Glen Osborne City Zoning Code
ARTICLE X
Off-Street Parking and Loading Requirements
§ 155-1001 Overview.
A.
In all zoning districts, every use which requires the receipt or distribution, by vehicle, of material or merchandise, shall provide off-street parking and loading berths in accordance with the requirements of the following Sections.
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 or wait in a manner that blocks access to a public ROW.
C.
Off-street parking and loading spaces shall be provided in accordance with the specifications in this article in any zoning district whenever any new use is established, or an existing use is enlarged.
§ 155-1002 General requirements.
A.
Off-street vehicular parking facilities shall be provided in accordance with the following standards:
(1)
Off-street parking may be located in any required front, side, or rear yard, but not within the existing ROW.
(a)
Off-street parking associated with housing demolition and reconstruction will be determined necessary on a case-by-case basis due to existing site conditions and restraints.
(2)
Except when provided for residential parking, off-street parking areas shall be constructed with a wearing surface over a minimum of four inches of stone base and shall be properly graded and drained to dispose of all surface water in compliance with the Borough's stormwater management standards.
(3)
Commercial and industrial parking areas shall be arranged and marked for the orderly and safe circulation, loading, parking, and storage of vehicles and shall be adequately illuminated if designed for use by more than 10 cars after dusk.
(4)
If determined necessary by the Borough Council, parking areas for commercial and industrial uses which provide more than 10 parking spaces shall be screened from any butting property used for residential purposes.
(a)
Screening may be accomplished through the placement of buildings, solid fencing and/or the provision and maintenance of heavy planting in the form of a mix of contiguous evergreen and deciduous trees or other suitable landscaping as approved by the Borough Council.
B.
Any new use, expansion of an existing use, or change of use in any zoning district shall comply with the following minimum requirements for the provision of off-street parking and loading spaces.
(1)
When the calculation of required parking and/or loading spaces results in a requirement of a fractional parking space, any fraction shall be counted as one parking space.
(2)
Where more than one use exists on a lot, parking and loading requirements for each use shall be provided.
(3)
A landowner and/or developer shall follow the specific requirements of the Americans with Disabilities Act for off-street parking requirements and shall also meet the standards of the most recently adopted UCC, as both may be amended from time to time.
§ 155-1003 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.
Table 13 establishes the minimum number of parking spaces required for the uses indicated. Parking requirements may be met by one or more of a combination of the following methods:
(1)
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 13. 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:
(a)
Required parking for single-family dwellings may be stacked and do not require separate access to each required space.
(b)
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.
(c)
Spaces at gasoline pumps and bays for auto repair/service are not counted toward the minimum parking required.
(2)
Shared parking. Parking spaces required under this section may be provided cooperatively for two or more uses on a site as shared subject to the requirements of this section. 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 located on adjacent parcels and are located within 300 feet of the proposed uses.
(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 in perpetuity. 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.
(e)
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 or 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 Borough Council.
C.
Uses not identified. The Planning Commission shall determine the parking requirement for uses that do not correspond to the categories listed in Table 13. 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:
D.
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 the gross floor area of each structure. This provision does not apply where the applicant has sought and secured approval under the shared parking requirements of this chapter.
E.
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.
F.
Parking needs analysis. The number of off-street parking spaces and loading spaces required by Table 13 of this chapter may be reduced if a parking needs analysis demonstrates that the specified ratios in Table 13 exceed the total parking demand of all uses on the subject lot at any one time. The parking needs analysis is subject to the following conditions:
(1)
The parking needs analysis shall be signed and sealed by a licensed engineer licensed by the Commonwealth of Pennsylvania.
(2)
The parking needs analysis, in the form of a narrative, shall include all information outlined this section of this chapter.
(3)
The parking needs analysis shall be approved by the Borough Council.
(4)
The landowner or developer shall update the Borough-approved parking needs analysis upon any change in use of the subject lot or parcel.
