[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
Words and phrases used in this article shall have the meanings indicated in § 440-200B of this chapter.
A.
All developments in all zoning districts shall provide a sufficient
number of parking spaces to accommodate the number of vehicles that
ordinarily are likely to be attracted to the development in question.
B.
The presumptions established by this article are that a development must comply with the parking standards set forth in Subsection E to satisfy the requirement stated in Subsection A, and any development that does meet these standards is in compliance. However, the Table of Parking Requirements is only intended to establish a presumption and should be flexibly administered, as provided in § 440-1702.
C.
All off-street parking spaces required to serve buildings or a use erected or established after the effective date of this chapter shall be located on the same zoning lot as the building or use served, except that where an increase in the number of spaces is required by a change or enlargement of a nonresidential use or where spaces are provided collectively or used jointly by two or more nonresidential buildings or establishments, the required spaces may be located and maintained as set forth in §§ 440-1702, 440-1707, and 440-1708.
D.
The Town recognizes that the Table of Parking Requirements set forth in Subsection E cannot and does not cover every possible situation that may arise. Therefore, in cases not specifically covered, the Zoning Administrator is authorized to determine the parking requirements using this table as a guide.
E.
Table
of parking requirements.
|
Use
|
Off-Street Parking Requirement
| |
|---|---|---|
|
Residential
| ||
|
Single-family detached residential unit
|
2.0 spaces
| |
|
Accessory apartments
|
2.0 spaces
| |
|
Multifamily
| ||
|
1-bedroom
|
1.8 spaces
| |
|
2-bedroom
|
2.0 spaces
| |
|
3-bedroom
|
2.1 spaces
| |
|
Townhouse
| ||
|
1-bedroom
|
2.25 spaces
|
2.0 spaces*
|
|
2-bedroom
|
2.5 spaces
|
2.25 spaces*
|
|
3-bedroom
|
2.75 spaces
|
2.5 spaces*
|
|
Elderly housing
|
1.0 space per unit
| |
|
Room or rooming house
|
1.0 space per room
| |
|
Nonresidential
| ||
|
Assembly hall
|
1.0 space per every 100 square feet GFA
| |
|
Amusement park
|
10 spaces per ride or activity area
| |
|
Appliance/hardware store
|
2.0 spaces per every 1,000 square feet GFA, plus 1.0 space per
every 300 square feet GFA over 1,000 square feet GFA
| |
|
Art gallery
|
1.0 space per 500 square feet GFA
| |
|
Auditorium
|
1.0 space per 6 permanent seats
| |
|
Bar
|
1.0 space per 2 seats
| |
|
Beauty parlor
|
3.0 spaces per chair
| |
|
Bed-and-breakfast
|
1.0 space per guest room plus 2 spaces per owner's unit
| |
|
Bowling alley
|
4.0 spaces per alley
| |
|
Bank
|
4.0 spaces per every 1,000 square feet GFA
| |
|
Car wash
|
10 spaces per washing lane
| |
|
Church/synagogue
|
1.0 space per 3 seats
| |
|
Convenience store
|
1.4 spaces per 1,000 square feet GFA
| |
|
Day-care center
|
1.0 space per 7 children, plus 1 space per staff person
| |
|
Equipment sales/service shop/wholesale
|
2.0 spaces per every 1,000 square feet GFA, plus 1.0 space per
every 300 square feet GFA over 1,000
| |
|
Express delivery service
|
1.0 space per 2 employees on maximum shift, plus 1.0 space per
each vehicle maintained on the premises
| |
|
Fast-food restaurant
|
1.0 space per 4 seats, plus 1.0 space per 2 employees on maximum
shift. With drive-through facility, add 11 stacking spaces for the
drive-in window with 5 such spaces at the ordering station
| |
|
Fiduciary institutions
|
1.0 space per 300 square feet GFA
| |
|
Finishing operations
|
1.0 space per 800 square feet GFA
| |
|
Funeral home
|
1.0 space per 4 permanent seats, or 1.0 space per 30 square
feet GFA
| |
|
