Douglass Township City Zoning Code
ARTICLE XXV
Off-Street Parking
§ 265-228 Declaration of legislative intent.
In expansion of the statement of community development objectives found in Article I of this chapter, the intent of this article, among others, is as follows:
A.
Set reasonable standards and provide reasonable controls to assure sufficient parking capacity for the uses or potential uses of land in the Township.
B.
Provide flexibility in the implementation of these standards by permitting construction of a reduced number of parking spaces under appropriate conditions.
§ 265-229 Applicability and interpretation.
A.
Any building or other structure erected, altered, or used, and any lot used or occupied, for any of the following purposes shall be provided with minimum off-street parking spaces as set forth below, together with driveways or other means of circulation and access to and from a street in compliance with the requirements of Chapter 230, Subdivision and Land Development, of the Douglass Township Code.
B.
When a building, structure or lot contains two or more uses, the total parking requirement shall be calculated by adding the minimum parking requirements of each separate use, except when shared parking is permitted in accordance with § 265-232. In cases where a building, structure or lot contains two or more uses, the Township shall, at its discretion, determine which uses are primary uses and which uses are accessory uses. The number of uses in a building shall equal the number of leasable units in the building, including owner-occupied units.
C.
Fractions of spaces shall be rounded up to the nearest whole number when calculating required parking spaces.
D.
References to the capacity of a facility shall always refer to the total design capacity or the maximum permitted building occupancy, whichever is greater.
E.
References to number of persons or employees shall always refer to the greatest number anticipated at any one time, e.g., the largest shift. Unless otherwise specified as a separate requirement, employee parking is included and averaged into the minimum parking requirements herein.
§ 265-230 Parking use requirements.
Any building or other structure erected, altered, or used, and any lot used or occupied, for any of the following purposes shall be provided with minimum off-street parking spaces as set forth below, together with driveways or other means of circulation and access to and from a street in compliance with the requirements of Chapter 230, Subdivision and Land Development, of the Douglass Township Code.
A.
Accessory uses.
(1)
Use A-6: Home Occupations. At least one additional parking space, and not more than two additional off-street parking spaces shall be provided in addition to those required for principal residential use. Such parking shall be provided on the lot of the residence.
(2)
Use A-7: Family Day-Care Home: one space per employee.
(3)
Use A-12: Communications Antennae: If the antenna site is fully automated, adequate parking shall be required for maintenance workers. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift.
B.
Agricultural uses.
(1)
Use B-1: Agricultural Use: One space per employee.
(2)
Use B-2: Agritourism Enterprise: One space per four people, plus event overflow parking per the requirements of § 265-230K of this chapter. Field parking must be mowed and maintained to prevent vehicle fire.
(3)
Use B-4: Riding Academy/Stable: one space per eight animals at capacity.
C.
Residential uses.
(1)
Use C-1: Country Residence, Use C-2: Single-Family Detached Dwelling, Use C-4: Single-Family Semi-Detached Dwelling (Twin), Use C-5: Two-Family Detached Dwelling (Duplex), Use C-6: Mobile Home Park.
(a)
Primary parking for residents. A minimum of two off-street parking spaces shall be required for each dwelling unit. The first space in a garage shall not be counted. Driveways leading to garages may be counted as parking spaces when the driveway provides access to only one dwelling unit.
(b)
Visitor parking. Additional guest parking, at a minimum standard of two-tenths of a space per dwelling unit, may be required at the discretion of the Township Supervisors. On-street parking may be counted as visitor parking, provided that it is located not more than 300 feet from the front door of the unit it serves.
(2)
Use C-3: Single-Family Attached Dwelling (Townhouse). Parking for single-family attached dwelling units may be provided as privately owned space on the individual property containing the dwelling unit, or as commonly-owned space, conveniently located among the dwelling units.
(a)
Primary parking for residents. A minimum of two off-street parking spaces shall be required for each dwelling unit. The first space in a garage shall not be counted. Driveways leading to garages may be counted as parking spaces when the driveway provides access to only one dwelling unit.
