Middletown Township
City Zoning Code
City Zoning Code
ARTICLE XXIV
Off-Street Parking and Loading
§ 275-168 Required off-street parking spaces.
A.
Unless specified otherwise in another article of this chapter, all off-street parking spaces shall be provided and satisfactorily maintained in accordance with the following provisions for each building or use which, after the effective date of this chapter, is established, erected, enlarged or altered for any of the following purposes or uses in any district. For uses not specifically listed, the requirements for the most similar use listed shall be followed:
Use | Off-Street Parking Space Required |
|---|---|
Agricultural Uses | |
Agriculture | 1 for each full-time employee |
Residential Uses | |
Apartments with 3 or more bedrooms | 2 for every dwelling unit, plus 1 space for every five units for multi-unit structures and townhomes |
Other dwelling units | 2 for every dwelling unit |
Home professional offices and home occupations | 2 in addition to the spaces for the dwelling unit, plus 1 for every 100 square feet of space used for the office |
Recreational Uses | |
Private clubs, lodges | 1 for every 100 square feet of floor area available to patrons |
Golf course | 5 for each hole plus club requirement as listed above |
Golf driving range | 2 for each tee |
Miniature golf | 1 for each hole |
Bowling alley | 5 for each lane |
Gymnasium, stadium | 1 for every 4 seats |
Public swimming pool | 1 for every 12 square feet of water surface or 1 for every 5 persons for whom dressing facilities are provided (whichever is greater) |
Outdoor commercial recreation | 1 for every 1,500 square feet of area |
Indoor commercial recreation | 1 for every 150 square feet of gross floor area devoted to such use |
Governmental, Institutional and Educational Uses | |
Places of public or private assembly including churches, auditoriums, theatres and assembly halls | 1 for every 4 permanent or temporary seats plus 1 for every 100 square feet of meeting room area (where the capacity is not determined by the number of fixed seats, 1 for every 60 square feet of floor area devoted to seating area) |
Club, lodge | 1 for every 50 square feet of assembly area or 1 for every 5 persons of total capacity (whichever is greater) |
Community center, library, museum | 1 for every 250 square feet of floor area in public use |
Hospital, healthcare/rehabilitation facility | 1 for each bed plus 1 for each employee on the shift of greatest employment; |
Continuing care retirement community facility | 1 space per dwelling unit plus 1 space for every 2 employees anticipated at the largest shift for all nonresidential uses |
Personal care facility/assisted-living facility | 1 space for each 3 living units, plus 1 space for each employee on the shift of greatest employment |
Private kindergarten or child institutional home | 1 for each adult attendant plus 1 for every 500 square feet of gross floor area |
Elementary and secondary schools | 2 spaces per 1,000 square feet of classroom area, plus 12 per 1,000 square feet of assembly room area. |
Nursery school or day-care center | 1 space per 600 square feet of gross floor area |
Postsecondary schools and campus facilities | 2 spaces per 1,000 square feet of classroom area, plus 1 space per each campus residential accommodation |
Retail, Commercial and Other Business Uses | |
Retail store, shop or personal service establishment (not a part of a shopping center) | 1 for every 100 square feet of gross sales floor area or area serving customers |
Department store, supermarket, or warehouse membership club | 1 for every 75 square feet of store sales floor area or other area serving customers |
Personal service businesses such as barber shops, photo shops, tailor, beautician, shoe repair and the like | 1 for every 100 square feet of gross floor area or area serving customers |
Restaurant, cafeteria, tavern or cafe | 1 for every 50 square feet of floor space devoted to patron use, plus 1 for each employee on the maximum shift |
Fast-food restaurant with drive-through service | 1 per every 75 feet of gross floor plan area |
Self-service laundromat | 1 for every 50 square feet of gross floor area |
New and used automobile sales and service agency | 1 for every 200 square feet of floor and ground area devoted to sales, service and repair, plus 1 for each employee (parking within a building may be used to meet this requirement) |
Banks, credit unions and the like | 1 for every 75 square feet of floor area for serving customers |
Medical or dental offices and clinics | 6 for each practitioner (6.5 per each 100 square feet of examination area) |
Funeral home | 1 for every 4 seats for patron use or 1 for every 50 square feet of gross floor area, whichever is greater |
Professional offices and businesses: | |
Office building having less than 100,000 square feet of gross floor area | 1 for every 200 square feet of gross floor area |
Office building having 100,000 square feet or more of gross floor area | 1 for every 250 square feet of gross floor area |