Furniture store
|
1.0 space per 500 square feet GFA, plus 1.0 space per employee
on maximum shift
| |
|
Golf course
|
4.0 spaces per hole, plus 1.0 space per employee on maximum
shift
| |
|
Group home
|
1.0 space per staff person, plus 1 space per 2 occupants
| |
|
Health club
|
10 spaces per 1,000 square feet GFA, plus 1.0 space per every
2 employees, and 1.0 space per each employee on maximum working shift
(minimum of 5 spaces)
| |
|
Hospital
|
2.0 spaces per bed or 1.0 space per 150 square feet GFA, whichever
is greater
| |
|
Hotel/motel
|
1.0 space per room, plus 1.0 space per employee on maximum shift,
plus 1.0 space per each 200 square feet GFA of commercial floor area
contained therein
| |
|
Industrial, light
|
1.0 space per 800 square feet GFA
| |
|
Library
|
1.0 space per 300 square feet GFA
| |
|
Marina
|
0.5 spaces per slip total; 0.25 spaces per slip shall be improved
for parking with remaining areas open to accommodate peak-period needs
| |
|
Manufacturing/warehouse
|
1.0 space per 800 square feet GFA or 1.5 spaces per each employee
in maximum work shift, plus 1.0 space per each truck or vehicle used
in connection therewith, whichever is greater
| |
|
Medical center
|
1.0 space per 250 square feet GFA
| |
|
Miniature golf
|
1.5 spaces per hole
| |
|
Movie theater
|
1.0 space per 5 seats
| |
|
Movie theater in shopping center
|
1.0 space per 4 seats
| |
|
Nightclub
|
1.0 space per 2 seats
| |
|
Nursing home
|
1.0 space per 2 beds
| |
|
Offices
| ||
|
Under 49,999 square feet GFA
|
4.5 spaces per 1,000 square feet GFA
| |
|
50,000 - 99,999 square feet GFA
|
4.0 spaces per 1,000 square feet GFA
| |
|
100,000 + square feet GFA
|
3.5 spaces per 1,000 square feet GFA
| |
|
Pool or billiard hall
|
4.0 spaces per 1,000 square feet GFA
| |
|
Post office
|
1.0 space per 600 square feet GFA, plus 1 space per employee
| |
|
Racquetball courts
|
2.0 spaces per court
| |
|
Receiving centers
|
1.0 space per 5,000 square feet GFA
| |
|
Research centers
|
1.0 space per 1,000 square feet GFA
| |
|
Restaurant
|
1.0 space per 3 seats
| |
|
Retail store
|
1.0 space per 200 square feet GFA
| |
|
Schools
| ||
|
Elementary
|
2.0 spaces per classroom, but not less than 1.0 per teacher
and staff
| |
|
Intermediate
|
1.5 spaces per classroom, but not less than 1.0 per teacher
and staff
| |
|
Secondary
|
5.0 spaces per classroom
| |
|
Service station
|
4.0 spaces per bay and work area
| |
|
Shipping center
|
1.0 space per 5,000 square feet GFA
| |
|
Shopping center, regional
|
4.0 spaces per 1,000 square feet GFA
| |
|
Community
|
6.0 spaces per 1,000 square feet GFA
| |
|
Neighborhood
|
8.0 spaces per 1,000 square feet GFA
| |
|
Storage areas
|
1.0 space per 5,000 square feet GFA
| |
|
Self-storage facility
|
1.0 space per 20 storage stalls
| |
|
Supermarket
|
3.0 spaces per 1,000 square feet GFA
| |
|
Swimming pool
|
1.0 space per 4 persons, up to capacity
| |
|
Veterinary office
|
1.0 space per 400 square feet floor space in office, with a
4-space minimum
| |
|
Table notes:
| |
|
GFA = gross floor area
| |
|
When determination of the number of parking spaces required
results in a requirement of a fractional space, any fraction shall
be counted as one parking space.
| |
|
*
|
Parking bonuses that can be obtained upon negotiation with the
Planning Commission relative to on-street, alley or rear parking.
|
A.
The Town of Indian Head recognizes that, due to the particularities of any given development, the inflexible application of the parking standards set forth in § 440-1701E may result in a development either with inadequate parking space or parking space far in excess of its needs. Alternative off-street parking standards may be accepted if the applicant can demonstrate that such standards better reflect local conditions and needs.
