Ohara Township City Zoning Code
ARTICLE XV
Parking and Loading
§ 455-15.1 Required 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 so long as the kind or extent of use is not changed, provided that any parking facilities now serving such structures or uses shall not in the future be reduced below such requirements.
B.
Change in requirements. Whenever there is an alteration of a structure or a change or extension of a use which increases an existing structure by 20% or more the total additional parking required for the alteration, change or extension shall be provided in addition to an adequate number of new spaces in order that the minimum standard for spaces is met for the entire area.
C.
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, except that it may be used for a stormwater retention basin or a maximum depth of six inches.
D.
Continuing character of obligation. All required 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 after their provision except upon the approval of the Zoning Hearing Board and then only after proof that, by reason of diminution in floor area, seating area, the number of employees, or change in other factors controlling the regulation of the number of parking spaces, such reduction is in conformity with the requirements of this article. Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities are designed to serve. Such facilities shall be designed and used in such a manner as to at no time constitute a nuisance, a hazard, or an unreasonable impediment to traffic.
E.
Joint use. 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 number of spaces required in a common parking facility may be reduced below this total by variance if it can be demonstrated to the Zoning Hearing Board that the hours or days of peak parking needed for the uses are so different that a lower total will provide adequately for all uses served by the facility.) In any case, a reciprocal parking, ingress and egress agreement must be entered into by the property owners involved where applicable, and said agreement recorded prior to the issuance of an occupancy permit for either or all uses.
F.
Mixed occupancies. In the case of a single lot or parcel containing mixed uses which have different parking requirements, the total requirements for various uses shall be calculated separately and be cumulative. Off-street parking facilities for one use shall not be considered to meet the minimum requirements for another use. However, the number of spaces required in a common parking facility may be reduced below this total by variance if it can be demonstrated to the Zoning Hearing Board that the hours or days of peak parking needed for the uses are so different that a lower total will provide adequately for all uses served by the facility.
G.
Lighting. Any lighting used to illuminate any off-street parking area shall be so arranged as to reflect the light and glare away from adjoining premises, and in particular away from neighboring residential structures.
H.
Access. Each required off-street parking space shall open directly upon an aisle or drive of such design as to provide safe and efficient means of vehicular access to a street in a manner which will least interfere with traffic movements.
I.
Maintenance of required parking area. For parking areas of three or more vehicles, the area not landscaped and so maintained, including driveways, shall be graded, surfaced with asphalt, concrete or other material suitable to the Township Engineer, and drained to the satisfaction of the Township Engineer to the extent necessary to prevent dust, erosion or excessive water flow across streets or adjoining property. Such off-street parking spaces shall be marked so as to indicate their location. Failure to keep parking areas in satisfactory condition, i.e., free from holes, shall be considered a violation of this chapter.
J.
The following uses and minimum required parking spaces shall be applicable:
(1)
Institutional and recreation use.
(a)
Place of worship. One off-street parking space for each two seats provided for patron use, or at least one off-street parking space for each 25 square feet of gross floor area or space for each 25 square feet of gross floor area or intended to be used for service to patron, guests or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each employee.
(b)
School (private or public).
[1]
Elementary school. One off-street parking space for each faculty member and employee plus one space per two classrooms and offices.
[2]
Middle school. One off-street parking space for each faculty member and employee plus one space per two classrooms and offices.
[3]
Senior high school. One off-street parking space per faculty member and employee plus one space per 10 students of projected building capacity.
(c)
Commercial school (trade or professional school, music or dancing school). One off-street parking space per faculty member and employee, plus one space per three nonresident students, plus one space per five resident students if residents are permitted to have cars.
(d)
Library. One space per five seats or one space per 250 square feet of gross floor area where no seats are provided.
(e)
Community center. One off-street parking space for each four seats provided for patron use or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces plus one additional space for each employee.
(f)
Day-care center (day-care home). One off-street parking space for each employee plus six spaces for dropoff and pickup activities.
(g)
Hospital. Two off-street parking spaces per in-patient bed or one off-street parking space per 600 square feet of gross floor area (excluding mechanical and storage space), whichever is greater.
(h)
Intermediate care facility. One off-street parking space for every two beds plus one space for every two employees.
(i)
Cemetery. One off-street parking space for each employee and one off-street space for each four interred in total capacity of mausoleum, crematory or columbarium.