Shopping center | 4 for every 1,000 square feet of gross leasable areas for centers having a gross leasable area less than 400,000 square feet 4 1/4 for every 1,000 square feet of gross leasable area for centers having a gross leasable area greater than 400,000 square feet |
Movie theater | 1 for every 4 seats plus 1 for every employee on the shift of greatest employment |
Hotel, motel or inn | 1.2 for each rental room or suite plus 1 for every 3 seats in restaurants or meeting rooms |
Temporary places where Christmas trees, flowers, produce or other goods are sold | 10 minimum, plus any additional spaces as determined by the Code Enforcement Officer after personally observing traffic conditions at such locations |
Industrial and other related uses | 1 for each employee on the shift of greatest employment, or 1 for every 1,000 square feet of gross floor area (whichever is greater), plus 1 for each company vehicle |
Convenience store | One for every 100 square feet of net floor area of the building(s) on the lot, and one for each fueling position used for the dispensing of automotive fuel, plus one space for each employee on the largest shift |
Car wash, automated | 6 spaces, plus 6 dry-off spaces, plus 10 stacking spaces |
Mini-warehouse/self-storage | Minimum of 5 spaces for the office OR 1 space per 10,000 sq ft of GFA |
Gasoline service station | 1 per pump island, plus 6 stacking spaces for each pump island |
Automobile service and repair | 4 for each bay, or 1 every 200 square feet of floor and ground area devoted to service and repair (whichever is greater), plus 1 for each employee |
Vehicular sales and service center | 1 space per 200 square feet of floor area devoted to sales, excluding the area where the merchandise is parked or stored, plus 1 space for each service stall in the service department |
Marijuana dispensary | 1 parking space per 100 square feet of gross floor area |
Conference center | 12 spaces per 1,000 square feet of gross floor area in the main assembly room |
Commercial greenhouse or garden center | 1 space per 200 square feet of floor area devoted to sales |
Bed-and-breakfast | 1 space per guest room in addition to the required number for the residence |
Research or testing facilities | 1 for each 1,000 square feet of gross floor area |
§ 275-169 General regulations for off-street parking.
A.
Existing parking. Structures and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article, provided that the type or extent of use is not changed, and further provided that off-street parking facilities existing at the effective date of this chapter shall not subsequently be reduced to an amount less than required under this chapter for a similar new building or new use.
B.
Off-street parking facilities provided to comply with the provisions of this chapter shall not subsequently be reduced below the requirements of this chapter.
C.
Changes in use. Whenever a structure is altered or a use is changed or extended which increases its parking requirements, then the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of § 275-168.
D.
Conflict with other uses. No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.
E.
Continuing character of obligation. All required parking facilities shall be provided and maintained so long as the use exists which the facilities were designed to serve. Off-street parking facilities shall not be reduced in total extent except when such reduction is in conformity with the requirements of this article.
F.
Location of parking spaces. Required off-street parking spaces shall be on the same lot or premises with the principal use served. However, in all cases where it is sought to utilize adjacent premises for parking facilities, the applicant or owner shall be required to enter into an appropriate agreement, duly acknowledged, for recording, reciting that the property upon which aforesaid establishment is erected and the said adjacent premises are both owned by the applicant; that they are to be used with relation to each other, as above provided; and that neither property shall be separately sold or encumbered, unless other provisions for compliance with this chapter have first been entered into in writing and fully approved by the Township Council.
G.
Fractional spaces. Where the computation of required parking spaces results in a fractional number, the fraction of 1/2 or more shall be counted as one.
H.
Maintenance of parking areas. All parking areas, loading areas, and driveways shall be graded and surfaced with asphalt or other suitable materials to prevent dust and erosion. Such areas shall also be drained in conformance with municipal standards to prevent excessive water flow onto streets or adjoining properties. All parking spaces and parking areas shall be clearly line striped and maintained.
I.
Lighting. All artificial lighting used to illuminate any parking area shall be arranged to prevent glare on adjoining properties.
J.