B.
Without limiting the generality of the foregoing, the Zoning Administrator may allow deviations from the parking requirements set forth in § 440-1701E when the Zoning Administrator finds that:
C.
Whenever the Zoning Administrator allows or requires a deviation from the parking requirements set forth in § 440-1701E, the Zoning Administrator shall enter on the face of the permit the parking requirement that it imposes and the reasons for allowing or requiring the deviation.
D.
If the Zoning Administrator concludes, based upon information the Zoning Administrator receives in the consideration of a specific development proposal, that the presumption established by § 440-1701E for a particular use classification is erroneous, the Zoning Administrator shall initiate a request for an amendment to the Table of Parking Requirements in accordance with the procedures set forth in Article XX.
A.
Subject to Subsections B and C, each parking space shall contain a rectangular area at least 19 feet long and nine feet wide. Lines demarcating parking spaces may be drawn at various angles in relation to curbs or aisles, so long as the parking spaces so created contain within them the rectangular area required by this section.
B.
In parking areas containing 10 or more parking spaces, up to 20%
of the parking spaces need contain a rectangular area of only eight
feet in width by 15 feet in length. If such spaces are provided, they
shall be conspicuously designated as reserved for small or compact
cars only.
C.
Wherever parking areas consist of spaces set aside for parallel parking,
the dimensions of such parking spaces shall be not less than 22 feet
by nine feet.
A.
Parking area aisle widths shall conform to the following table, which
varies the width requirement according to the angle of parking:
|
Parking Angle
| |||||
|---|---|---|---|---|---|
|
Aisle Width
|
0°
|
30°
|
45°
|
60°
|
90°
|
|
One-way traffic
|
13
|
11
|
15
|
18
|
24
|
|
Two-way traffic
|
19
|
20
|
21
|
24
|
24
|
B.
Driveways shall be not less than 10 feet or exceed 15 feet in width
for one-way traffic and less than 18 feet or exceed 30 feet in width
for two-way traffic, except that ten-foot-wide driveways are permissible
for two-way traffic when the driveway is not longer than 50 feet,
it provides access to not more than six spaces, and sufficient turning
space is provided so that vehicles need not back into a public street.
A.
Unless no other practicable alternative is available, vehicle accommodation
areas shall be designed so that, without resorting to extraordinary
movements, vehicles may exit such areas without backing onto a public
street. This requirement does not apply to parking areas consisting
of driveways that serve one or two dwelling units.
B.
Vehicle accommodation areas for all development shall be designed
so that sanitation, emergency, and other public service vehicles can
serve such developments without the necessity of backing unreasonable
distances or making other dangerous or hazardous turning movements.
C.
Every vehicle accommodation area shall be designed so that vehicles
cannot extend beyond the perimeter of such area onto adjacent properties
or public rights-of-way. Such areas shall also be designed so that
vehicles do not extend over sidewalks or tend to bump against or damage
any wall, vegetation, or other obstruction.
D.
Circulation areas shall be designed so that vehicles can proceed
safely without posing a danger to pedestrians or other vehicles and
without interfering with parking areas.
E.
Any lighting used to illuminate off-street parking areas shall be
arranged so as to reflect away from any adjoining residential zone
or uses and any public or private right-of-way.
F.
A sight triangle shall be observed within a triangle formed by the
intersection of the street right-of-way lines and points on the street
right-of-way line 15 feet from the intersection at all street intersections
or intersections of driveways with streets.
G.
All parking areas shall be drained so as to dispose of all surface
water within the parking area without carrying the said water accumulation
over a public sidewalk. Piping the water to a suitable outfall may
be required.
H.
Stormwater management shall be provided for all off-street parking areas as required in Chapter 375, Stormwater Management.
I.
No required off-street parking space in any residential zone shall
be located within any required front yard or side street side yard
area except that parking in driveways for up to two spaces is permitted.
J.
Additional parking in residential zones: Provided the above parking (Subsection I) has been met, additional parking shall be permitted in the required front yards or side street side yard, provided the following setback requirements are met:
|
Zone
|
Front Yard Setback
(feet)
|
Side Yard Setback
(feet)
|
|---|---|---|
|
R-1
|
15
|
8
|
|
R-2
|
10
|
4
|
K.