Table 13: Parking Ratios | |
|---|---|
Land Use/Activity | Minimum Vehicle Spaces |
Accessory dwelling unit | 1 off-street space per dwelling unit |
Adaptive reuse | Determined as per parking needs analysis |
Animal day care | 1 per 600 sq. ft. gross floor area plus 1 per employee |
Animal grooming facility | 2 per grooming station plus 1 per employee |
Animal hospitals and veterinarian services | 1 per employee and 2 per exam room |
Auditorium | 1 per each 2 seats in the main seating area |
Bank | 1 off-street space for each 300 sq. ft. of gross area used or intended to be used for servicing customers, plus 1 additional space for each full-time employee |
Bed and breakfast | 1 off-street space per guest room, plus one 1 additional space per owner/manager |
Billboards | 1 per site |
Business services | 1 per employee plus spaces required to satisfy projected peak parking needs as determined by a parking needs analysis |
Care Facilities and Senior Housing: | |
Assisted living facility | 1 per every 3 rooms |
Independent living facility | 2 per dwelling unit |
Life care community | 1 per employee on peak shift and 1 per 3 beds or residents |
Nursing home | 1 per 3 beds and 1 per employee on peak shift |
Retirement housing facility | 1 per 3 dwelling unit |
Cemetery | 1 per 4 visitors in total capacity of cemetery |
Commercial school | 1 per faculty member/employee and 1 per 3 nonresident students and 1 per 5 resident students if residents are permitted to have cars |
Communications antennae | Not applicable |
Communications tower | 1 off-street space per tower |
Community garden | 1 off-street space |
Construction-related business | 1 per 1,000 sq. ft. gross floor area |
Convenience store | 1 per 300 sq. ft. gross floor area |
Cryptocurrency mining | Determined as per parking needs analysis |
Day-care center, adult | 1 per 375 sq. ft. gross floor area |
Day-care center, child | 1 per 375 sq. ft. gross floor area |
Day care, home-based | 2 plus 1 per employee on peak shift |
Dwelling types: | |
Apartment | 1.5 off-street spaces for 2-bedroom units or less; 2 off-street spaces for 3-bedroom units or more |
Conversion dwelling | 2 off-street spaces per dwelling unit |
Duplex | 4 off-street spaces per dwelling unit |
Garden apartment | 3+ Bedroom - 1.4 per dwelling unit 1-2 bedroom - 1.2 per dwelling unit Studio - 1.0 per dwelling unit |
Granny flat/carriage house/in-law suite | 1 off-street space |
Manufactured or modular home | 2 per manufactured home (1 on lot and 1 within 300 ft. of manufactured home) |
Mobile home | 2 per mobile home (1 on lot and 1 within 300 ft. of mobile home) |
Multifamily dwelling | 1.5 off-street spaces for 2-bedroom units or less; 2 off-street spaces for 3-bedroom units or more |
Quadruplex | 2 off-street spaces per dwelling unit |
Single-family dwelling | 2 off-street spaces per dwelling unit |
Townhouse | 2 off-street spaces per dwelling unit |
Two-family dwelling | 4 off-street spaces per dwelling unit |
Educational institution | Determined as per parking needs analysis |
Emergency services | Not applicable |
Emergency services facility | 1 per employee |
Emergency shelter | 1 per employee |
Essential services | Not applicable |
Farmer's market | 1 per 300 sq. ft. gross floor area |
Forestry | Not applicable |
Funeral home | 1 per 4 seats |
Gas/fuel station | 1 per 375 sq. ft. gross floor area including service bays, wash tunnels, and retail areas |
Group care facility | 1 per employee and 1 per 3 rooms |
Group home | 1 per every 3 beds plus 1 for each employee |
Halfway house | 1 per every 3 beds |
Hotel | Determined as per parking needs analysis |
Junkyard | 1 per employee on peak shift, plus 1 per 200 sq. ft. of gross floor area used for office or administrative functions |
Landscape service center, retail | 1 per 300 sq. ft. of net floor area (indoor) and 1 per 500 sq. ft. of gross floor area (outdoor) and 1 per employee on peak shift |
Landscape service center, wholesale | 1 per 2 acres of production sales area |
Live-work units | Combined total for the dwelling type plus the nonresidential use |
Marina | 1 space for every 2 slips |
Marina facility | Not applicable |
Massage therapy establishment | 1 per 200 sq. ft. gross floor area |
Mini-warehouse and self-storage building | 1 per 100 storage units plus 3 for management staff |
Mixed use | Combined total for the dwelling type plus the nonresidential use |
Municipal building | 1 off-street space per peak-shift employee |
Office, business and professional | 1 off-street space for each 200 sq. ft. |
Office, medical (high- and low-intensity) | 3 per exam room and 1 per employee during peak shift |
Park/playground | For Borough review and approval |
Park, public or semi-public | For Borough review and approval |
Parking lot, commercial | Not applicable |
Personal services | 1 per 200 sq. ft. of net floor area and 1 per 2 employees on peak shift |
Pet boarding | 1 per every 3 kennels plus 1 per employee |
Pilot manufacturing | 1 per employee on peak shift |
Place of assembly | Off-street space per 8 seats in the largest meeting room |
Place of worship | 1 per every 8 seats |