(b)
Visitor parking. Additional guest parking shall be provided in the form of commonly-owned, conveniently located parking areas, at a minimum standard of two-tenths of a space per dwelling unit. On-street parking may be counted as visitor parking, provided that it is located not more than 300 feet from front door of the unit it serves.
(3)
Use C-7: Multifamily Development, including, Use C-8: Multifamily Conversion:
(b)
Visitor parking. Two-tenths of a space per unit for visitor parking shall be required in addition to the primary parking for residents. The applicant may request a waiver from the Township, allowing the required visitor parking to be provided in reserve parking, according to § 265-231 herein. On-street parking may be counted as visitor parking, provided that it is located not more than 300 feet from an entrance to the building it serves.
(4)
Use C-9: Independent Living Unit:
(a)
Primary parking for residents: 1.5 spaces per dwelling unit.
(b)
Visitor parking. One-half of a space per unit for visitor parking shall be required in addition to the primary parking for residents. The applicant may request approval from the Township Supervisors, upon recommendation of the Township Planning Agency and Township Engineer, allowing the required visitor parking to be provided in reserve parking, according to § 265-231 herein. On-street parking shall not be counted as required parking spaces.
(5)
Use C-10: Assisted Living Unit: one space per four patient beds, plus one space per employee on the largest shift.
(6)
Use C-11: Nursing Home Unit: one space per four patient beds, plus one space per employee on the largest shift.
(7)
Use A-16: Accessory Dwelling Unit: 1.5 spaces.
D.
Commercial uses.
(1)
Use D-1: Adult Use: The requirements for Use D-24: Retail Establishment or D-28: Tavern/Bar shall be used, depending on the configuration of the space.
(2)
Use D-2: Automobile Sales and Rental: one space per 500 square feet of indoor sales area plus one space per 5,000 square feet of outdoor sales area.
(3)
Use D-3: Automobile Repairs and Service: three spaces per service bay plus one space per 300 square feet (excluding service bays).
(4)
Use D-4: Bank/Financial Institution. Without drive-in service: five spaces per employee on the largest shift with drive-in service: three spaces per employee on the largest shift, plus three stacking spaces for each drive-thru lane; in addition, three spaces per ATM.
(5)
Use D-5: Bed and Breakfast: one space per room.
(6)
Use D-6: Car Wash. Full service: four spaces per bay plus five stacking spaces per bay; self-service: three stacking spaces and two drying spaces per bay.
(7)
Use D-7: Club/Lodge: one space per four seats at capacity or one space per 50 square feet of public floor area, whichever is greater.
(8)
Use D-8: Convenience Store: one space per 150 square feet of gross floor area.
(9)
Use D-9: Event Facility: one space per four fixed seats for the largest place of public assembly.
(10)
Use D-10: Farmers' Market: one space per vendor.
(11)
Use D-11: Funeral Home: one space per four seats at capacity or one space per 50 square feet of public floor area, whichever is greater.
(12)
Use D-12: Fuel Gasoline Service Station or Fuel Service Islands: Fuel sales as the primary use on a lot: one space per two pumps. Fuel sales as an accessory use on a lot: no parking required, provided that the parking area for the primary use is within 100 feet of the fuel service islands.
(13)
Use D-14: Laundry (Self-Service): one space per two washing machines.
(14)
Use D-15: Marijuana Dispensary: one space per 250 square feet of gross floor area.
(15)
Use D-16: Microbrewery/Microdistillery/Microwinery: one space per 250 square feet of gross floor area.
(16)
Use D-17: Mixed Use: net total of the parking requirement for each use in the building. The users of the building shall utilize shared parking consistent with the provisions of § 256-232.
(17)
Use D-18: Overnight Lodging (Hotel, Motel, Tourist Home, Rooming House): one space per rental unit, plus one space per employee on the largest shift (any restaurant, bar, etc. shall be treated as a separate use).
(18)
Use D-20: Personal Service/Care: three spaces per service provider.
(19)
Use D-21: Repair Services: one space per 250 square feet of gross floor area.