The percentage of coverage of permitted parking areas and driveways
in any residential zone shall not exceed 50% of the total required
front yard.
L.
Off-street parking facilities may be located within the required
front yard of any commercial zone but shall not be nearer than 50
feet to any residential district.
M.
Special access, surface, and location requirements for garages, parking
lots, automobile service stations, and vehicle sales lots are as follows:
(1)
No building, structure, or premises which is intended or designed
to be used as a community garage, an automobile repair shop, a service
station, or a parking lot or structure as the principal use on a property
(which shall be used, erected, or altered where such a building, structure,
or premises has an entrance or exit for vehicles in the same block
front and within 200 feet of the property boundary of any school;
public playground; church; hospital; public library; convalescent,
nursing, or rest home; or orphanage, and no such entrance or exit,
except for a community garage) shall be located within 20 feet of
any residential zone, nor shall any structure used for an automobile
repair shop, service station, or any part of a parking lot or structure
be located within 100 feet of any property boundary line of any of
the aforesaid public or institutional uses. "Parking lot" as used
herein does not include off-street parking areas as otherwise required
for the public or institutional uses listed above.
(2)
No gasoline pump, oil draining pit, or similar appliance for
any purpose shall be located within 15 feet of any right-of-way or
within 50 feet of a residential zone, except where such a pump, pit,
or appliance is within a completely enclosed building and distant
at least 15 feet from any vehicular entrance or exit of such building.
Except for gasoline service stations, no gasoline pumps shall be permitted
as an accessory use for another activity unless a site plan is submitted
to and approved by the Zoning Administrator.
A.
Vehicle accommodation areas that include lanes for drive-in windows,
or include access and parking for the handicapped, or contain parking
areas that are required to have more than 10 parking spaces and that
are used regularly at least five days per week shall be graded and
surfaced with asphalt, concrete or other material that will provide
equivalent protection against potholes, erosion, and dust. Specifications
for surfaces meeting the standard set forth in this subsection are
contained in Appendix D.[1]
[1]
Editor's Note: Appendix D is included as an attachment to this chapter.
B.
Vehicle accommodation areas that are not provided with the type of surface specified in Subsection D shall be graded and surfaced with crushed stone, gravel, or other suitable material (as provided in the specifications set forth in Appendix D) to provide a surface that is stable and will help to reduce dust and erosion. The perimeter of such parking areas shall be defined by bricks, stones, railroad ties, or other similar devices. In addition, whenever such a vehicle accommodation area abuts a paved street, the driveway leading from such street to such area (or, if there is no driveway, the portion of the vehicle accommodation area that opens onto such streets) shall be paved as provided in Subsection A for a distance of 15 feet back from the edge of the paved street. This subsection shall not apply to single-family or two-family residences or other uses that are required to have only one or two parking spaces.
D.
Vehicle accommodation areas shall be properly maintained in all respects.
In particular, and without limiting the foregoing, vehicle accommodation
area surfaces shall be kept in good condition (free from potholes,
etc.), and parking space lines or markings shall be kept clearly visible
and distinct.
A.
One parking area may contain required spaces for several different
uses, but except as otherwise provided in this section, the required
space assigned to one use may not be credited to any other use.
B.
To the extent that developments that wish to make joint use of the
same parking spaces operate at different times, the same spaces may
be credited to both uses. For example, if a parking lot is used in
connection with an office building on Monday through Friday but is
generally 90% vacant on weekends, another development that operates
only on weekends could be credited with 90% of the spaces on that
lot; or, if a church parking lot is generally occupied only to 50%
of capacity on days other than Sunday, another development could make
use of 50% of the church lot's spaces on those other days.
C.
If the joint use of the same parking spaces by two or more principal uses involves satellite parking spaces, then the provisions of § 440-1708 are also applicable.
D.
In the case of mixed uses (with different parking requirements occupying
the same building or premises) or in the case of a joint use of a
building or premises by more than one use having the same parking
requirements, the parking spaces required shall equal the sum of the
requirements of the various uses computed separately, except that
parking requirements for permitted accessory retail and service uses
in a hotel, motel, or motor lodge that contains 50 or more dwelling
units may be reduced by the following percentages:
E.
