Rosslyn Farms City Zoning Code
ARTICLE XI
Off-Street Parking and Loading
§ 190-1100 Off-street parking.
Off-street parking spaces shall be provided in accordance with the specifications in this Article in any Zoning District whenever any new use is established or any existing use is enlarged.
§ 190-1101 Off-street parking design.
Parking areas in all Zoning Districts shall comply with the following standards:
1101.1
Design:
Each off-street parking space shall have an area of not less than one hundred sixty-two (162) square feet, exclusive of access drives or aisles and shall have minimum dimensions of nine (9) feet in width and eighteen (18) feet in length. Handicapped parking spaces shall have an area of not less than two hundred sixty-six (266) square feet, exclusive of access drives or aisles and shall have minimum dimensions of fourteen (14) feet in width and nineteen (19) feet in length. Van accessible spaces shall be at least seventeen (17) feet in width.
Single lane driveways which provide access to parking areas shall be a minimum of twelve (12) feet wide; two lane driveways shall be a minimum of twenty-four (24) feet wide. One-way aisles accessing parking spaces shall be a minimum of eighteen (18) feet wide. Two-way aisles between parking spaces shall be a minimum of twenty-four (24) feet wide.
Parking spaces shall be aligned at no less than 60°. If parking spaces are aligned at less than 90°, the aisles accessing the parking spaces shall be restricted to one-way traffic and the parking spaces shall be designed for head-in parking only.
The maximum permissible slope of any parking area, including all aisles and driveways, shall be seven percent (7%). If parking spaces are provided in areas which exceed five percent (5%) slope, all parking spaces shall be parallel to the contour lines of the area.
1101.2
Handicapped Parking:
Handicapped Parking spaces shall be provided in accordance with the requirements of the Americans with Disabilities Act (ADA) and the PA Department of Labor and Industry.
1101.3
Parking Area Traffic Control:
All parking areas which are laid out in more than two (2) rows of parking stalls shall have traffic control structures erected thereon in locations where deemed necessary by the Planning Commission for the safe and efficient flow of internal vehicular and pedestrian traffic. Such structures shall consist of curbs, sidewalks or parking aisle separators, extending not less than six (6) inches above the finished surface of the lot, or planted and landscaped areas, or other equivalent devices as may be approved by the Planning Commission. Any such planted area shall be protected by poured concrete curbing to prevent vehicle encroachment thereon.
1101.4
Access:
Access to parking areas shall be provided in accordance with the following requirements:
a.
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 area.
b.
Access to off-street parking areas shall be limited to defined driveway locations, and in no case shall there be unrestricted access along the length of a street. In any Zoning District, other than a Residential District, the street frontage shall be curbed to restrict access to the lot, except where access drives are proposed.
c.
The number of access drives from a single lot or development to any public street shall not exceed two (2) for every four hundred (400) feet of street frontage.
d.
Access drives entering State highways are subject to a Highway Occupancy Permit issued by the Pennsylvania Department of Transportation (Penn DOT). Access drives entering County roads are subject to approval by the Allegheny County Department of Public Works. Access to Borough streets shall be graded to conform to existing topography and shall be designed so that drainage will not adversely impact the street or adjacent properties.
e.
Each parking space shall have access directly to an aisle. Interior circulation of traffic shall be designed so that no aisle 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.
1101.5
Safety Requirements.
Borough Council upon recommendation of the Planning Commission and Borough Engineer, shall consider whether safety requirements are warranted to reduce traffic hazards which endanger public safety. The 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 on public streets within and adjacent to the boundaries of the development site.
1101.6
Marking:
In parking areas which contain five (5) or more spaces, all parking spaces shall be clearly delineated by painted lines or markers. Parking spaces shall be provided with bumper guards or wheel stops, where necessary, for safety or protection to adjacent structures, walkways, roadways 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 parking spaces by suitable markings. Handicapped parking shall be appropriately marked.