(j)
Public/private recreational facility. One off-street parking space for each five persons of total designed capacity, or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each employee.
(k)
Private club. One off-street parking space for every five members of total capacity or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests, or members, whichever requires the greater number of off- street parking spaces, plus one additional space for each employee.
(l)
Emergency service. Three off-street parking spaces for every four employees on the two major shifts at maximum employment, or four off-street parking spaces for each fire truck where no community room is a part of the building, whichever requires the greater number of parking spaces. Where a community room is provided, two off-street parking spaces for each fire truck plus one off-street parking space for each 50 square feet of gross floor area.
(m)
Group care facility. One off-street parking space for every two employees, plus one space for every four residents.
(n)
Group home. One off-street parking space for each employee, plus one space for every four residents in addition to the two spaces required for the dwelling unit.
(3)
Retail and consumer service uses.
(a)
Retail shops and stores selling apparel, book, confections, drugs, dry goods, flowers, foodstuffs, furniture, gifts, hardware, toys, household appliances, jewelry, notions, periodicals, shoes, stationery, tobacco, paint, records, cards, novelties, hobby and art supplies, music, luggage, sporting goods, pets, floor covering, garden supplies and fabrics: one off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each employee.
(b)
Service businesses (barber, beautician, laundry and dry cleaning, shoe repair, tailor, photographer, travel agency): one off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional space for every employee.
(c)
Financial establishment: one off-street parking space for each 300 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each employee.
(d)
Sit-down restaurant: one off-street parking space for each 50 square feet of total floor area, plus one additional off-street parking space for each employee.
(e)
Fast-food restaurant: one off-street parking space for every two seats, or one off-street parking space for every 100 square feet of gross floor area, whichever requires the greater number of off-street parking spaces, plus one additional space for each employee on the largest shift.
(f)
Repair shop (for appliances, lawn mowers, watches, guns, bicycles, locks, small business machines, but not including state licensed motor vehicle repairs): one off-street parking space for each 300 square feet of gross floor area plus one additional space for each employee.
(g)
Funeral home: one off-street parking space for each four seats provided for patron use, or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used in the operation of the establishment, whichever requires the greater number of off-street parking spaces, plus one additional space for each employee.
(h)
Motel/hotel: one off-street parking space for each guest room plus one off-street parking space for each two employees. Where lounge, restaurant, and meeting room uses are integral, the minimum required parking spaces for each use shall be provided on site.
(i)
Tavern: one off-street parking space for each 50 square feet of total floor area, plus one additional off-street parking space for each employee.
(j)
Veterinary: three off-street parking spaces for each doctor plus one off-street parking space for each employee, plus one space for each 100 square feet of examination area.
(k)
Service station: one off-street parking space for every 300 square feet of gross floor area, to two off-street parking spaces for each service bay, whichever is larger, plus one off-street parking space for each employee. Off-street parking spaces are not to be a part of, nor interfere with, the accessways to the pumps.
(l)
Automotive sales: five off-street parking spaces for each employee on the largest shift.
(m)
Automotive/truck repair: one off-street parking space for each 300 square feet of gross floor area, plus one additional off-street parking space for each employee.
(n)
Truck sales: one off-street parking space for each 300 square feet of gross display area, plus one additional off-street parking space for each employee.
(o)
Automotive accessories: one off-street parking space for each 200 square feet of gross floor area, plus one additional off-street parking space for each employee.
(p)
Public parking lot or garage. All parking areas shall meet the design standards as established in this article.
(q)
Shopping center. One off-street parking space shall be provided and maintained for each 250 square feet, or portion thereof, of gross leasable area, up to 400,000 square feet, 4.5 spaces for each 1,000 square feet of gross leasable area between 400,000 and 600,000.
(r)
Public utility and storage yard: two off-street parking spaces plus one off-street parking space for each employee normally in attendance at the facility at any time.
(s)
Theaters: one off-street parking space for each four seats.
(4)
Industrial uses.
(a)
Manufacturing and light industrial: three off-street parking spaces for every four employees on the largest shift, or one for each 800 square feet of gross floor area, whichever is greater, plus one off-street parking space for each company vehicle normally stored on the premises.
(b)
Research: three off-street parking spaces for each four employees on the largest shift, or one off-street parking space for every 500 square feet of gross floor area, whichever is greater, plus one off-street parking space for each company vehicle normally stored on the premises.