Off-street parking areas required for residential use shall not be
included in any joint parking arrangement.
A.
If the number of off-street parking spaces required by this chapter
cannot reasonably be provided on the same lot where the principal
use associated with these parking spaces is located, then spaces may
be provided on adjacent or nearby lots in accordance with the provisions
of this section. These off-site spaces are referred to in this section
as "satellite parking spaces."
B.
All such satellite parking spaces (except spaces intended for employee
use) must be located within 1,000 feet of a public entrance of a principal
building housing the use associated with such parking, or within 1,000
feet of the lot on which the use associated with such parking is located
if the use is not housed within any principal building. Satellite
parking spaces intended for employee use may be located within any
reasonable distance. No more than 60% of the total required spaces
are to be located in satellite parking spaces.
C.
The developer wishing to take advantage of the provisions of this
section must present satisfactory written evidence that he has the
permission of the owner or other person in charge of the satellite
parking spaces to use such spaces. The developer must also sign an
acknowledgment that the continuing validity of his permit depends
upon his continuing ability to provide the requisite number of parking
spaces.
D.
All satellite parking spaces shall be located in the same zoning
district as the structures or uses served or shall abut at least 50
feet, either directly or across an alley, from the structure or uses
served.
E.
Satellite parking spaces shall be used solely for the parking of
passenger automobiles. No commercial repair work or service of any
kind shall be conducted, and no charge shall be made for parking.
No sign of any kind, other than designating ownership, entrances,
exits, and conditions of use, shall be maintained on such satellite
parking areas.
F.
Each entrance and exit to and from such parking area shall be at
least 20 feet distant from any adjacent lot line located in any residential
zone.
G.
The satellite parking areas shall be subject to all requirements
of this chapter concerning surfacing, lighting, drainage, landscaping,
screening, and setbacks.
A.
Any increase in the intensity of use of any structure shall mean
the addition of dwelling units, employees, gross floor area, seating
capacity, or any other unit of measurement used as a basis for determining
required parking facilities. When the intensity of use of any structure
is increased by less than 20%, parking facilities shall be provided
for the increase, but not for any existing deficiency in such facilities.
When the intensity is increased by more than 20%, including consecutive
increases from the date of this chapter, parking facilities shall
be provided for the entire structure or premises.
B.
When the use of any structure or premises is changed to a different
use, parking facilities shall be provided for the different use.
A.
Subject to Subsection E, whenever the normal operation of any development requires that goods, merchandise, or equipment be routinely delivered to or shipped from that development, a sufficient off-street loading and unloading area must be provided in accordance with this section to accommodate the delivery or shipment operations in a safe and convenient manner.
B.
The loading and unloading area must be of sufficient size to accommodate
the numbers and types of vehicles that are likely to use this area,
given the nature of the development in question. The following table
indicates the number and size of spaces that, presumptively, satisfy
the standard set forth in this subsection. However, the permit-issuing
authority may require more or less loading and unloading area if reasonably
necessary to satisfy the foregoing standard.
|
Gross Leasable Area of Building
(square feet)
|
Number of Spaces*
|
|---|---|
|
1,000 to 19,999
|
1
|
|
20,000 to 79,999
|
2
|
|
80,000 to 127,999
|
3
|
|
128,000 to 191,999
|
4
|
|
192,000 to 255,999
|
5
|
|
256,000 to 319,999
|
6
|
|
320,000 to 391,999
|
7
|
|
*
|
Minimum dimensions of 12 feet by 55 feet and overhead clearance
of 14 feet from street grade required.
|
C.
Loading and unloading areas shall be so located and designed that
the vehicles intended to use them can maneuver safely and conveniently
to and from a public right-of-way, and complete the loading and unloading
operations without obstructing or interfering with any public right-of-way
or any parking space or parking lot aisle.
D.
No area allocated to loading and unloading facilities may be used
to satisfy the area requirements for off-street parking, nor shall
any portion of any off-street parking area be used to satisfy the
area requirements for loading and unloading facilities.
E.
