Standards. All parking facilities built under the provisions of this chapter shall be subject to the design standards of Chapter 290, Subdivision and Land Development.

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 facility now serving such structures or uses shall not in the future be reduced below such requirements.

Change in requirements. Whenever there is an alteration of a structure or a change or extension of a use which increases the parking requirements according to the standards of § 340-19, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of the use regulations.

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.

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, or the number of employees, or a change in 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 to the employees or other persons whom the 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.

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 special exception 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.

Location of parking spaces. Required off-street parking spaces shall be on the same lot or premises with the principal use served or, where this requirement cannot be met, within 300 feet of the same lot.

Maintenance of parking areas. For parking areas of three or more vehicles, the area not landscaped and so maintained, including driveways, 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 dust, erosion, or excessive water flow across streets or adjoining property. All 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, clearly delineated, or properly graded shall be considered a violation of this chapter.

The design of the parking lot, as indicated on the land development plan, must designate sufficient space to meet the parking requirements of this chapter. The plan shall also illustrate the layout for the total number of parking spaces.

The conditional reduction shall provide for the establishment of not less than 80% of the required number of parking spaces, as specified in this chapter. This initial phase of the parking provisions shall be clearly indicated on the plan.

The balance of the parking area conditionally reserved shall not include 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. This parking area which is reserved shall be located and have characteristics so as to provide amenable open space should it be determined the additional parking spaces are not required. The developer shall provide a landscaping plan for the reserved area with the land development plan.

The developer shall enter into a written agreement with the Borough Council that, after one year following the issuing of the last occupancy permit, the additional parking spaces shall be provided at the developer's or owner's expense should it be determined that the required number of parking spaces are necessary to satisfy the need of the particular land development.

Land which has been determined and designated by the Borough Council to remain as open space rather than as required parking shall not be used to provide parking spaces for any addition or expansion but shall remain as open space.

Every store, freight terminal, hospital, retail establishment, storage warehouse, or wholesale establishment, industrial plant or manufacturing 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:

Every auditorium, funeral home, office building, restaurant, hotel, or institution 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:

All off-street loading facilities subject to this section shall be subject to the design standards of Chapter 290, Subdivision and Land Development.