(c)
Warehouse/storage and public service: three off-street parking spaces for each four employees on the largest shift, or one off-street parking space for every 1,000 square feet of gross floor area, whichever is greater, plus one off-street parking space for each company vehicle normally stored on the premises.
(d)
Contracting: three off-street parking spaces for each four employees on the largest shift, or one off-street parking space for every 250 square feet of gross floor area, whichever is greater, plus one off-street parking space for each company vehicle normally stored on the premises.
(e)
Medical laboratories: one off-street parking space per 500 square feet of gross floor area.
(5)
Agricultural uses.
(a)
Nursery: one off-street parking space for each employee and one off-street parking space for each 300 square feet of gross area used or intended to be used as a sales area.
(b)
Greenhouse: one off-street parking space for each employee and one off-street parking space for each 300 square feet of gross area used or intended to be used as a sales area.
(7)
Mobile home park: two off-street parking spaces per dwelling unit, plus supplemental parking at a ratio of one off-street parking space per six dwelling units, to be centrally located.
(8)
Residential: two off-street parking spaces per dwelling unit.
(9)
All other uses not listed: one parking space for each three occupants at maximum permitted occupancy or one parking space for each 300 square feet of gross floor area of building or lot area devoted to the use, whichever is greater.
§ 455-15.2 Driveways and common driveways.
A.
It shall be unlawful for any person to install, construct, or reconstruct a driveway or common driveway except in strict accordance with the provisions of this chapter and without first obtaining from the Township Building Inspector a building permit. The resurfacing of a driveway/common driveway does not require a permit; provided, however, that the grades are not substantially altered and the requirements in Subsection C are not violated.
B.
Every application for a permit shall be made on a written form provided by the Township, shall be signed by the applicant and shall be accompanied by a plan which shall set forth the following information:
(1)
Proposed location within right-of-way, connection with cartway of road and alignment of driveway/common driveway;
(2)
Proposed grade;
(3)
Proposed width;
(4)
Type and thickness of materials to be used in construction; and
(5)
Plot plan of property, with approximate location of principal buildings and owners of property.
C.
All driveways/common driveways shall meet the following requirements and specifications:
(1)
No driveway/common driveway shall have a width of less than 10 feet at the connection with the public street.
(2)
No driveway/common driveway shall have a slope of more than 15%.
(3)
Where driveways/common driveways are not paved, they must have a covering of slag, gravel or other all-weather material at least four inches thick.
(4)
No driveway/common driveway shall change the grade or contour of the street right-of-way, nor cut into, fill or in any way alter any gutter, curbing, drainage ditch or storm sewer.
(5)
Within the right-of-way of a street, the grade of any driveway/common driveway shall not exceed 1/4 inch to the foot. Where there are sidewalks, the driveway/common driveway shall meet the existing grade of the sidewalk. An exception may be granted by the Building Official or Township Engineer where it would be impossible to construct a driveway/common driveway with a grade less than 1/4 inch to the foot within the right-of-way.
(6)
All driveways/common driveways shall have a paved apron from the existing road paving to the edge of the public road right-of-way.
(7)
At the discretion of the Township Engineer, a trench drain may be required at the bottom of any driveway/common driveway where runoff from the driveway/common driveway could create a hazard on a public road.
(8)
No driveway shall be constructed to provide access to more than two residences.
§ 455-15.3 Off-street parking design standards.
The design standards specified below shall be required for all off-street parking facilities with a capacity of three or more vehicles built after the effective date of this chapter. Americans with Disabilities Act requirements shall dictate the number and design of handicap spaces.
A.
The minimum dimensions of stalls and aisles shall be as follows:
(1)
Stall width shall be at least nine feet for all parking spaces.
(2)
Stall depth shall be at least 20 feet.
(3)
Minimum width of aisles providing access to stalls for one-way traffic only, varying with the angle of the parking, shall be:
Angle of Parking | Minimum Aisle Width (feet) |
|---|---|
Parallel | 12 |
30° | 14 |
45° | 16 |
60° | 20 |
90° | 24 |
(4)
Minimum width of aisles providing access to stalls for two-way traffic shall be 24 feet.
(5)
All designated fire lanes shall be a minimum of 18 feet in width and located to provide access to structures in compliance with the standards set forth in the International Fire Prevention Code, adopted by reference.
B.
Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicles. Parking areas shall be graded to a maximum slope of 5%.
D.
