Red Hill City Zoning Code
PART 7
OFF-STREET PARKING AND LOADING
§ 27-701 Required Number of Off-street Parking Spaces.
[Ord. 300, 12/4/1984, § 7.1; as amended by Ord. 447, 2/8/2006, § II]
1.
Requirement.
A.
Each use established, enlarged or altered in any district shall provide and satisfactorily maintain off-street parking spaces in accordance with Table 7.1 and the regulations of this Part.
B.
Uses not specifically listed in Table 7.1 shall comply with the requirements for the most similar use listed in Table 7.1.
C.
Where a proposed use contains or includes more than one type of use (regardless of whether each use is listed in Table 7.1 or is an unlisted use), the number of parking spaces required shall be the sum of the parking requirements for each separate use.
D.
Where the computation of required parking spaces results in a fractional number, the fraction of 1/4, 0.25 or more shall be counted as one.
2.
Conditional Reduction in Off-Street Parking Areas.
A.
Purposes. The Borough recognizes:
(1)
The importance of providing adequate, well-designed off-street parking areas.
(2)
The need to limit the amount of paved parking areas to preserve open space and limit stormwater runoff.
(3)
That unique circumstances associated with a land use may justify a reduction in the parking requirements of subsection (1) to be initially developed.
(4)
Provisions for mixed use structures allowed by right under RR Zoning shall be exempt from conditional reduction of spaces herein to the extent that reduction is provided by right.
B.
Procedure. The Zoning Hearing Board may permit a reduction, through the special exception review process of § 27-811, of the number of parking spaces to be initially developed as required by subsection (1); provided, each of the following conditions are satisfied:
(1)
Reduction Warranted. The applicant shall demonstrate to the Board, using existing and projected (five years) employment, customer or other relevant data, that a reduction in the off-street parking spaces to be initially developed as required by subsection (1) is warranted.
(2)
Plans.
(a)
The applicant shall submit plans of the parking lot(s) which designate a layout for the total number of parking spaces needed to comply with the parking requirement in subsection (1).
(b)
The plans shall clearly designate which of these parking spaces are proposed for immediate use and which spaces are proposed to be conditionally reserved for potential future use.
(c)
The portion of the required parking spaces conditionally reserved for potential future use shall not be within areas for required buffer yards, setbacks or areas which would otherwise be unsuitable for parking spaces due to the physical characteristics of the land or other requirements of this Chapter.
(d)
Areas conditionally reserved for potential future use shall be attractively landscaped and remain in open space.
(3)
Agreement.
(a)
The applicant shall enter into an agreement with the Borough requiring the applicant to:
1)
Maintain each conditionally reserved area as attractively landscaped open space.
2)
Convert some or all of the conditionally reserved area to additional off-street parking if at any time the Board finds (based upon the results of field investigations and recommendations of the Zoning Officer) that additional parking is needed.
(b)
This agreement shall be recorded to the deed as a covenant running with the land.
C.
Joint Use. The Zoning Hearing Board may reduce the aggregate amount of required parking space for two or more uses in a common parking lot but in no case shall the ratio of total off-street parking area to total sales floor area be reduced less than 25%.
Table 7.1 | |||
|---|---|---|---|
Off-Street Parking Requirements | |||
Use | One Off-Street Parking Space Required for Each | Plus One Off-Street Parking Space Required for Each | |
Agricultural Uses | |||
1. | Agriculture | Employee | — |
2. | Animal hospital/veterinarian | Employee | 0.25 doctor (4 spaces per doctor) |
3. | Animal husbandry | Employee | — |
4. | Greenhouse/nursery | Employee | 100 square feet* |
5. | Kennel | Employee | 4 animals of capacity |
6. | Riding stable | Employee | 4 animals of capacity |
7. | Seasonal roadside produce stand | Employee | 100 square feet* |
Residential Uses | |||
1. | Dwelling | 0.5 dwelling unit (2 spaces per dwelling unit) | — |
2. | Home occupation | 150 square feet* | Nonresident employee |
3. | Housing for the elderly | 2 dwelling units or rental units | 2 employees on shift of highest employment |
4. | Rooming/boarding house, group home, fraternity and other similar places | 1 dwelling unit | Rental unit plus space for each employee |
Public or Private Recreational Uses | |||
1. | Indoor recreation (bowling alley, membership club, theater, auditorium, library, community center) | 45 square feet* | 2 employees on shift of highest employment |
2. | Outdoor recreation (golf course, ballfields, stadium) | 4 persons of total designed capacity | 2 employees on shift of highest employment |
Institutional and Educational Uses | |||
1. | Churches or other places of worship | 5 seats | 2 employees on shift of highest employment |
2. | Hospital/nursing home | 4 beds | Staff or visiting doctor plus 1 space for each 2 employees on shift of highest employment |
3. | Medical or dental office; clinic | 0.25 doctor (4 spaces per doctor) | Employee |
4. | Nursery/day car center | Employee | 12 students |
5. | School | 1 faculty or other full-time employees | 8 students aged 16 or older |
6. | Utility substation | Vehicle normally required to service such facility | — |
Retail and Commercial Service Uses | |||
1. | Auto, gas/service/repair | 0.5 service bay (2 spaces per bay) | Employee |
2. | Auto, recreational vehicle or boat sales | 10 vehicles on display | Employee |
3. | Banks, savings and loan, other financial institution | 150 square feet* | Employee |
4. | Fast food restaurant | 30 square feet* | Employee |
5. | Funeral home | 30 square feet* | Employee |
6. | Hotel/motel | Rental unit | Employee |
7. | Laundromat | 3 washing or dry-cleaning machines | Employee |
8. | Office with floor area 400 square feet or less | 150 square feet** | — |
More than 400 square feet | 135 square feet** | — | |
9. | Personal service business (barber shops, photo shops, appliance repair) | 150 square feet* | Employee |
10. | Restaurant, tavern | 30 square feet* | Employee |
11. | Retail store, general merchandise store | 150 square feet* | 2 employees |
Industrial and Wholesale Trade Uses | |||
1. | Industrial, wholesale trade, warehouse uses | 1 1/2 employees on the largest shift | Company vehicle based at the plant |
NOTES: | |
|---|---|
* | Of all area occupied by equipment, furnishings or inventory accessible to customers or patrons, but not including corridors, toilet rooms and other such accessory rooms as may be provided. |
** | Of all area occupied by equipment, furnishings or inventory accessible to employees, but not including corridors, toilet rooms and other such accessory rooms as may be provided. |
§ 27-702 General Regulations Applying to Off-Street Parking Facilities.
[Ord. 300, 12/4/1984, § 7.2; as amended by Ord. 434, 1/12/2005; and by Ord. 447, 2/8/2006, § III]
1.
Existing Parking. Structures and uses in existence at the effective date of this Chapter shall not be subject to the requirements of this Part; provided, that the kind or extent of use is not changed and that any parking facility now serving such structures or uses shall not in the future be reduced to an amount less than that required by this Chapter.
2.
Changes in Use. Whenever a building or use (including those specified in subsection (1) is changed or enlarged in flood area, number of employees, number of dwellings, seating capacity or otherwise to create a need, based upon the requirements of § 27-701 for an increase of 10% or more in the number of existing parking spaces, the number of additional spaces to be provided shall be based upon the incremental change or enlargement so required.
3.
Continuing Character of Obligation.
A.
All required parking facilities shall be provided and maintained so long as the use which the facilities were designed to serve still exists.
B.
Off-street parking facilities shall not be reduced in total extent except when such reduction is in conformity with the requirements of this Part in conjunction with a change in the nature of the use.
4.
Conflict With Other Uses. No parking area shall be used for any other use that interferes with its availability for the parking need it is required to serve.
5.
Location of Parking Spaces. Required off-street parking spaces shall be on the same lot or premises with the principal use served. If the parking cannot be provided on the lot with the principle use, it shall be provided within 200 feet of the principle use.
6.
Joint Use. Two or more uses may provide for required parking in a common parking lot:
A.
Provided that the total number of spaces in such lot shall not be less than the sum of the spaces required for each use individually.
B.
Provided such parking lot is within 20 feet walking distance of all of the principal uses served by such lot.
C.
Provisions for mixed use structures allowed by right under RR Zoning shall be exempt from joint use regulation of spaces set forth in this Section.
7.
Parking of Commercial Vehicles. Only one commercial motor vehicle may park on a residential lot within the R-1, R-2, R-3, R-4 and MH Residential Districts; provided, it is parked in a visually screened area.
§ 27-703 Design Standards for Off-Street Parking Facilities.
[Ord. 300, 12/4/1984, § 7.3; as amended by Ord. 434, 1/12/2005; by Ord. No. 2023-592, 6/14/2023]
1.
General Requirements.
A.
Every parking facility shall be designed so that its use does not constitute a nuisance, hazard or unreasonable impediment to traffic.
B.
Every parking facility shall be arranged for orderly, safe movement.
C.
No parking spaces of a parking facility or driveway shall take direct access to a public street or alley, except parking spaces for municipal lots on alleys with no more than six parking spaces and the following dwelling types: single-family detached, single-family attached, single-family semi-detached, two-family detached and village singles.
D.
Every parking area shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle, except those of a single family or two-family dwelling.
2.
3.
Aisles.
A.
Each aisle providing access to stalls for one-way traffic only shall be at least the minimum aisle width specified as follows:
Angle of Parking | Minimum Aisle Width | |
|---|---|---|
Parallel | 12 feet | |
30 degrees | 12 feet | |
45 degrees | 14 feet | |
60 degrees | 18 feet | |
90 degrees | 20 feet |
B.
Each aisle providing access to stalls for two-way traffic shall be at least 25 feet in width.
C.
No aisle shall exceed 200 feet in length.
4.
Access Drives and Driveways.
A.
Each access drive shall have a minimum width of 10 feet at the street line for one-way use only and a minimum width of 20 feet at the street line for two-way use and maximum width of 40 feet at the street line.
B.