Printing facility | 3 off-street spaces for each 4 employees on the largest shift, or 1 off-street space for every 250 sq. ft. of gross floor area, whichever is greater, plus 1 space for each company vehicle normally stored on the premises |
Private club | 1 per 5 members of total capacity plus 1 per 50 sq. ft. of gross floor area plus 1 per employee |
Private utility | As determined by the Borough |
Railroad facility | 1 per employee |
Recreation, passive | As determined by the Borough |
Restaurant, fast food | 1 per 75 sq. ft. gross floor area and 1 per employee on peak shift |
Restaurant, sit-down | 1 per 75 sq. ft. gross floor area and 1 per employee on peak shift |
Restaurant, take-out | 5 for customer take out/pick up and 1 per employee on peak shift |
Retail store | 1 per 200 sq. ft. gross floor area or servicing customers and 1 per employee |
School | 1 off-street parking space for each faculty member and employee plus 1 space per 2 classrooms and offices |
Service station | 3 per bay and 1 per employee on peak shift and 1 per business vehicle |
Solar energy system, small | Not applicable |
Tavern/bar | 1 per employee |
Vehicle repair garage | 3 per bay and 1 per employee on peak shift and 1 per business vehicle |
Warehouse and storage services | 1 per 1,000 sq. ft. gross floor area |
Water storage | 1 per facility |
Wind energy system, small | Not applicable |
Wireless communication facilities | 1 per service employee |
Principal uses not listed: | Determined as per parking needs analysis; parking spot approval will be determined by the Borough Engineer and Borough Council |
Accessory uses not listed: | Determined as per parking needs analysis; parking spot approval will be determined by the Borough Engineer and Borough Council |
§ 155-1004 Off-street parking design.
A.
Size. Each off-street parking space shall have a minimum area of 180 square feet, exclusive of access drives or aisles shall have minimum dimensions of nine feet in width and 20 feet in length and shall be maintained free from obstruction. Parking areas shall be designed to provide sufficient turn-around area so that vehicles are not required to back onto the cartway of any public street.
B.
Access.
(1)
Where an existing lot does not adjoin a public or private street, alley, or easement of access, an access drive shall be provided leading to the parking areas.
(2)
Joint access to abutting parcels shall be provided wherever practical. This will result in the development of shared parking areas at vehicular access points.
(3)
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.
(4)
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.
(5)
Except on corner lots, access drives shall be located at least two 200 feet from the intersection of any two street ROW lines. Where a lot has frontage on more than one street, access shall be provided from the street with the lower traffic volume, if physically practical.
(6)
Access drives entering state highways are subject to an HOP issued by PennDOT. Access drives entering Borough streets are subject to a Borough-issued driveway permit and associated regulations.
(7)
Access drives entering a County road shall be approved by Allegheny County. Said permits and approvals shall be obtained prior to commencement of any construction activity.
(8)
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.
C.
Internal driveway system. All off-street parking lots with greater than 200 parking spaces shall include a separate internal driveway system which connects individual aisles to a public ROW. The purpose of the internal driveway system is to facilitate pedestrian and vehicular circulation, creating an interconnected circulation network.
(1)
Internal driveways shall be provided to permit on-site access to all parking and loading facilities and to permit emergency vehicle access.
(2)
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.
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 ROW.
E.
Except as otherwise permitted, off-street parking facilities shall be located on the lots on which the use or structure for which they are provided is located.
F.
All vehicular turning movements and maneuvering must take place on site.
G.
The end of each parking bay shall have an end cap island of at least five feet in width. The end cap island area shall not be used in meeting required minimum parking space or travel aisle dimensions.
H.
Safety requirement. The Borough Council shall consider whether safety requirements are warranted to reduce traffic hazards which endanger public safety. The landowner and/or 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.
I.
Marking. All parking spaces shall be clearly delineated by painted lines or markers. Delineated parking spaces shall be necessary, for safety or protection to adjacent structures or landscaped areas. 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.
J.
Parking lot curbs. All off-street parking lots, including loading areas, service areas and driveways, shall be curbed. All curbing shall be constructed only of concrete, asphalt or other material approved by the Borough Engineer.
K.