No such space shall be located closer than 50 feet to any other lot
in any residential district unless wholly within a completely enclosed
building or unless enclosed on all sides by a wall or uniformly painted
board fence not less than six feet in height.
A.
Location. Parking spaces for the physically handicapped shall be
located as close as possible to ramps, walkways, entrances, and elevators.
Where feasible, these parking spaces shall be located so that the
physically handicapped are not forced to wheel or walk across main
traffic lanes or behind parked cars to reach the ramps and other facilities.
The spaces shall be situated in those areas of the parking lots located
nearest to each primary building entrance.
B.
Each handicapped parking space shall contain a rectangular area of
at least 19 feet long and 13 feet wide. If only one handicapped space
is provided, it shall be at least 19 feet long and 16 feet wide for
van accessibility.
C.
Required number of spaces. The following number of parking spaces
shall be reserved for the physically handicapped:
|
Total Parking Spaces in Lot
|
Required Minimum Number of Handicapped Spaces
|
|---|---|
|
Up to 25
|
1
|
|
26 to 50
|
2
|
|
51 to 75
|
3
|
|
76 to 100
|
4
|
|
101 to 150
|
5
|
|
151 to 200
|
6
|
|
201 to 300
|
7
|
|
301 to 400
|
8
|
|
401 to 500
|
9
|
|
501 to 1,000
|
2% of total
|
|
Over 1,000
|
20, plus 1 for each 100 over 1,000
|
D.
Identification. Parking spaces for the physically handicapped shall
be identified by signs, generally located eight feet above grade.
The signs shall state that the space is reserved by law for the physically
handicapped. Where these signs are placed flush against buildings
or structures, or in other locations not accessible to vehicular or
pedestrian traffic, the height may be reduced to six feet.
E.
Curbs.
(1)
Where a curb exists between a parking lot and a sidewalk, a
ramp or device shall be provided for wheelchair access with a detectable
warning device.
(2)
The curb cut shall not be less than four feet wide and shall
have a grade of not more than one foot in 12 feet.
(3)
Curb cuts shall be provided within 30 feet of each accessible
entrance to the structure, at all pedestrian walk intersections, and
elsewhere to provide reasonably direct circulation within each development.
(4)
The curb cuts shall not be more than 150 feet apart for access
purposes.
F.
Sidewalks.
(1)
Sidewalks shall be scored or textured to indicate the location
of doors to blind persons.
(2)
Exterior sidewalks shall not be obstructed.
(3)
Exterior sidewalks shall have a side slope not greater than
one inch in four feet. They shall be at least four feet wide and have
a grade of not more than one foot in 20 feet.
(4)
Wherever sidewalks cross driveways, parking lots, or other sidewalks,
they shall blend to a common level.
G.
Storm drains. Storm drain grates and similar devices shall be bicycle-safe
and shall not be located within the required access for the physically
handicapped.
H.
Grade. The grade in any direction of parking spaces for the physically
handicapped shall not be more than one foot in 50 feet.
I.
Parking for the physically handicapped shall be designed and constructed
to meet or exceed the requirements of the Americans with Disability
Act (ADA). Should there be any conflict between the ADA accessibility
guidelines and this section, the most stringent requirement will prevail.
A.
To encourage the use of bicycles as a means of transportation in
Town, parking for bicycles shall be provided at the rate of one bicycle
space for every 10 vehicular spaces with a minimum of one bicycle
space for all development within the RM, TCMX, GC, and Public-Institutional
Zoning Districts.
B.
Bicycle racks or spaces required by Subsection A shall conform to the following:
(1)
The Planning Commission may reduce the number of required motor vehicle spaces by one space for every five bicycle spaces provided above the minimum number of bicycle spaces required by Subsection A, with a maximum credit of three parking spaces, if the applicant demonstrates the proposed use will not need the required parking.
(2)
Bike racks shall be located not more than 50 feet from the principal
entry to a building or structure, or along a walkway that leads directly
to the principal entry. Bike racks shall not be located farther than
the closest motor vehicle parking space.
(3)
The spaces shall not be located behind any wall, shrubbery,
or other visual obstruction lying between the principal structure
and the bicycle spaces.
(4)
Bicycle spaces may be provided through spaces or bicycle storage
racks.
(5)
Bicycle spaces shall be at least two feet six inches in width
and six feet zero inch in length with a minimum seven feet of vertical
clearance, and shall be separately marked. Bicycle parking spaces
shall be on asphaltic concrete, portland cement, brick, or similar
hard-surface material. An access aisle at least five feet wide shall
be provided and maintained beside or between each row of bicycle parking.
(6)
In order to provide security, bicycle parking spaces shall include
either a lockable enclosure in which the bicycle can be stored or
a stationary rack upon which the bicycle can be locked.
(7)
Bicycle rack design must accommodate both U-shaped locks and
cables and include, but are not limited to, such shapes as an inverted
"U" design or a "ribbon." Bicycle racks shall be securely anchored
to a walkway, parking lot, building, or similar permanent structure.
Exterior materials for bicycle racks shall use durable finishes that
are not damaged by the constant abrasion from the bicycles.
It is intended that the application of the landscape standards
set forth below will reduce the visual and environmental impacts of
large expanses of parking areas. Breaking up of paved parking areas
with plantings will provide improved aesthetics and microclimatic
benefits by reducing heat and glare.
A.
New sites. No new parking areas shall hereafter be constructed or
used unless landscaping is provided as required by the provision of
this article.
B.
Existing sites. No parking areas shall be expanded, moved, or removed
and/or reconstructed unless the minimum landscaping required by the
provisions of this article is provided for the property to the extent
of its alteration or expansion, but not for the entire property.
C.
Change of use. No use shall be changed to another use for which this
chapter requires additional parking over and above that required for
the previous use, unless vehicular use area perimeter landscaping
as required by this article is provided for such additional parking.
The provisions of this section shall be effective regardless of whether
or not new construction is necessary to meet the parking requirements
for the new uses. Where new construction will not be necessary to
meet the parking requirements, such additional required parking shall
be deemed to be on the perimeter for as much as possible of the existing
vehicular use area. Where the previous use had no required parking,
perimeter landscaping shall be provided for the entire vehicular use
area serving the new use. Interior landscaping shall not be required
where only the use of the property is changed and no new construction
or reconstruction is proposed.
D.
Change of zone. No use of an existing building, structure, or vehicular
use area shall be commenced subsequent to a change in zoning unless
property perimeter landscaping as required herein has been provided.
A.
Property line landscape buffers between adjacent land uses shall be provided in accordance with the requirements spelled out in Article XVIII, Screening and Shading.
B.
Any parking lot that is adjacent to a road or public right-of-way
shall provide a landscaping area width based upon the following right-of-way
width:
|
Right-of-Way Width
|
Width of required landscape area
|
|---|---|
|
60 feet wide or less:
|
10-foot minimum landscape area width
|
|
More than 60 feet wide:
|
15-foot minimum landscape area width
|
C.
The permit-issuing authority may allow deviations from this requirement
when it finds that the site in question exhibits irregular, confining,
or otherwise unusual characteristics. In no case shall the required
landscape area width be less than five feet.
D.
Where the pavement width of the parking lot exceeds 60 feet, the
landscape area adjacent to a road or public right-of-way shall be
increased by five feet for every additional 60 feet of parking lot
width perpendicular to the right-of-way as indicated in the following
table:
|
Parking Lot Width
(feet)
|
Required Landscape Area Width
(feet)
|
|---|---|
|
1 to 60
|
15
|
|
61 to 120
|
20
|
|
121 to 180
|
25
|
|
181 to 240
|
30
|
|
241 to 300
|
35
|
|
301 to 360
|
40
|
|
361 to 420
|
45
|
E.
Each landscape area adjacent to a street right-of-way shall contain
a minimum of one tree per 40 feet of landscape area parallel to the
right-of-way. In addition, a vegetative screen, landscaped berm, fence,
wall, or other methods to reduce the visual impact of the parking
area shall be provided. The vegetative screen shall have an average
continuous height of three feet. A three-foot decrease in elevation
from the adjoining property to the street right-of-way shall be construed
as satisfying the vegetative screen requirement.
F.
Grass or ground cover shall be planted on all portions of the landscape
area not occupied by other landscape material.