(20)
Use D-22: Restaurant, Dine-In: one space per 120 square feet of gross floor area, plus one space per employee on the largest shift.
(21)
Use D-23: Restaurant, Take Out: one space per 100 square feet of gross floor area waiting (stacking) spaces for drive-thru uses shall be provided in accordance with the regulations of the Zoning District in which the use is located.
(22)
Use D-24: Retail Establishment store or business office: one space per 250 square feet of gross floor area (four per 1,000).
(23)
Use D-25: Shopping center: Parking shall be provided for each individual primary and satellite use, according to the requirements in § 265-230 herein. At a minimum, one space per 250 square feet of total gross floor area (four per 1000) shall be provided for the total gross floor area of all primary and satellite uses within a shopping center.
(24)
Use D-26: Short-Term Transient Lodging or Vacation Rental.
(25)
Use D-27: Studio: one space per five students, and/or one space per 300 square feet of gross floor area for non-student patrons.
(26)
Use D-28: Tavern/Bar: one space per 80 square feet of gross floor area.
(27)
Use D-29: Supermarket/Grocery Store: one space per 250 square feet of gross floor area.
E.
Office uses.
(1)
Use E-1: Animal Care, Use D-13: Kennel: one space per 250 square feet of gross floor area.
(2)
Use E-2: Business/Professional Office: one space per 250 square feet of gross floor area.
(3)
Use E-3: Hospital: one space per two patient beds, plus one space per employee on the largest shift.
(4)
Use E-4: Medical Clinic/Office: seven spaces per healthcare provider.
(5)
Use E-5: Research Facility: one space per 300 square feet of gross floor area.
F.
Recreational and entertainment uses:
(1)
Use F-1: Golf Course: three spaces per hole plus one space per employee; any area for restaurant, members clubhouse, etc., shall be calculated as a separate use.
(2)
Use F-2: Indoor Recreation/Amusement: one space per four persons at capacity.
(3)
Use F-3: Outdoor Recreation/Amusement: one space per four persons at capacity, plus event overflow parking per the requirements of § 265-230K of this chapter.
(4)
Use F-4: Theater: one space per four seats at maximum capacity.
G.
Institutional uses:
(1)
Use G-1: Adult/Child Day-Care Center: one space per four persons at capacity, plus one space per employee.
(2)
Use G-2: Group Day-Care Home: one space per employee.
(3)
Use G-3: Cemetery: one space per 250 square feet of office area, plus one space for every three seats in chapels with fixed seating.
(4)
Use G-4: Continuing Care Retirement Community: The requirements of Use C-3: Single-Family Detached Dwelling, Use C-4: Single-Family Attached Dwelling, Use C-5: Single-Family Semi-Detached Dwelling (Twin), Use C-7: Multifamily Development, Use C-10: Assisted Living Unit, Use C-11: Nursing Home Unit, and Use C-9: Independent Living Unit shall apply, depending on the unit types within the CCRC.
(5)
Use G-5: Educational Facility (elementary or intermediate): three spaces per classroom, plus one space per employee, plus event overflow parking per § 265-230K of this chapter.
(6)
Use G-5: Educational Facility (secondary or high school): eight spaces per classroom, or one space per four seats at capacity in the largest assembly hall, whichever is greater, plus one space per employee, plus event overflow parking per § 265-230K of this chapter.
(7)
Use G-6: Emergency Services: one space per 250 square feet gross floor area.
(8)
Use G-7: Library/Community Center: one space per 600 square feet of public floor area.
(9)
Use G-8: Senior Living Facility: Skilled nursing care facility, assisted living, rehabilitation center: one space per four patient beds, plus one space per employee on the largest shift.
(10)
Use G-9: Place of Worship: one space per four seats at capacity in largest assembly area.
H.
Industrial uses:
(1)
Use H-1: Artisan Manufacturing: one space per 500 square feet of gross floor area.
(2)
Use H-2: Data Center: one space per employee or one space per 600 square feet of gross floor area, whichever is greater.