For the purpose of servicing any parking area held under single and separate ownership, entrance and exit drives shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 80 feet apart. On the corner properties, there shall be a space of a minimum of 60 feet, measured at the curbline, between the center line of any entrance or exit drive and the street line of the street parallel to said access drive.
E.
In no case shall industrial or commercial parking areas be designed to require or to encourage cars to back into a public street in order to leave the lot.
F.
Landscaping design for nonresidential sites shall provide a planted separation between off-site vehicle or pedestrian traffic and on-site circulation as follows:
(1)
A planting island which physically separates the abutting public street from the parking area shall be provided.
(2)
The planting island shall occur within the required fifty-foot front yard setback in the SM and C Districts where parking in the front yard is proposed.
(a)
At least one tree, a minimum two-inch caliper measured at four feet from ground level, shall be planted in the planting island for each 10 parking spaces provided.
(b)
A mix of deciduous and evergreen trees shall be provided.
(c)
At least three low-level shrubs, a minimum of three feet in height, shall be planted in the planting island for each 10 parking spaces provided. Such shrubbery shall be located so as to screen vehicle headlights from adjacent properties.
(3)
A planting island that projects into the parking area, with a minimum of 60 square feet of pervious surface area and including a tree as described herein, shall be provided at intervals of 10 parking spaces.
(4)
Tire bumpers or concrete curbing shall be installed in the parking area to prevent vehicle overhang of a sidewalk area.
(5)
The edge of any paved parking area in a side or rear yard on lots in the C Commercial District shall not be closer than five feet to any property line and in the SM Suburban Manufacturing District shall not be closer than 10 feet to any property line.
G.
All parking areas for any purpose other than single-family or PRD residents shall be physically separated from any public street by a planting island which shall be not less than 10 feet in depth. Tire bumpers or concrete curb shall be installed so as to prevent vehicle overhang of the sidewalk area. This ten-foot planting island shall be parallel to the street line, shall be measured from the right-of-way line and shall be located within the required front yard setback in the SM Suburban Manufacturing District.
H.
All lighting used to illuminate required parking spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or public right-of-way. Sharp-cutoff luminaires shall be used in all cases.
I.
On land which abuts any residential district, the maximum height of freestanding exterior lighting standards shall not exceed 17 feet. On all other parcels within the C Commercial or SM Suburban Manufacturing District, freestanding exterior lighting standards shall not exceed 25 feet in height.
J.
No other exterior lighting shall exceed 25 feet.
§ 455-15.4 Off-street loading.
Off-street loading requirements as specified below shall be provided on any lot on which a building exceeding 6,000 square feet of gross floor area for business or industry is hereafter erected.
A.
Every retail establishment, storage warehouse or wholesale establishment exceeding 6,000 square feet shall have at least one off-street loading space. Where there is an aggregate gross floor area of 20,000 square feet or more arranged, intended or designed for such use, there shall be provided off-street truck loading or unloading berths in accordance with the following table:
Square Feet of Aggregate Gross Floor Area Devoted to Each Use | Required Number of Berths |
|---|---|
6,000 up to 19,999 | 1 |
20,000 up to 49,999 | 2 |
For each additional 50,000 | 1 additional berth |
B.
Every auditorium, funeral home, multifamily dwelling of 20 units or more, office building, restaurant, or hotel exceeding 6,000 square feet shall have at least one off-street loading space. Where there is an aggregate gross floor area of 30,000 square feet or more, arranged, intended or designed for such use, there shall be provided off-street truck loading and unloading berths in accordance with the following table:
Square Feet of Aggregate Gross Floor Area Devoted to Each Use | Required Number of Berths |
|---|---|
6,000 up to 29,999 | 1 |
30,000 up to 49,999 | 2 |
For each additional 50,000 | 1 additional berth |
§ 455-15.5 Design layout of off-street loading facilities.
A.
Off-street loading facilities shall be designed to conform to the following specifications:
(1)
Each required space shall be no less than 14 feet wide, 55 feet long and 17 feet high, exclusive of drives and maneuvering space and located entirely on the lot being served.
(2)
There shall be appropriate means of access to a street or alley as well as adequate maneuvering space.
(3)
Such facilities shall be designed and used in such a manner that it will not constitute a nuisance, a hazard or an unreasonable impediment to traffic at any time.
B.
All required loading facilities shall be provided and maintained in accordance with the following requirements: