Collier Township City Zoning Code
PART 22
OFF-STREET PARKING AND LOADING
§ 27-2201 Applicability.
[Ord. 687, 8/12/2015]
2201.1.
Off-street parking spaces shall be provided in accordance with the specifications in this Part in any district whenever any new use is established or any existing use is enlarged.
2201.2.
All parking areas established prior to the effective date of this chapter that are not in conformance with all provisions of this Part shall be allowed to continue as previously laid out. Any change or alteration to these existing nonconforming parking areas shall require that portions be altered to be complete in accordance with all provisions of this Part.
2201.3.
Any change in use or in floor area of an existing building that would require a greater number of off-street parking spaces than the previous use or floor area shall provide additional off-street parking in accordance with this Part. If the number of additional required parking spaces results in more than a 25% increase in the total number of parking spaces currently provided on the lot or requires the addition of at least three more spaces, whichever is greater, then all existing parking is also required to equal or exceed all provisions of this Part, including surfacing.
2201.4.
Accessory off-street parking spaces in existence on the effective date of this chapter shall not be reduced in number unless the remaining off-street parking equals or exceeds all provisions of this Part for equivalent new construction of the current use of the building.
§ 27-2202 Off-Street Parking Design.
[Ord. 687, 8/12/2015]
Parking areas in all zoning districts shall comply with the following standards:
2202.1.
Size. Each off-street parking space shall meet the following minimum dimensions:
Type of Parking Space | Width (feet) | Length (feet) | |
|---|---|---|---|
Angle or 90° | 9 | 18 | |
Parallel | 8 | 22 | |
Handicapped | 13 | 18 | |
Van-accessible | 17 | 18 |
2202.2.
Design.
A.
Parking areas shall be designed to provide sufficient turnaround area so that vehicles are not required to back onto the cartway of any public street.
B.
The minimum dimensions of aisles and driveways shall be as follows:
(1)
Minimum width of aisles providing two-way travel shall be 24 feet.
(2)
One-way aisles shall not be dead-ended. A functional exit or turnaround shall be provided. Minimum width of aisles providing one-way travel shall vary with the angle of parking, as follows:
Angle of Parking | Width (feet) | |
|---|---|---|
Parallel | 12 | |
30° | 14 | |
45° | 16 | |
60° | 20 | |
90° | 24 |
(3)
(4)
Fire lanes shall be provided in accordance with the requirements of the Township Fire Code and the Township Fire Department.
2202.3.
Accessible Parking Spaces.
A.
Parking spaces for use by persons with disabilities shall meet the 2010 Americans with Disabilities Act (ADA) Standards for Accessible Design.
B.
Such parking spaces shall be located as close as possible to ramps, walkways, entrances and elevators. Where feasible, these parking spaces shall be located so that the physically handicapped are not forced to wheel or walk across main traffic lanes or behind parked cars to reach the ramps and other facilities. The spaces shall be situated in those areas of the parking lots located nearest to each primary building entrance.
C.
The minimum number of handicapped parking spaces that must be provided is as follows:
Total Parking Spaces Required by § 27-2203 | Number of Required Spaces That Must Be Accessible Spaces | |
|---|---|---|
Up 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 for each 100 over 1,000 |
D.
For every six handicapped parking spaces required, at least one must be van accessible.
2202.4.
Access. Access to parking areas shall be provided in accordance with the following requirements:
A.
When an existing lot does not adjoin a public or private street, an easement of access and an access drive shall be provided leading to the parking areas.
B.
Access to off-street parking areas shall be limited to well-defined locations, and in no case shall there be unrestricted access along the length of a street. In any district other than a residential district, the street frontage shall be curbed to restrict access to the lot, except where the access drives are proposed.
C.
The number of access drives from a single lot or development to any public street shall not exceed two for every 400 feet of street frontage.
D.
Except on corner lots, access drives shall be located at least 200 feet from the intersection of any two street right-of-way lines. Where a site has frontage on more than one street, access shall be provided from the street with the lower traffic volume, if physically practical.
E.
Access drives entering state highways are subject to a highway occupancy permit issued by the Pennsylvania Department of Transportation (PennDOT). Access drives entering county roads are subject to a permit issued by the Allegheny County Department of Public Works.
F.
Access drives entering Township streets shall comply with the requirements of Pa. Code, Title 67, Chapter 441, "Access to and Occupancy of Highways by Ways and Local Roads."
G.
Each parking space shall have access directly to a driveway. Interior circulation of traffic shall be designed so that no driveway providing access to parking spaces shall be used as a through street. Interior traffic circulation shall be designed to ensure safety and access by emergency vehicles.