ADA Accessible parking. All uses shall designate reserved ADA compliant parking spaces as close as possible to the main entrance of the building with the exception of single-family or twin dwellings, service stations, garages, cemeteries or any other use for which 10 or fewer parking spaces are required under this chapter. Said spaces shall be considered as part of the required spaces and shall be appropriately signed as accessible parking spaces.
K.
Electric vehicle charging stations.
(1)
Electric vehicle charging stations may utilize existing, on-site parking spaces only after the applicant demonstrates to the satisfaction of the Zoning Officer their designation will not result in the use failing to have the required number of parking spaces for the use as required under § 275-168.
(2)
These vehicle charging stations shall not impact any required accessible spaces.
(3)
Permitting and approval from the Township Code Enforcement Officer or designee is required for the electrical connection.
§ 275-170 Parking area design standards.
A.
All parking areas shall be in accordance with Chapter 210, Subdivision and Land Development. For purposes of this chapter, a parking space shall be a space in a garage or on a lot which meets the size and other requirement of this section, is reserved for the parking of a motor vehicle and which has direct access from a street. Each parking space shall be not less than 9 1/2 feet wide and 19 feet in length, except as otherwise provided:
Parking space width (feet) | Parking space length (feet) | Aisle width (feet) | Notes | |
|---|---|---|---|---|
PRD | 9 | 18 | ||
I - Institutional | ||||
Parking garage structures | 8.5 | 19 | 24 | These requirements are for angled parking only. |
Regional rail facilities | 9 | 17 | ||
SU-1 | ||||
Regional rail facilities | 8.5 | 18 | ||
C-3 Commercial Uses | 9.5 | 19 | 30% of the total number of new parking may be 9 feet wide by 18 feet long in a contiguous parking area. | |
C-3 Multifamily Residential | 9 | 18 | 24 | |
SU-1A Mixed Use | 9.5 | 19 | Except that 20% of the total number of new parking may be 8.5 feet wide by 18 feet long in contiguous parking area. | |
B.
The aisle space between rows or banks of parking spaces shall be not less than 25 feet for 90° parking and not less than 20 feet for parking at angles of 60° or less.
C.
Parking areas shall be graded to provide convenient vehicular access and proper drainage and shall be paved in accordance with Township specifications, provided that the Township Council may authorize that the paving of a portion of the required parking area be deferred until such time as the unpaved area is required to meet parking needs. All parking, access or other vehicular service areas shall be adequately illuminated per lighting standards in § 275-135.
D.
Every parking lot or area for off-street parking shall be separated from the street or highway by a raised curb, planting strip, wall or other suitable barrier against unchanneled motor vehicle entrance or exit, except for necessary accessways or exits, and the layout of such lot or area shall be such as not to require vehicles to back out directly onto a street.
E.
Parking spaces provided to serve accessory uses or other nonresidential uses in Residence Districts shall not be located in the required front yard. Such parking spaces shall be appropriately landscaped to screen such lot from adjoining or opposite residential properties.
F.
All parking shall be accessible from a street and an individual or shared driveway.
§ 275-171 Shared parking and conditions.
A.
Two or more uses may provide for required parking in a common parking lot if the total space provided is not less than the sum of the spaces required for each use individually; however, the total number of spaces required in a common parking facility may be reduced if:
(1)
It is demonstrated to the Township Council that the hours or days of peak parking demand for the uses are so different that a lower overall total of parking spaces will adequately provide for the uses to be served.
(2)
Such demonstration and proof shall be provided by a registered Transportation Engineer, the fees for whom shall be paid by the landowner(s).
§ 275-172 Design and layout of off-street loading facilities.
A.
In addition to the off-street parking space required in this article, any building erected, converted and/or enlarged for any nonresidential use shall provide off-street areas for loading and unloading and commercial vehicle parking space adequate for their needs.
B.
The minimum size loading space shall be 50 feet in depth, 12 feet in width, with an overhead clearance of 15 feet exclusive of drives and maneuvering space and located entirely on the lot being served. Any overhead canopy should extend a minimum of four feet beyond a loading dock.
C.
All loading space shall have adequate access from a street or way which does not block or interfere with the required parking as specified in § 275-168. This required space will be provided in addition to established requirements for patron and employee parking.
D.
In no case shall public rights-of-way be used for loading or unloading of materials. Furthermore, no loading dock or space shall be located or arranged in such a way that it is necessary to back any vehicle into or off any public right-of-way nor require the use of any public right-of-way for maneuvering space.