(3)
Use H-4: Heavy Manufacturing, Use H-6: Solid Waste Management Facility, Use H-8: Sewer Treatment Plant: one space per employee, or one space per 600 square feet of gross floor area, whichever is greater.
(4)
Use H-5: Light Manufacturing: one space per employee, or one space per 350 square feet of gross floor area, whichever is greater.
(5)
Use H-7: Solar Energy Facility: one space per employee.
(6)
Use H-9: Warehouse/Storage Facility: one space per 2,000 square feet gross floor area.
(7)
Use H-10: Contractor's Service Business: one space per 500 square feet of retail or office area, plus one space per 5000 square feet of outdoor storage area.
I.
Other uses. Uses similar to those listed above may be permitted by the Township Supervisors to follow the requirements of the use listed herein that best fits the proposed use, upon recommendation of the Township Planning Agency, Township Solicitor and Township Engineer. If a proposed use is not approved to be similar to a use listed herein for the purposes of parking, uses other than those listed above shall provide parking in accordance with the fitted curve equation for that particular use to building square footage or number of employees, whichever yields a greater number, as shown in the most up-to-date version of the Institute of Transportation Engineers' Trip Generation Manual.
J.
General requirements, applicable to all nonresidential uses:
(1)
Minimum parking. In no case shall fewer than three off-street parking spaces be provided for each individual nonresidential use. The number of uses in a building shall equal the number of leasable units in the building, including owner-occupied units.
(2)
Maximum parking. In order to reduce the environmental impacts of parking areas in the Township, the maximum amount of permitted parking shall be 120% of the minimum required parking for all nonresidential uses. If the applicant anticipates the need for more than 120% of the minimum required parking for a use, the applicant may request permission from the Township Supervisors to allocate space for additional parking, which shall be initially held in reserve according to § 265-231 below.
(3)
Loading areas. All nonresidential uses shall have at least one unloading area or dock for each building or group of buildings.
K.
Event parking, applicable to institutional and recreational uses:
(1)
School event parking. In addition to the requirements herein, all schools shall designate an area of level lawn for special event overflow parking, which shall provide one space for every four auditorium, assembly hall, or stadium seats (whichever facility is largest) or 100 spaces, whichever is less.
(2)
Institutional and recreational event parking. Other institutional and recreational facilities may be required to provide overflow event parking at the discretion of the Township, at a rate of one space for every four seats or spectators. Overflow parking shall be located within 200 feet of the parcel boundary. If the overflow parking is located across a street from the event, pedestrian crosswalks shall be provided, in consultation with PennDOT where relevant. The applicant shall indicate on submitted plans the frequency of parking events, total maximum anticipated attendance, and total number of seats in the largest assembly area. Final determination of the number of spaces required for overflow event parking shall be made by the Township Engineer, at the recommendation of the Township Planning Agency and Township Supervisors.
(3)
Event parking areas. All overflow parking areas are encouraged to be constructed of stabilized soil or similar pervious but stable materials. Temporary overflow parking may also be provided on areas such as tennis courts, playgrounds, and playing fields.
§ 265-231 Parking held in reserve.
If the number of spaces required by § 265-230 above is substantially greater than the number anticipated by the applicant, reserve parking may be used in accordance with the following criteria:
A.
The total number of spaces which must be paved initially may be reduced up to 50% by the Board of Supervisors, upon recommendation of the Township Planning Agency and Engineer.
B.
To qualify for use of the reserve parking concept, the applicant shall provide evidence supporting reduced parking needs to the Township Planning Agency for their review and recommendations.
C.
Suitable area must be available on the site for 100% of the parking required by § 265-230 above. The reserved area shall be considered as impervious area in all site calculations. All stormwater controls shall be engineered and constructed for the total designed parking area, including the area held in reserve.
D.
Applicants who anticipate the need for more than the maximum permitted parking (more than 120% of the minimum required parking) may request approval from the Township Supervisors, upon recommendation of the Township Planning Agency and Township Engineer, to design for more parking. Any parking over 120% of the minimum required spaces shall be initially held in reserve. The reserve area shall be included in any impervious area calculations and all stormwater controls shall be engineered and constructed for the total designed parking area, including the area held in reserve. The applicant may then request to construct the additional parking only after the project is fully occupied and operational.