2202.5.
Shared Parking Requirements. In order to accommodate the usage of the same parking spaces for two or more different land uses, requiring different principal hours of use, a lower number of required parking spaces may be permitted. All uses shall be located on the same lot under the same ownership. Subsequent changes in land uses within the mixed-use development shall require a new occupancy permit and proof that sufficient parking will be available. The following provisions apply to shared parking:
A.
The required parking for mixed uses shall be computed as follows:
(1)
Determine the minimum amount of parking required for each land use as though it were a separate use.
(2)
Using the table below, determine the number of spaces needed by each use for each of the four time periods by multiplying the parking required for each use by the corresponding percentage of use for that time period.
(3)
Calculate the total number of spaces needed for all uses for each time period.
(4)
The time period with the highest number of parking spaces required for the sum of all uses shall be the number of parking spaces required.
Calculating Parking for Mixed-Use Developments | ||||
|---|---|---|---|---|
Use | Weekday | Weekend | ||
Daytime | Evening | Daytime | Evening | |
Office/industrial | 100% | 10% | 10% | 5% |
Retail | 60% | 90% | 100% | 70% |
Hotel | 75% | 100% | 75% | 100% |
Restaurant | 75% | 100% | 100% | 100% |
Entertainment/ recreational | 40% | 100% | 80% | 100% |
B.
To apply for usage of the shared parking requirement, a table shall be submitted showing the breakdown of the gross floor area devoted to each of the above five land use categories. Uses that do not fit into any of the categories shown in the above table shall not be eligible to use this provision. The total amount of required parking shall be tabulated by use and time period. The time period requiring the highest number of parking spaces shall be selected as the basis for the shared parking requirement.
C.
A shared parking plan shall be enforced through written agreement. An attested copy of the agreement between the owners of record shall be submitted to the Township, which shall forward a copy to the Township Solicitor for review and approval. Proof of recordation of the agreement shall be presented to the Township prior to issuance of an occupancy permit. The agreement shall:
(1)
List the names and ownership interest of all parties to the agreement and contain the signatures of those parties;
(2)
Provide a legal description of the land;
(3)
Include a site plan showing the area of the parking parcel;
(4)
Describe the area of the parking parcel and designate and reserve it for shared parking unencumbered by any conditions which would interfere with its use;
(5)
Agree and expressly declare the intent for the covenant to run with the land and bind all parties and all successors in interest to the covenant;
(6)
Assure the continued availability of the spaces for joint use and provide assurance that all spaces will be usable without charge to all participating uses; and
(7)
Describe the method by which the covenant shall, if necessary, be revised.
D.
If the agreement expires, each owner shall provide the required parking spaces for their principal use.
2202.6.
Safety Requirements. The Board of Commissioners shall consider whether safety requirements are warranted to reduce traffic hazards which endanger public safety. The developer shall be responsible for construction of any required islands, acceleration, deceleration or turning lanes and shall bear the cost of installing any required traffic control devices, signs or pavement markings within and adjoining the boundaries of the development site.
2202.7.
Marking. In parking areas which contain five or more spaces, all parking spaces shall be clearly delineated by painted lines marked with durable white or yellow paint in stripes a minimum of four inches wide extending the length of the parking space. All vehicular entrances and exits to parking areas shall be clearly marked for all conditions. Short-term visitor parking spaces shall be differentiated from long-term employee spaces by suitable markings. Handicapped parking shall be appropriately marked.
2202.8.
Curbs and Wheelstops.
A.
All outdoor hard-surfaced off-street parking areas shall be curbed unless sheet drainage of surface water can be achieved, subject to approval by the Township Engineer.
B.
Wheelstops shall be provided along boundaries of adjoining properties, public rights-of-way, sidewalks or landscaped areas unless curbs are provided in that portion of the parking lot.
2202.9.
Surfacing. All outdoor off-street parking areas, except those accessory to single-family dwellings and within the rear lots in the industrial districts, shall be paved with asphalt, concrete or similar material of adequate thickness to support the weight of fully loaded vehicles which customarily park or travel on it. Parking areas in the rear lots of the industrial districts shall, as a minimum, have a dust-free slag or stone surface parking area.
2202.10.
Location of Parking Areas.
A.
Required parking spaces shall be located on the same lot with the principal use. In the case where adequate lot area does not exist on the same lot to meet the parking requirements, the Board of Commissioners may approve off-site parking, provided the following requirements are met:
(1)
The parking area shall be located no more than 400 feet from the principal entrance to the building it is intended to serve and evidence of a lease agreement or cross-easement is submitted for any property under different ownership proposed to be used for off-site parking.
