hours of operation, the property owner or owners may provide parking stalls equal to the greater of the applicable individual parking requirements.
C.
Written agreement required. Prior to establishing shared use of parking, the property owner or owners shall file with the Department of Planning a written agreement approved by the Township, providing for the shared parking use. The agreement shall state, among other terms, the responsibilities and obligations of each party in the event that one or more of the parties involved contemplates a change in ownership or use which may affect the sharing capabilities of each site. The agreement shall be recorded in the Recorder's Office of Washington County, Pennsylvania, upon the title records of each affected property and shall indicate the establishment of cross-easements where applicable. In the event of a change in the type of land use for any property involved in a shared parking agreement, a new agreement between the new parties must be submitted to the Township for approval. Should the parties mutually desire to discontinue shared parking, each party must then provide for its own separate parking spaces that meet the requirements of this chapter.
§ 240-68 Loading requirements.
A.
Purpose. Off-street loading and unloading space(s), with proper and safe access from the street, service street, or parking lot, shall be provided on each lot where it is deemed by the Township that such facilities are necessary to adequately serve the use proposed.
[Amended 6-6-2016 by Ord. No. 6-2016]
B.
Requirements. When deemed necessary by the Township, for all commercial, industrial, institutional, and educational establishments in excess of 3,500 square feet of gross floor area, the following number of loading spaces shall required:
[Amended 6-6-2016 by Ord. No. 6-2016]
Gross Floor Area of Building (square feet) | Number of Off-Street Loading Spaces | |
|---|---|---|
3,500 to 20,000 | 1 | |
20,001 to 50,000 | 2 | |
Over 50,000 | 3 | |
Each additional 100,000 | 1 |
C.
Berth size, access and maneuverability. Each off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement and which will not restrict the access of surrounding uses, and shall be subject to approval by the Township. The following standards shall apply:
(1)
Each loading berth shall be a minimum of 60 feet in length and 14 feet in width.
(2)
A minimum maneuvering apron of 60 feet shall be provided.
(3)
A minimum height clearance of 15 feet shall be maintained.
(4)
Access aisles for dock approach shall be a minimum of 18 feet for one-way aisles and 24 feet for two-way aisles.
D.
Design and improvement standards.
(1)
Loading berths shall be paved with a hard or dustproof surface (asphalt, concrete, aggregate) and be curbed with an approved concrete or bituminous roll- or wedge-type curb. Loading area paving shall be capable of bearing a live load of 200 pounds per square foot.
(2)
Loading spaces and maneuvering aprons shall not be located in any required setback.
(3)
Loading and unloading facilities shall be designed so that trucks need not back in or out of, nor park in, the public right-of-way.
E.
Central loading. Central loading facilities may be substituted for loading berths on individual zoning lots, provided the following conditions are fulfilled:
(1)
Each zoning lot served shall have direct access to the central loading area without crossing streets or alleys at grade.
(2)
No zoning lot served shall be more than 500 feet removed from the central loading area.
(3)
Total area of off-street loading berths provided shall meet the minimum requirements herein specified, based on the sum requirements of the several types of uses served.
F.
Loading waivers. The Township may waive loading dock requirements when it can be shown to the satisfaction of the Township that the building use and occupancy will not have need for large truck deliveries. Provisions must be included in the site plan which would reasonably accommodate a future loading dock should a change of use of the building or property occur.