Adequate provisions shall be made to maintain uninterrupted parallel drainage along a public street at the point of driveway or access drive entry.
C.
At least 50 feet shall be provided between any two access drives along one street for one lot.
D.
No access drive or driveway shall be less than 30 feet from any street intersection.
5.
Location on Site. An access drive may be permitted up to the lot line.
6.
Grading, Surface Drainage. Except for areas that are landscaped and so maintained, all portions of required parking facilities, including driveways, shall be graded, surfaced with a durable bituminous concrete, crushed stone or other suitable material and drained to the extent necessary to prevent dust, erosion or excessive water flow across streets or adjoining properties.
8.
Landscaping. All areas not serving as parking spaces, aisles, access drives or pedestrian walkways shall be permanently landscaped and maintained.
9.
Screening. Any area of six or more spaces which is not within a building and abuts or is across a street from any lot in an R-1, R-2, R-3, R-4 or MH Residential District, shall be provided with a suitable fence, wall or evergreen planting at least four feet in height, designed to screen visibility and headlight glare from such residential lot.
10.
Attendant Shelter Building. There shall be no more than one attendant shelter building containing not more than 50 feet of gross floor area and set in a distance of not less than 20 feet from any boundary of the parking lot which abuts a lot in an R-1, R-2, R-3, R-4 or MH Residential District.
§ 27-704 Off-Street Loading.
[Ord. 300, 12/4/1984, § 7.4]
1.
General Requirements.
A.
Each use shall provide off-street loading facilities sufficient to accommodate the maximum demand generated by the use, which comply with the requirements of Table 7.2 and the regulations contained in this Section.
B.
Uses not specifically listed in Table 7.2 shall comply with the requirements for the most similar use listed in Table 7.2.
2.
Design and Layout of Off-Street Loading Facilities. Off-street loading facilities shall have access to a public street or alley and shall be designed to conform to the following specifications:
Table 7.2 | ||
|---|---|---|
Off-Street Loading Requirements | ||
Use | Floor Area (square feet) | Required Number of Off-Street Loading Berths |
Commercial recreation and entertainment | 0 — 2,000 Each additional 12,000 fraction thereof | None 1 |
Food markets | 0 — 1,500 1,501 — 6,500 Each additional 10,000 or fraction thereof | None 1 1 |
Funeral parlor | 0 — 2,400 2,401 — 4,800 Each additional 5,000 or fraction thereof | None 1 1 |
Heavy industry | 0 — 3,000 3,001 — 10,000 Each additional 20,000 or fraction thereof | None 1 1 |
Hospital | 0 — 10,000 Each additional 50,000 or fraction thereof | None 1 |
Hotel/motel | 0 — 8,000 Each additional 10,000 or fraction thereof | None 1 |
Institution | 0 — 6,000 | None |
6,001 — 15,000 | 1 | |
Each additional 9,000 or fraction thereof | 1 | |
Laundry/commercial dry cleaning | 0 — 1,500 1,501 — 6,500 Each additional 10,000 or fraction thereof | None 1 1 |
Light industry | 1 — 1,800 1,801 — 4,800 Each additional 4,800 or fraction thereof | None 1 1 |
Low-rise apartment | 0 — 16,000 Each additional 24,000 or fraction thereof | None 1 |
Low-rise multiple-family building | — | None |
Membership club | 0 — 6,000 | None |
Each additional 9,000 or fraction thereof | 1 | |
Office building | 0 — 10,000 Each additional 20,000 or fraction thereof | None 1 |
Restaurant | 0 — 2,000 Each additional 5,000 or fraction thereof | None 1 |
Tavern | 0 — 2,000 Each additional 5,000 or fraction thereof | None 1 |
Retail store | 0 — 2,400 2,401 — 10,000 Each additional 12,000 or fraction thereof | None 1 1 |
School | 0 — 7,500 7,501 — 17,500 Each additional 25,000 or fraction thereof | None 1 1 |
Single-family detached dwelling | — | None |
Two-family dwelling | — | None |
Warehousing and wholesale trade | 0 — 2,000 2,001 — 10,000 Each additional 10,000 or fraction thereof | None 1 1 |
A.
Each off-street loading and unloading space shall be at least 12 feet in width by 35 feet in length and shall have at least 14 feet of vertical clearance.
B.
Each space shall have sufficient maneuvering room separate from other parking to eliminate traffic conflicts within off-street loading and parking areas.
C.
Each space shall be located entirely on the lot being served and be so located that each space and all maneuvering room is outside of required buffer areas, yard areas and rights-of-way.
D.
An appropriate means of access to a street or alley shall be provided that the maximum width of driveways (measured at the street lot line) shall be 35 feet and that the minimum width shall be 20 feet.
E.
All off-street loading and unloading spaces, maneuvering areas, driveways and entranceways shall be graded, surfaced with asphalt or other suitable material and drained to the satisfaction of the Borough Engineer to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public ways and to protect adjoining property.
F.
No such facilities shall be designed or used in any manner so as to constitute a nuisance, a hazard or an unreasonable impediment to traffic.