Lansdale City Zoning Code
ARTICLE XVII
Off-Street Parking and Loading
§ 405-1700 Off-street parking required.
Any building or other structure erected, altered or used or any lot used or occupied for any of the purposes set forth in § 405-1703 herein shall be provided with minimum off-street parking spaces as set forth below, together with adequate passageways or driveways or other means of circulation and access to and from a street or way.
§ 405-1701 Size of parking spaces.
[Amended 10-7-1992 by Ord. No. 1492]
A parking space shall consist of not less than nine feet of width nor 18 feet of length of usable area, excluding driveways. A garage may be counted as a parking space for the number of vehicles it is capable of holding.
§ 405-1702 Driveway specifications.
[Amended 10-7-1993 by Ord. No. 1492; 10-16-1996 by Ord. No. 1585 12-17-2003 by Ord. No. 1709]
A.
Single-family-dwelling driveways. Driveways shall not be less than 10 feet wide.
B.
Single-family attached dwellings. Driveways shall not be less than 10 feet in width. In the event that parking is located to the rear of the attached dwelling units as a common parking area, driveways for turnaround purposes and ingress and egress to the parking spaces shall not be less than 16 feet in width.
[Added 10-16-1996 by Ord. No. 1585]
C.
Other driveways. Driveways within the parking lot for turnaround purposes and ingress and egress to parking spaces shall not be less than 24 feet wide.
[Amended 10-7-1993 by Ord. No. 1492]
D.
One-way driveways. The width of a driveway providing ingress/egress to a street line may be reduced to 15 feet if the driveway is designated and defined as one-way.
E.
Other requirements. All driveways shall meet the requirements for driveways and access as set forth in the Lansdale Borough Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: The Borough's Subdivision and Land Development Ordinance is on file and available for inspection or sale at Borough offices.
§ 405-1703 Number of spaces required.
A.
Residential uses. Not fewer than two off-street parking spaces with proper access from the street or right-of-way shall be provided for every family occupying a residential building which is hereafter erected or converted to such use. The following types of residential use shall provide off-street parking with proper access from the street or right-of-way as set forth as follows:
(1)
Apartments and duplex dwellings. The total number of parking and garage spaces shall not be less than two times the number of apartments in the building or units in the building, and not less than 1/2 of this number shall be in parking spaces not located in a garage.
(3)
No common parking areas shall be permitted between the street line and any building.
[Amended 10-16-1996 by Ord. No. 1585]
(4)
In the case of any single-family-dwelling residential use where the lot frontage is 50 feet or less and the lot in question abuts an alley, parking shall be allowed in that part of the side yard area to the rear wall of the dwelling up to the side line of the property. In all such cases, however, access to said parking area shall be from the alley.
(5)
In any residential district where a single-family dwelling has a one-car attached garage and an extension of the driveway to said garage would infringe on side yard setback requirements, notwithstanding the side yard infringement, the driveway may be extended in width to a maximum of eight additional feet, parallel with the driveway, to provide an additional off-street parking space, as long as the extended parking area is located at least eight feet from each side lot line of the property and it is not located in front of any portion of the building used for dwelling purposes and as long as the depressed curb opening is not increased in width. In all other cases, the extension of the width of a driveway or construction of a turnaround area in the front yard is prohibited; and provided, further, that the foregoing extension of a driveway may not be made in the case of a dwelling on a corner lot if the extended area would extend into the front yard setback of the other street. Notwithstanding any of the foregoing, this subsection shall not be construed to prohibit parking in the existing driveway leading to a garage in use or to a one-car garage discontinued in use.
(6)
No common parking area shall be permitted for a distance of 20 feet from the rear of the building. The aforesaid 20 feet (or such greater amount as may be provided) shall be landscaped in accordance with the Land Development/Subdivision Ordinance No. 1226.[2]
[Amended 10-16-1996 by Ord. No. 1585]
[2]
Editor's Note: The Borough's Subdivision and Land Development Ordinance is on file and available for inspection or sale at Borough offices.
(7)
Tourist, boarding- or rooming houses shall provide one space for each guest bedroom.
B.
Nonresidential uses. Off-street parking, together with proper access from a street or alley, shall be provided in the amounts indicated below on any lot on which the following types of uses are hereafter established:
(1)
Hospitals and sanitariums shall provide 1 1/2 spaces for every three beds.
(2)
Convalescent homes, nursing homes and homes for the infirm or aged shall provide one parking space for every three beds. (This provision shall not apply to retirement homes, which shall have the same parking requirements as apartments.)
(3)
Restaurants, tearooms or places of business dispensing alcoholic and malt beverages shall provide one space for each 50 square feet of floor space devoted to customer use.
(4)
Retail stores, office buildings, recreational establishments and banks.
(a)
Retail stores shall provide two parking spaces plus one parking space for each 750 square feet of gross floor area in excess of 1,000 square feet, exclusive of the basement if the basement is not used for sale or display of merchandise.
(b)
Office buildings, recreational establishments, wholesale establishments, studios, business schools and banks or similar financial institutions (not including drive-in banking facilities) shall provide at least one space for each 200 square feet of floor area, exclusive of basement not used for business purposes.
(5)
Theaters, movie theaters, auditoriums, stadiums or other places of public assemblage shall provide one space for every four seats. Churches shall also provide one additional space for each church official whose residence is on the premises. In a church, theater or auditorium, if there are no seats but benches are provided, then 20 inches of the bench is similar to one seat and shall be considered as one seat for determining requirements hereunder.
(6)
Department stores and supermarkets shall provide one parking space for every 150 square feet of gross floor area.
(7)
Public garages and gasoline filling stations shall provide at least three parking spaces, either within or without the structure, for each 500 square feet of floor or ground area or portion thereof devoted to repair or service facilities, which shall be in addition to the space allocated to the normal storage of vehicles. Automobile laundries and car-wash establishments, when permitted by special exception, shall provide 20 parking spaces consisting of 4,000 square feet of waiting space for vehicles at or adjacent to the entrance of the establishment on the same lot, and in addition they shall provide eight spaces consisting of 1,600 square feet of drying space at the exit of the establishment on the same lot. If the automobile laundry or car wash is used in connection with any other use permitted under this chapter, these spaces shall be in addition to those required for that use.
(8)
For private, parochial or public elementary or junior high schools, one space shall be provided for each employee and one additional space for each classroom. For business schools and colleges, one space shall be provided for each employee and one additional space for each student. For private, parochial or public high schools, one space shall be provided for each employee and one additional space for each seven students enrolled.
(9)
Mortuaries, funeral homes, undertaking or embalming establishments shall provide one space for each 100 square feet of floor area devoted to assembly room purposes.
(10)
Other commercial and business uses for which required parking is not specifically enumerated in this section shall provide one parking space for every 200 square feet of gross floor area or portion thereof, except when authorized as a special exception consistent with the requirements set forth herein for comparable establishments.
(11)
Industrial establishments shall provide one space for each employee or one space per 400 square feet of gross floor area, whichever number shall be the greater.
[Amended 7-15-2020 by Ord. No. 2020-1939]
(a)
Borough Council may reduce, by conditional use approval, the number of parking spaces required for industrial projects that meet the following requirements:
(b)
As part of the conditional use approval process, an applicant seeking a parking reduction under this subsection shall submit a parking study from a licensed traffic engineer for the applicant: rendering an expert opinion that less than the required number of parking spaces is necessary to adequately service the proposed occupant(s) of an industrial project, and providing credible data to substantiate this opinion. Such data shall include ITE information, surveys of one or more similar industrial establishments, and survey data from industrial users at the subject project (if applicable). Tractor trailer long-term storage spaces and loading dock spaces shall not count toward the number of proposed parking spaces in the applicant's parking study.
(c)
Any parking reduction granted under this section shall be subject to the following additional requirements:
[1]
The owner shall maintain a chart of all existing occupants indicating the type of user and its projected parking usage so as to confirm that the total parking required for the occupants is no more than 90% of the total parking available to the occupants. The owner shall update the chart each time an occupant changes in the project and provide the chart to the Borough upon the Borough's request.
[2]
The Borough Zoning Officer may inspect the project and the parking usage from time to time, accompanied by a representative of the owner. If the Zoning Officer determines that insufficient parking is provided for the then-current occupants, then the Borough and the owner shall work together in good faith to identify on-site solutions reasonably available to the owner to remedy any such insufficient parking.
[3]
The occupants of the project shall not utilize on-street parking on public roads. All parking for the occupants must be accommodated within the project.
[4]
The owner shall not lease unused parking areas to businesses which are not located at the project.
(12)
Hotels and motels. Hotels and motels shall provide 1 1/2 parking spaces for each guest room offered for occupancy by such hotel or motel. If a restaurant or other use is permitted with a hotel or motel, then in that event parking regulations applicable to restaurants shall be in addition to those required for the hotel or motel.
[Added 10-4-2000 by Ord. No. 1661]
C.
No parking shall be permitted in the required front yard.
[Amended 10-16-1996 by Ord. No. 1585]
D.
In addition to, and not in substitution of, that parking otherwise required by this section, any use shall provide an additional one parking space for each amusement game machine located for use upon the premises.
[Added 2-6-1991 by Ord. No. 1439]
§ 405-1704 Loading and unloading.
In addition to the parking spaces herein required for theaters, schools, auditoriums, stadiums or any other places of public assembly, restaurants, retail stores, office buildings, wholesale establishments, public garages, automobile and gasoline service stations, hospitals and sanitariums and other commercial buildings, sufficient area, not less than 450 square feet, shall be provided inside or outside the main building for the loading and unloading of freight or passengers.
§ 405-1705 Waiver of requirements.
[Amended 10-16-1996 by Ord. No. 1585; 9-6-2000 by Ord. No. 1658; 5-18-2005 by Ord. No. 1730]
Parking requirements as hereinabove set forth are waived in the case of a retail sales type of business and studios where a municipality owned off-street parking lot border is within 500 feet of the nearest property line. Additionally, parking requirements as hereinabove set forth are waived in the case of a specialty restaurant where a municipality owned off-street parking lot border is within 500 feet of the nearest property line.
§ 405-1706 Reductions.
Off-street parking facilities existing at the effective date of this article shall not subsequently be reduced to an amount less than required hereunder for a similar new building or new use. Off-street parking facilities provided to comply with the provisions of this article shall not subsequently be reduced below the requirements of this article.
§ 405-1707 Increases.
Whenever, after the date of this article, there is a change in the number of employees or in the lawful use of the premises or in any other unit of measurement specified in the foregoing sections of this article, and whenever such change creates a need for an increase in the number of off-street parking spaces as determined by the requirements of this article, more off-street parking facilities shall be provided within a reasonable time on the basis of the adjusted needs as determined by this article. In the case of unusual hardship arising out of the requirements of this section, recourse may be had to the Zoning Hearing Board in the manner provided by law.
§ 405-1708 Access to facilities.
All off-street parking facilities shall be designed with appropriate means of vehicular access to a street or alley as well as maneuvering areas. No driveways or curb cuts in any district shall exceed 30 feet in width, and detailed plans shall be submitted to the Zoning Officer for approval for all curb cuts or driveway openings before a permit may be obtained therefor.
§ 405-1709 Paving requirements; reserve parking.
A.
All parking areas shall be paved with an asphaltic or concrete surface affording adequate drainage and shall have proper guards where needed.
B.
Reserve parking. If the number of required parking spaces is substantially larger than the number anticipated by the applicant, the reserve parking option may be utilized to avoid unnecessary paving, in accordance with the following criteria:
[Added 7-3-2002 by Ord. No. 1681]
(1)
The total number of spaces required under this article may be reduced up to 25% by the Borough Council, upon the recommendation of the Borough Planning Commission and the Engineer.
(2)
The applicant shall provide evidence of reduced parking needs to the Borough Planning Commission and Engineer for their review and recommendation.
(3)
A sufficient area must be set aside that meets the requirements of this article and the Borough's Subdivision and Land Development Ordinance[1] for construction of the remainder of the required spaces if and when they are deemed necessary by the Borough Council. The reserved area shall not count towards fulfillment of any required open space, green space, landscaped or buffered areas. All stormwater engineering shall be designed based on total parking requirements, including reserve spaces.
[1]
Editor's Note: The Borough's Subdivision and Land Development Ordinance is on file and available for inspection or sale at Borough offices.
(4)
Parking capacity will be reevaluated by the Borough Code Enforcement Officer should any change occur in the use, ownership, size of building, or number of residents or employees. Following reevaluation, the Borough Council may require construction of additional parking spaces up to the maximum required by this article.
(5)
The applicant shall provide a financial guaranty to cover the cost of engineering and installation of reserved parking spaces for a period of 18 months following installation of initially constructed spaces. The type and amount of the guaranty must be approved by the Borough Council upon the recommendation of the Borough Solicitor and Engineer.
§ 405-1710 Use restrictions.
Parking areas shall be used for motor vehicle parking only. No sales, dead storage, repair work, dismantling or servicing of any kind shall be permitted in parking areas.
§ 405-1711 Lighting.
If lighting is provided, it shall be arranged to reflect away from a residential area and also away from any public street or highway.
§ 405-1712 Automated and mechanical parking.
[Added 9-16-2020 by Ord. No. 2020-1942]
A. AUTOMATED PARKING MECHANICAL PARKING
All terms shall be interpreted as provided in Article II of this chapter unless such term is defined herein, in which case such term shall be interpreted as follows:
An automated parking system (APS) is a mechanical system that provides for vehicle storage and retrieval within an enclosed, multilevel parking structure in a space conserving configuration, utilizing an automated mechanical system to transport vehicles to and from parking spaces.
Mechanical devices or systems to park more vehicles in a fixed amount of land area. This is accomplished by efficiently parking vehicles vertically, one on top of another, by means of some lifting mechanisms. This type of device is also referred to as a "parking lift."
B.
Use of automated and mechanical parking.
(1)
Automated and mechanical parking systems shall only be permitted in the following districts: the Downtown Business Overlay District and the Transit-Oriented Design Overlay District.
(2)
Automated and mechanical parking systems shall be permitted by conditional use subject to the following:
(a)
The property shall have frontage on a collector road or higher classification.
(b)
The development shall be comprised of 100 units or more.
(c)
No more than 50% of the required parking shall utilize automated or mechanical parking systems.
(d)
All automated and mechanical parking shall be located within a building and shall not be visible from a street or alley.
(e)
Any mechanical parking system used shall be an automated valet-type parking system. Access to the individual parking stalls within the mechanical parking garage by residents or customers will be strictly prohibited. Parking stalls or storage areas shall only be accessed by qualified operators, technicians or emergency personnel.
(f)
The applicant shall provide a "through-put" study for review or similar use and operation study for purposes of the proposed mechanical parking system, which study shall be reviewed and approved by the Borough's Parking Consultant during the land development process.
(g)
The applicant shall provide an emergency access plan that shall be approved by the Borough's Fire Marshal.
(h)
The mechanical parking system shall comply with all applicable state, federal and local codes, ordinances and statutes as currently amended.