1101.7
Parking Areas Serving Residential Dwellings:
Parking requirements for all single family, two family and townhouse dwellings shall be met by providing the required spaces in an enclosed garage or on a private driveway or a parking pad on the lot surfaced in accordance with § 1101.12. Parking for garden apartments shall be provided in a paved, striped and curbed off-street parking area.
Parking pads and driveways serving single family, two family and townhouse dwellings may be paved to the property line, when a driveway leading to the parking pad exists along the property line. All other parking pads shall not be paved closer to the property line than three (3) feet.
Driveways serving residential dwellings shall have a minimum width of eight (8) feet and a maximum width of twenty (20) feet and shall not exceed fifteen percent (15%) slope.
Garages in joint ownership, having party walls along common property lines, shall be permitted provided each space served by a paved driveway is separate ownership or an easement or other agreement for a shared driveway is recorded with the deed.
1101.8
Parking Areas Serving Uses Other Than Residential Dwellings:
Parking requirements for all uses other than residential dwellings shall be met by providing a paved, striped and curbed off-street parking area designed in accordance with the requirements of this Article.
1101.9
Location of Parking Areas:
Required parking spaces shall be located on the same lot with the principal use, unless approved by Borough Council upon recommendation of the Planning Commission, provided the off-site parking area is located within three hundred (300) feet of the structure or building which it is intended to serve.
1101.10
Setback of Parking Areas:
No parking area containing more than five (5) parking spaces shall be located closer than ten (10) feet to any adjacent property line. Parking shall not be permitted in the required front yard in any "S" Conservancy or "R" Residential Zoning District. Parking shall be permitted in the required front yard in any "C" Zoning District provided the parking shall be located at least five (5) feet from the public street right-of-way line.
1101.11
Screening and Landscaping:
Parking areas containing more than five (5) parking spaces shall be effectively screened by a compact evergreen hedge at least six (6) feet in height along any property line which adjoins any dwelling in an S, R-1 or R-2 Zoning District.
In addition, a planting strip at least five (5) feet wide shall be provided between the edge of the right-of-way and any parking area authorized in any yard which fronts on a street. Planting strips between the right-of-way and the parking area shall be suitably landscaped and maintained in grass, ground cover or other landscaping material not in excess of three (3) feet in height which shall not obstruct visibility for traffic entering or leaving the lot or travelling on the public street.
In the S, R-1 and R-2 Zoning Districts, all required front, side and rear yards shall be maintained in lawns and shall be planted as required by § 1402.9 and shall not be used for vehicle parking except to the extent that parking or storage of a passenger motor vehicle is permitted in an approved driveway. Nor shall vehicles of any type be parked between the building and the front property line, unless upon an approved driveway or parking area.
In parking areas containing more than twenty (20) spaces, at least five percent (5%) of the interior parking area shall be landscaped with plantings and one (1) tree for each ten (10) parking spaces shall be installed.
1101.12
Surfacing:
All parking areas and access drives shall have a paved surface as required by this Subsection and shall be graded with positive drainage to dispose of surface water in a manner that shall not affect adjacent properties.
a.
In "S" and "R" Districts: Driveways and parking areas shall be paved with asphalt, concrete, brick, interlocking stone or equivalent material.
b.
In "C", "P" and "I" Districts, all driveways and parking areas accessory to all authorized uses shall have an eight (8) inch base with an asphalt or concrete top of two (2) inch minimum, or a design of higher strength.
1101.13
Lighting:
Any lighting used to illuminate off-street parking areas shall be designed to reflect the light away from the adjacent premises and away from any streets or highways. The lighting system proposed to illuminate parking areas accessory to multifamily or non-residential uses shall furnish an average minimum of 1.0 foot candle distributed throughout the site during hours of operation.
§ 190-1102 Off-street parking requirements.
Any new use or change of use in any Zoning District shall comply with the following minimum requirements for the provision of off-street parking spaces.