E.
Two-way driveways shall have a minimum width of 25 feet and a maximum width of 36 feet. One-way driveways shall have a minimum width of 12 feet.
F.
All accessory driveways and entranceways shall be graded, paved and drained to Township standards, to the extent necessary to prevent nuisance of dust, erosion or excessive water flow across streets and adjoining properties.
G.
All off-street loading berths shall be provided on either the side or rear of the lot. In no case shall off-street loading berths be provided in the front of the lot.
H.
Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard or an impediment to traffic.
I.
All lighting fixtures used to illuminate parking areas shall be arranged to prevent glare into public streets and adjoining properties.
§ 275-173 Access for off-street parking and loading areas.
Access to and from all off-street parking, loading and vehicle service areas along public rights-of-way shall consist of well-defined separate or common entrances and exits and shall comply with the following provisions:
A.
Access drives shall not open upon any public right-of-way within 150 feet of the nearest right-of-way line of any intersecting public street or highway.
B.
The required sight distance for access drives which open upon any street or highway shall be in accordance with the regulations of the Pennsylvania Department of Transportation.
§ 275-174 Screening and landscaping requirements.
All screening and landscaping shall conform to the provisions of Article XXI and the following:
A.
Screening between any parking area and the street line shall be effective at the time of occupancy, subject to the following provisions:
(1)
All off-street parking areas which provide more than five parking spaces shall be screened from any abutting property of a more restrictive zoning district.
(2)
Effective screens may be accomplished through the use of the following: plant materials, fencing or walls and/or mounding through the use of earthen berm forming a continuous visual buffer.
(3)
The area for planting and fencing walls or earthen berms shall not extend beyond the street line. No off-street parking or loading and unloading facilities shall be located within 20 feet of the street line, unless otherwise provided in other sections of this chapter.
(4)
When planting screens are employed, the following shall apply:
(a)
A buffer planting strip shall be provided. It shall be a minimum of 15 feet in width unless required otherwise in this chapter.
(b)
Planting screens shall be of sufficient height and sufficient density to constitute a continuous visual buffer five feet in height at the time of planting except as provided below. The type and spacing of plant materials shall be subject to review and approval by the Township Council.
(c)
At all intersections of accessways, the required screening shall not be greater than 18 inches in height for a distance of 10 feet from the street.
(5)
Whenever fencing or walls are employed, the effective height of the continuous visual buffer shall be no less than five or more than six feet, subject to other regulations of this chapter.
(6)
Whenever earthen berms are employed, the effective height of the continuous visual buffer shall be no less than five feet in height.
B.
Landscaping within any parking area which provides more than five parking spaces shall be subject to the following provisions:
(1)
Off-street parking areas and parking lots shall be landscaped to reduce wind and air turbulence, heat and noise and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to ameliorate stormwater drainage problems; to replenish the groundwater table; and to provide for a more attractive setting.
(2)
Each parking lot shall have one shade tree of three inches to 3 1/2 inches in caliper for every five parking spaces if there are no existing shade trees. Shrubs, ground covers and other plant materials are encouraged to be used to complement the trees but shall not be the sole contribution to the landscaping.
(3)
The landscaping and planting areas shall be reasonably dispersed throughout the parking lot; except where there are 20 or more parking spaces, in which case, the following shall apply:
(a)
Landscaped "islands" shall be provided at the end of each parking bay which contains 20 parking spaces. Such "islands" shall be a minimum of eight feet in width and 18 feet in length. Such "islands" shall be provided to enhance the appearance of the parking area and to control access and movement within the parking area.
(4)
All planting islands and planting beds within a parking lot shall be surfaced with ground covers and/or dwarf shrubs and shall not be grassed. Stone mulch and shredded hardwood mulch may be used in conjunction with shrubs and ground covers, and shredded hardwood mulch shall be used to form the plant saucers.
(5)
The type, location, arrangement and dispersal of planting areas and plant materials shall be subject to the review and approval of the Township Council.
§ 275-175 Reserve parking.
A.