(2)
Walking paths shall be provided between the principal use and the parking lot. Such paths shall not cross streets except at designated crosswalks.
(3)
All such parking spaces must be located in a zoning district that permits the principal use.
B.
No parking area containing more than five parking spaces shall be located closer than 10 feet to any adjoining property line, and parking authorized in front yards shall be located at least 10 feet from the street right-of-way line, except in shopping centers, where parking shall be located at least 20 feet from the street right-of-way line.
2202.11.
Landscaping. Parking areas containing more than 10 spaces shall provide the landscaping required by § 27-2103.10C(1). In addition, a landscaped area shall be provided between the edge of the right-of-way and any parking area authorized in any yard which fronts on a street in accordance with § 27-2103.10C(2).
2202.12.
Shopping Cart Return Areas. One shopping cart return area shall be provided for each 10,000 square feet of gross floor area in retail stores that provide shopping carts. Shopping cart return areas shall measure nine feet by 18 feet and shall provide containment on three sides and shall be identified by an above-grade sign secured to the containment structure. The surface area of the sign shall not exceed four square feet.
2202.13.
Lighting. Any lighting used to illuminate off street parking areas shall be designed in conformance with the requirements provided in § 27-2102.7 Lighting and Glare.
2202.14.
Stormwater Management. All paved areas shall be designed so that stormwater runoff shall not adversely affect adjacent properties. The method of stormwater management and the design of the proposed facilities shall be subject to the requirements of the Township Stormwater Management Ordinance [Chapter 23] and to review and recommendation by the Township Engineer.
§ 27-2203 Off-Street Parking Requirements.
[Ord. 687, 8/12/2015]
2203.1.
Any new use or change of use in any zoning district shall comply with the following minimum requirements for the provision of off-street parking spaces:
A.
When the calculation of required parking spaces results in a requirement of a fractional parking space, any fraction shall be counted as one parking space.
B.
Where more than one use exists on a lot, parking requirements for each use shall be provided.
C.
In no case shall the public right-of-way be used for meeting a required parking requirement.
D.
Any new use or change of use in any zoning district shall comply with the following minimum requirements for the provision of off-street parking spaces, except as they may be modified by the express standards and criteria for the specific conditional uses and uses by special exception contained in Part 19.
[Amended by Ord. 693, 9/28/2016; by Ord. 697, 2/8/2017; and by Ord. No. 725, 6/27/2022]
Use | Parking Spaces Required | |
|---|---|---|
Single-family and two-family dwellings | 2 parking spaces per dwelling unit | |
Garden apartments, mid-rise apartments, high-rise apartments, triplex, fourplex, townhouse or mobile home park | 2 parking spaces per dwelling unit plus 0.5 space per dwelling unit for visitors located within 300 feet of the units they are intended to serve | |
Community centers in a planned residential development or subdivision | 1 space for each 10 dwelling units in the development | |
Agriculture | 1 space per employee | |
Agricultural, nursery or greenhouse sales | 1 space per employee plus 1 space for each 400 square feet of growing and display area accessible to the public | |
Mineral removal | 1 space for each employee on the 2 largest shifts, combined | |
Churches | 1 space per 4 seats or 80 linear inches of pew, or if there are no pews or seats, 1 per 15 square feet of floor area used for assembly | |
Day-care center or nursery school | 1 space for each teacher and/or employee on largest shift plus 1 space per each 6 students | |
Public utility building or structure | 1 space per employee on peak shift plus 1 space for each service vehicle stored on the lot | |
Schools, elementary and junior high | 1 space for each employee or faculty member or 1 space for each 3 seats in the principal place of assembly, whichever is greater | |
Schools, secondary and postsecondary | 1 space for each employee or faculty member plus 1 space for each 10 students or 1 space for each 3 seats in the principal place of assembly, whichever is greater | |
Dormitories, fraternity houses, sorority houses | 1 space for each bed at maximum capacity | |
Theater, auditorium or gymnasium | 1 space per 4 seats | |
Hospitals and nursing homes | 1 space per 3 beds and 1 space for each employee on the peak working shift | |
Hotel/motel | 1 space per employee on peak shift plus 1 space per sleeping unit | |
Professional office (other than medical), business office, business services | 1 space for every 300 square feet of net floor area | |
Medical offices, clinics | 1 space for each 175 square feet of gross floor area | |
Banks and financial institutions | 1 space per 300 square feet of gross floor area plus 1 space per employee on peak shift plus 5 off-street waiting spaces per drive-in window | |