Surfacing. All parking areas and access drives associated with the development of a major subdivision or PRDs shall have a paved concrete or bituminous surface, or any other surface approved by the Borough Engineer, graded with positive drainage to dispose of surface water and be subject to any additional requirements of the Subdivision and Land Development Ordinance (SALDO).[1]
L.
Parking lot lighting. Any lighting used to illuminate off-street parking areas shall be designed to reflect the light away from any adjoining residential zoning district or existing residential use and away from any streets or highways. The spacing of lighting shall be determined based upon a Borough-approved plan of photometrics. The lighting system shall furnish an average minimum of two footcandles during typical hours of operation. If required by this chapter for certain uses, lighting intensity shall be reduced between defined hours.
§ 155-1005 Parking areas serving residential dwellings.
A.
Parking requirements for single-family, two-family, and townhouse dwellings shall be met by providing the required spaces in an enclosed garage or in a private driveway, but not within a required yard, on the lot.
B.
Parking for apartments shall be provided in a common paved, striped, and curbed off-street parking area(s) or structure.
§ 155-1006 Parking areas serving uses other than residential dwellings.
Parking requirements for all uses other than residential dwelling shall be met by providing a common paved, striped, and curbed off-street parking area(s) or structures.
§ 155-1007 Driveways serving nonresidential uses.
A.
Single lane and access drives that provide access to lots and parking areas shall be a minimum of 10 feet wide and a maximum of 12 feet wide; two lane and access drives shall be a minimum of 20 feet wide and a maximum of 24 feet wide.
B.
If parking spaces are aligned at less than 90°, driveways shall be restricted to one-way traffic and head-in parking only.
C.
There shall be at least 15 feet between driveways at the street line and at least five feet between a driveway and a fire hydrant, catch basin, or lot line. There shall be at least 40 feet between a driveway and the ROW line of an intersecting street.
D.
Adequate sight distance shall be provided, subject to review and approval by the Borough Engineer. Driveways shall not exceed a slope of 10% within 12 feet of the street ROW line.
§ 155-1008 Location of parking areas.
A.
Required parking spaces shall be located on the same lot with the principal use.
B.
No parking area containing more than five parking spaces shall be located closer than 10 feet to any adjoining lot line, and parking authorized in front yards shall be located at least 10 feet from the street ROW line.
§ 155-1009 Stormwater management.
All paved parking areas shall be designed so that stormwater runoff shall not adversely affect adjacent lots. The method of stormwater management and the design of the proposed facilities shall be subject to the requirements of the PA DEP, the Borough's Subdivision and Land Development Ordinance (SALDO)[1] and Stormwater Management Ordinance,[2] and to the review and recommendation of the Borough Engineer.
§ 155-1010 Off-street loading design.
A.
All commercial and industrial establishments shall provide adequate off-street loading and unloading and commercial vehicle storage space for their needs. This required space will be provided in addition to the established requirements for patron and employee parking. In no case where a building is erected, converted, or enlarged for commercial, manufacturing or business purposes shall the public ROW be used for loading or unloading.
B.
Size. Each loading berth shall be at least 60 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.
C.
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 of obstruction.
D.
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.
E.
Screening. Loading berths shall be screened by an eight feet hedge, wall, or fence with a minimum opacity of 80% on all sides that face a residential use or a use within a residential zoning district.
F.
Surfacing. All loading berths shall have a paved concrete or bituminous surface, graded with positive drainage to dispose of surface water.
G.
Lighting. Any lighting used to illuminate loading berths shall be designed to reflect away from any adjoining residential use or residential zoning district and away from any street or highway.
H.
All supplies and equipment shall be stored within a completely enclosed building.
I.
Exterior display and sales of building materials and/or equipment associated with the permitted principal use shall require an approval of a supply yard as an accessory use.
J.
Exterior storage of building materials and/or equipment associated with the permitted principal use shall require an approval of a storage yard as an accessory use.
K.
The use shall be accessed directly from an arterial or collector street.
§ 155-1011 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:
A.
Retail 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 shall provide the number of off-street berths as required in Table 14.
B.
Recreation facilities, hotels, office buildings, restaurants, nursing homes, hospitals, schools, apartment buildings, public buildings, and similar uses which receive deliveries by tractor-trailer shall provide the number of off-street berths as required in Table 15.
C.
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.
D.
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 ROW.
Table 14: Berths Required (Retail, Industrial, and 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 |
Table 15: Berths Required (Auditoriums and 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 |