E.
The Board of Supervisors may require the construction of additional parking spaces, up to the maximum required by § 265-230 of this chapter, upon recommendation of the Township Planning Agency, Engineer, and Zoning Officer, when there is evidence of a continued overflow of parking from a site which has a parking area held in reserve.
F.
Parking capacity will be reevaluated by the Township Zoning Officer whenever there is a proposed change in use, ownership, building size, land area, number of residents or number of employees. Following reevaluation, the Board of Supervisors may require the construction of additional parking spaces, up to the maximum required by § 265-230 of this chapter, upon recommendation of the Township Planning Agency and Engineer.
G.
The Zoning Officer may deny or revoke the use and occupancy permit of any use that fails to comply with this provision.
H.
The applicant shall provide a financial guaranty to cover the cost of engineering and installation of the reserved parking spaces, for a period of two years following installation of the initially constructed spaces. The type and amount of the guaranty must be approved by the Board of Supervisors upon recommendation of the Township Solicitor and Engineer.
§ 265-232 Shared parking.
A.
The parking spaces required in § 265-230 above may be reduced when two or more establishments share the same parking area, whether on the same lot or adjacent lots, subject to the following conditions:
(1)
Some portion of the common off-street parking area must lie within 200 feet of an entrance, regularly used by patrons, into all of the buildings served by the shared parking facilities.
(2)
Access and parking easements must be prepared and recorded for each property affected by the shared parking.
B.
The minimum amount of required shared parking shall be calculated according to the following formula:
(1)
Calculate the minimum amount of parking required for each primary and accessory/satellite land use separately.
(2)
To determine peak parking requirements, multiply the minimum parking required for each proposed land use by the corresponding percentage in Table One for each of the five time periods. [For example, if a proposed use is a retail store, and the total minimum required parking is 12 spaces, then multiply 12 by 60% (0.6) for a weekday daytime peak of 7.2 parking spaces.]
(3)
Calculate the column total for each of the five time periods. Fractions of a space shall be added together and then the sum of all columns shall be rounded up to the nearest whole number.
(4)
The column (time period) with the highest value shall be the minimum shared parking requirement.
C.
An applicant may request approval from the Board of Supervisors, upon recommendation of the Township Planning Agency and Township Engineer, to use different peak usage percentages, if the applicant can demonstrate that the proposed use will have significantly different peak times, based on unique characteristics of the proposal.
Shared Parking Requirements | |||||
|---|---|---|---|---|---|
Use | Weekday Day (8:00 a.m. to 6:00 p.m.) | Weekday Evening (6:00 p.m. to 12:00 midnight) | Weekend Day (8:00 a.m. to 6:00 p.m.) | Weekend Evening (6:00 p.m. to 12:00 midnight) | Nighttime (12:00 midnight to 8:00 a.m.) |
Office and industrial | 100% | 10% | 5% | 5% | 5% |
Retail/commercial | 80% | 90% | 100% | 60% | 5% |
Hotel/motel | 70% | 90% | 70% | 100% | 100% |
Restaurant/bar | 70% | 100% | 70% | 100% | 10% |
Entertainment and recreation | 40% | 100% | 80% | 100% | 10% |
Institutional (non-religious) | 100% | 40% | 10% | 10% | 5% |
Religious institution | 20% | 40% | 100% | 40% | 5% |
Residential | 50% | 100% | 80% | 100% | 100% |
§ 265-233 Additional parking requirements.
A.
All parking areas must meet the requirements of Chapter 230, Subdivision and Land Development, of the Douglass Township Code.
B.
Industrial and commercial parking areas shall not be used for the sale, repair, or dismantling of any vehicles, equipment, materials, or supplies.
C.
Common parking facilities shall be owned and maintained by some form of corporate ownership, homeowners' association, trust, etc., acceptable to the Township Board of Supervisors upon recommendation of the Township Solicitor.