Conditions. The Township Council may, in its sole discretion, permit not more than 40% of the number of parking spaces required by the Township for a building, use or purpose to be designated "reserve parking," subject to the following conditions, together with any other reasonable conditions imposed by the Township:
(1)
The owner of the property on which the reserve parking will be located must provide financial security which:
(a)
Is acceptable to the Township;
(c)
Guarantees the cost of completing the reserve parking, including the cost of all improvements necessary to construct, install, pave and complete the reserve parking. Such improvements shall include, but not be limited to, improvements relating to stormwater management and landscaping as well as to the physical construction of the reserve parking.
(2)
The owner of the property on which the reserve parking will be located must enter into an agreement or agreements with the Township relating to the completion of the reserve parking and the provision of financial security therefor [reserve parking agreement(s)]. The form of the agreements must be approved by the Township Solicitor.
(3)
The amount of financial security may not exceed 110% of the estimated cost of completing the reserve parking as approved by the Township Engineer and may be increased for each one-year period beyond the first anniversary date of the initial posting of the financial security to an amount not exceeding 110% of the cost of completing the reserve parking as then determined and approved by the Township Engineer.
(4)
The financial security must be maintained for a period beginning on the date the financial security is posted and ending on a date which is 10 years from the date of completion of the development on which the reserve parking is located or for such lesser time period which is approved by the Township Council (the reserve parking period).
(5)
The reserve parking must be appropriately designated on plans specified by the Township and in a manner approved by the Township.
B.
Construction and completion.
(1)
At any time, either before, during or after the reserve parking period, the Township Council may, in its sole discretion, require and direct that all or any portion of the reserve parking, including all improvements necessary to construct, install, pave and complete the reserve parking, be completed within the time frame specified by the Township. The foregoing time frame may not be less than 180 days from the date of the Township's written notice or direction to complete. After the reserve parking period ends, the obligation to construct, install, pave and complete the reserve parking and the reserve parking agreement(s) (with the exception of the financial security requirements) shall continue until such time as either the reserve parking is completed to the Township's satisfaction; or, if earlier, the number of satisfactorily completed parking spaces is equal to or greater than the number required by the laws, ordinances and regulations then in effect.
(2)
The reserve parking which the Township requires to be completed must be installed, constructed, paved and completed in a good and workmanlike manner at no cost or expense whatsoever to the Township and in strict conformity with all applicable agreements, plans, permits, laws, ordinances, resolutions, regulations and Township specifications. The construction, installation, paving and completion of the reserve parking shall be subject to inspection by and approval of the Township Engineer.
(3)
If the required reserve parking is not completed in the manner and within the time frame required, then the Township may cause the reserve parking to be completed. In such event, the Township may pay for the cost thereof from the financial security provided or, if the reserved parking period has ended and the financial security has been released or if for any other reason the financial security is insufficient to cover all Township costs of completion, then the Township may require direct payment of or reimbursement for all such costs from the landowner.
(4)
The Township may, in accordance with procedures set forth in the reserve parking agreement(s), authorize the release of portions of the financial security during the reserve parking period as portions of the reserve parking are satisfactorily completed.
(5)
The Township shall authorize the release of all of the remaining financial security upon the earlier to occur of:
(a)
The satisfactory completion of all of the reserve parking and the compliance with all requirements of the reserve parking agreement(s); or
(b)
The expiration of the reserve parking period; and the satisfactory completion of all of the reserve parking which the Township has, during the reserve parking period, required be completed; and the compliance with all requirements of the reserve parking agreements.
C.
Change in use. In the event that the use of property subject to reserve parking obligations changes at any time, either before, during or after the reserve parking period, the property owner shall have the obligation to inform the Township of the change and to construct, install, pave and complete any additional parking required by the this chapter and other laws, ordinances and regulations then in effect, unless the Township either approves of the creation of reserve parking pursuant to and in accordance with the requirements of this section, including, but not limited to, the execution of reserve parking agreements, the posting of financial security and the commencement of a reserve parking period, or approves of the continuation of any existing reserve parking agreements applicable to the property.
D.
Protective period under the Pennsylvania Municipalities Planning Code. The construction, installation, paving and completion of the reserve parking spaces shall be governed by the laws, ordinances and regulations in effect at the time of such construction, installation, paving or completion, unless otherwise required by Section 508(4) of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508(4), or any successor provision thereto governing the effect of ordinance changes on approved plats. This section is not intended to and shall not be interpreted as extending the five-year period or any other protective period described in 53 P.S. § 10508(4) or any successor provision.