1102.1
Calculation of Requirements:
When the calculation of required parking spaces results in a requirement of a fractional parking space, any fraction shall be counted as one (1) parking space.
1102.2
Multiple Uses on a Lot:
Where more than one (1) use exists on a lot, parking requirements for each use shall be provided.
1102.4
Parking Requirements.
The following table of parking requirements specifies the number of spaces required for various categories of uses in any Zoning District:
Use | Parking Spaces Required | |
|---|---|---|
Dwelling, Single Family or Two Family | Two (2) spaces for each dwelling unit. | |
Dwelling, Townhouse or Garden Apartment | Two (2) spaces for each dwelling unit plus 0.5 space per dwelling unit for visitors. | |
Dwelling Operated as Part of an Educational, Religious or Philanthropic Institution | One (1) space for each resident plus one (1) space for each employee on peak shift. | |
Sexually Oriented Businesses | One (1) space for each thirty (30) square feet of net floor area plus one (1) space for each employee, including performers. | |
Banks and Financial Institutions | One (1) space per 300 sq. ft. of net floor area plus one (1) space for each employee on peak shift plus five (5) off-street waiting spaces for each drive-in window. | |
Bowling Alleys | Five (5) spaces for each alley. | |
Medical Offices, Clinics | One (1) space for each staff plus three (3) spaces for each examining or treatment room or other patient service position. | |
Community Club | One (1) space for each 300 sq. ft. of floor area devoted to offices and one (1) space for each 100 square feet of floor area devoted to meeting or social rooms. | |
Churches | One (1) space for each four (4) seats or eighty (80) lineal inches of pew, or if there are no pews or seats, one (1) per fifteen (15) sq. ft. of floor area used for assembly. | |
Community Service Institution | One (1) space for each employee on peak shift plus one (1) space for each 300 sq. ft. of gross floor area | |
Day Care Center | One (1) space for each teacher and/or employee on peak shift plus one (1) space for each six (6) students. | |
Eating and Drinking Establishments | One (1) space for each seventy-five (75) sq. ft. of net floor area plus one (1) space for each employee on peak working shift. | |
Firehouse | One (1) space for each 300 sq. ft. of floor area devoted to office plus one (1) space for each 100 sq. ft. of floor area used as a meeting room or social hall, excluding any area devoted to kitchen facilities. | |
Golf Courses | Eight (8) spaces for each hole plus one (1) space for each employee. | |
Home Occupation | As determined by the Zoning Hearing Board in granting the use by special exception. | |
Hotel/Motel | One (1) space per employee on peak shift plus one (1) space per sleeping unit. | |
Retail Stores | One (1) space for each 250 sq. ft. of floor area used for retail trade. | |
Offices, Business and Professional | One (1) space for every 300 sq. ft. of gross floor area. | |
Offices, Medical | One (1) space for each 175 sq. ft. of gross floor area | |
Personal Services | One (1)space for each 250 sq. ft. of net floor area. | |
Business Services | One (1) space for each 250 sq. ft. of net floor area plus one (1) space for each employee on peak shift. | |
Public Buildings, not otherwise specified | One (1) space for each 150 sq. ft. of gross floor area devoted to office use plus one (1) space for each 100 sq. ft. of floor area devoted to public visitation or assembly. | |
Public Utility Buildings | One (1) space per employee on peak shift plus one (1) space for each service vehicle stored on lot. | |
Radio or TV Broadcast Station | One (1) space for each employee plus one (1) space for each studio. | |
Schools, Elementary and Junior High | One (1) space for each employee or faculty member or one (1) space for each four (4) seats in an auditorium or gymnasium, whichever is greater. | |
Schools, Nursery | One (1) space for each teacher and/or employee on peak shift plus one (1) space for each six (6) students. | |
Schools, Secondary | One (1) space for each employee or faculty member plus one (1) space for each ten (10) students. | |
Schools, Post Secondary and Commercial | One (1) space for each employee or faculty member plus one (1) space for each three (3) students. | |
Automobile Service Stations, all classes | Four (4) spaces for each bay plus one (1) space for each employee on peak shift plus one (1) space for each business vehicle. | |
Private or Public Parking Garage | No additional parking is required beyond the number of spaces provided in the garage. | |
Indoor Recreational Facilities | One (1) space for each two (2) persons authorized by the Borough Building Code to occupy the premises at maximum permitted occupancy. | |
Outdoor Recreational Facilities | One (1) space for each employee on peak shift plus one (1) space for every three (3) spectator seats plus one (1) space for each playing position or team member fielded at any one (1) time | |
Swimming Pools, Public or Commercial | One (1) space for each 50 sq. ft. of surface water area. | |
Tennis, Racquetball and Handball Courts | One (1) space per employee plus four (4) spaces for each court. | |
Theater, Auditorium, Gymnasium | One (1) space per four (4) seats. | |
Vehicle Sales, Rental and Service; Car Wash | One (1) space for each employee on peak shift plus three (3) spaces for each repair bay plus one (1) space for each 500 sq. ft. of showroom floor area plus one (1) space for each vehicle stored on site | |
Veterinary Clinic | One (1) space for each doctor and each employee plus four (4) spaces for each examining and treatment room. | |
Mini-Warehouse/Self-Storage | Two (2) spaces for manager's quarters plus one (1) space for each ten (10) storage units equally distributed throughout the storage area plus one (1) space for each twenty-five (25) storage units located near the manager's quarters to be used by prospective clients. | |
Warehousing, Wholesaling and Distribution, Motor Freight Terminal | One (1) space per employee on peak shift or one (1) space per 2,500 sq. ft. of floor area of building, whichever is greater, plus a minimum of five (5) visitor spaces. | |
Manufacturing | One (1) space per employee on peak shift or one (1) space per 1,500 sq. ft. of floor area of building, whichever is greater, plus one (1) visitor space per twenty-five (25) employees. | |
Research Laboratory | One (1) space for each 300 sq. ft. of floor area devoted to offices plus one (1) space for each 1,000 sq. ft. devoted to laboratories or pilot manufacturing. | |
Any Use Not Specifically Listed | One (1) space for each 300 sq. ft. of gross floor area of building or one (1) space for each three (3) persons authorized to occupy the building or site at maximum permitted occupancy, whichever is greater. |
§ 190-1103 Off-street loading.
In all Zoning Districts, whenever a new use is established or an existing use is structurally altered, converted or enlarged, and that use requires the receipt or distribution by tractor-trailer of material or merchandise, off-street loading spaces shall be provided in accordance with the requirements of this Section.
1103.1
Off-street Loading Design:
a.
Size: Each loading berth shall be at least sixty-five (65) feet in length and twelve (12) feet in width with an overhead clearance of fourteen (14) feet. The area used for loading berths shall not be used to satisfy parking area requirements and shall not block any driveway used for circulation through the site.
b.
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 from obstruction. Under no circumstances shall vehicles waiting to load or unload be parked on or block access to a public right-of-way.
c.
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 thirth (30) feet from the nearest point of intersection of any two (2) streets.
d.
Screening: Loading berths shall be screened by a six (6) foot hedge, wall or opaque fence on all sides which face residential use or an "S" Conservancy or "R" Residential Zoning District classifications.
e.
Surfacing: All loading berths shall have a paved, concrete or bituminous surface, graded with positive drainage to dispose of surface water.
f.
Lighting: Any lighting used to illuminate loading berths shall be designed to reflect away from any adjacent residential use or zoning classification and away from any street or highway.
1103.2
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:
Gross Floor Area | Number of Berths Required | |
|---|---|---|
Under 40,000 sq. ft. | None | |
40,000 to 59,999 sq. ft. | 1 berth | |
60,000 to 79,999 sq. ft. | 2 berths | |
80,000 to 100,000 sq. ft. | 3 berths | |
For each additional 50,000 sq. ft. | 1 additional berth |