Group care, personal care, transitional dwelling | 1 space for each employee on peak shift plus 1 space for each resident authorized to drive plus 1 space for each 6 beds | |
Retail business, personal service establishments | 1 space for each 250 square feet of gross floor area | |
Fast-food restaurants | 1 space per 50 square feet of net floor area plus 1 space per employee on peak shift | |
Other restaurants, bars or taverns | 1 space for each 75 square feet of net floor area plus 1 space for each employee on peak working shift | |
Bowling alleys | 5 spaces for each alley | |
Tennis, racquetball and handball courts | 1 space per employee plus 4 spaces for each court | |
Golf courses | 8 spaces for each hole plus 1 space for each employee | |
Playing fields, play courts | 2 parking spaces for each team member on the field or court during regulation play plus 1 space for each 3 seats in bleachers or viewing stands | |
Swimming pools, public/commercial | 1 space for each 50 square feet of surface water area | |
Amusement or video arcade | 1 space for each 100 square feet of net floor area | |
Billiard parlors | 3 spaces for each table | |
Dance halls, skating rinks | 1 space for each 100 square feet of net floor area | |
Amusement park | 1 space for each 1,500 square feet of gross lot area | |
Health clubs, private clubs | 1 space for each 100 square feet of net floor area | |
Funeral homes | 1 space for each 50 square feet of floor area in the parlors plus 1 space for each 300 square feet of remaining gross floor area | |
Indoor places of assembly (without fixed seats) | 1 space for each 75 square feet of net floor area | |
Indoor places of assembly (with fixed seats) | 1 space for each 3 seats | |
Outdoor places of assembly (without fixed seats) | 1 space for each 1,500 square feet of gross lot area | |
Outdoor places of assembly (with fixed seats) | 1 space for each 3 seats | |
Libraries/museums | 1 space for each 500 square feet of gross floor area | |
Service stations/vehicle repair garages | 4 spaces for each bay plus 1 space for each employee on peak shift plus 1 space for each business vehicle | |
Repair shops | 1 space for each 350 square feet of gross floor area | |
Manufacturing | 1 space for each 1,500 square feet of gross floor area or 1 space for each employee on the peak working shift, whichever is greater | |
Warehousing, truck terminals, wholesaling | 1 space for each 2 employees on peak working shift or 1 space for each 2,000 square feet of gross floor area, whichever is greater | |
Mini-warehouse, self-storage facility | 1 space for each employee plus 1 space for each 300 square feet devoted to office | |
Flex space | Each portion of the floor area used for office, manufacturing and/or warehousing shall meet the minimum requirements of this section for that specific use | |
Medical marijuana dispensary | 1 space for each 250 square feet of gross floor area | |
Medical marijuana grower/processor | 1 space for each 1,500 square feet of gross floor area or 1 space for each employee on the peak working shift, whichever is greater | |
All other uses | 1 space for each 3 occupants at maximum permitted occupancy or 1 space for each 300 square feet of gross floor area, whichever is greater |
§ 27-2204 Off-Street Loading.
[Ord. 687, 8/12/2015]
In all zoning districts, whenever a new use is established or an existing use is structurally altered, converted or enlarged, off-street loading spaces shall be provided in accordance with the requirements of this section.
2204.1.
Off-Street Loading Design.
A.
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.
B.
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 Township Engineer. Loading berths shall have direct access to a driveway and shall be maintained free from obstruction.
C.
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 25 feet from the nearest point of intersection of any two streets.
D.
Screening. Loading berths shall be screened by a six-foot hedge, wall or opaque fence on all sides which face a residential use or zoning district classification.
E.
Surfacing. All loading berths shall have a paved, concrete or bituminous surface, with adequate thickness to support the weight of a fully loaded vehicle and graded with positive drainage to dispose of surface water.
F.
Lighting. Any lighting used to illuminate loading berths shall be designed to reflect away from any adjoining residential use or zoning classification and away from any street or highway.
2204.2.
Off-Street Loading Requirements.
A.
In all zoning districts, every use other than residential uses 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:
[Amended by Ord. No. 725, 6/27/2022]
Gross Floor Area (square feet) | Number of Berths Required | |
|---|---|---|
Under 20,000 | None | |
20,000 to 59,999 | 1 | |
60,000 to 99,999 | 2 | |
100,000 to 160,000 | 3 | |
For each additional 80,000 | 1 additional |
B.
In addition to required off-street parking and loading facilities, adequate storage areas for vehicles awaiting loading and unloading shall be provided. Under no circumstances shall vehicles be stored on or block access to a public right-of-way.