G.
Special notes on existing natural vegetation:
(1)
In all cases where significant natural vegetation exists, as
determined by the Zoning Administrator, there will be limits of clearing/grading
areas established to protect and preserve these natural areas. These
natural areas will not be disturbed by the installation of any structures,
utilities, storm and sanitary sewers, water lines, sediment and erosion
control traps, stormwater management systems, and signage. Existing
landscape material which is proposed to be used to fulfill landscape
requirements shall be shown in the required plan.
(2)
Where buffers are created by the application of these standards,
no structures, utilities, storm and sanitary sewers, water lines,
sediment and erosion control traps, stormwater management systems,
and signage will be permitted.
(3)
Where pedestrian and bike paths are proposed in the landscape
area, such paths shall be meandering in order to preserve the existing
trees.
H.
Trees required as a part of the parking lot street right-of-way landscaping may be placed on the right-of-way adjoining such vehicular use area when approved by the Planning Commission. Such trees shall be in addition to any street trees required by Chapter 387, Subdivision of Land.
(1)
The required landscape area for parking areas may be combined
with a utility or other easement only when all landscape requirements
cannot be met. Otherwise, the landscape area shall be in addition
to, and separate from, any easement.
I.
In any parking lot perimeter landscaping area, there shall be a four-foot
minimum setback from all trees to the edge of paving where vehicles
overhang.
A.
For any parking lot containing more than 6,000 square feet of area
or 15 or more spaces, interior landscaping shall be provided in addition
to the previously required perimeter landscaping. Interior landscaping
shall be contained in peninsulas or islands containing a minimum area
of 153 square feet and having a minimum width of 8.5 feet and a minimum
length of 18 feet. There shall be a minimum distance of four feet
to all trees from the edge of paving where vehicles overhang. The
minimum landscape area permitted shall be 10% of the parking area.
Each island or peninsula shall be enclosed by appropriate curbing
or a similar device at least six inches wide and six inches in height
above the paving surface.
B.
Where a parking area is altered or expanded to increase the size
to 6,000 or more square feet of area or 15 or more vehicular parking
spaces, interior landscaping for the entire parking area shall be
provided and not merely to the extent of its alteration or expansion.
C.
Landscape area. For each 100 square feet, or fraction thereof, of
vehicular use area, five square feet of landscaped area shall be provided.
The interior landscaping requirement shall be computed on the basis
of the net parking facility. For the purposes of this section, "net
parking facility" shall include parking stalls, access drives, aisles,
walkways, dead spaces, and required separations from structures, but
shall not include required street setbacks or access driveways or
walkways within such setbacks.
D.
Landscape islands or peninsulas: number required.
(1)
For less than 100 spaces, one island or peninsula is required
for every seven parking spaces.
(2)
For 100 spaces or more, one island or peninsula is required
for every 10 spaces.
(3)
Each 10 parking spaces shall require an interior planting island.
(4)
All interior parking aisles shall end in a landscape island.
E.
Maximum contiguous areas for interior parking lot landscaping. In
order to encourage the required landscape areas to be properly dispensed,
no required landscape area shall be larger than the following:
F.
Landscape areas larger than the above are permitted as long as the additional area is in excess of the required minimum, except that landscape areas larger than the maximum permitted may be allowed as required landscaping areas in those cases where significant natural vegetation exists (see § 440-1715G above).
G.
Minimum plant materials. A minimum of one tree for each 250 square
feet or fraction thereof of required landscape or for each five spaces
of required parking or for each 161 square feet of island or peninsula,
whichever is greater, shall be required. The remaining area of the
required landscaped area shall be landscaped with shrubs or ground
cover not to exceed two feet in height, or grass.
H.
Landscaping for service structures. All service structures shall
be fully screened, except when located in a single-family zone or
when located more than 35 feet above the established grade. For the
purposes of this article, "service structures" shall include propane
tanks, dumpsters, air-conditioning units and condensers, electrical
transformers and other equipment or elements providing service to
a building or a site.
(1)
Location of screening. A continuous planting, hedge, fence,
wall, or earth mound shall enclose any service structure on all sides
unless such structure must be frequently moved, in which case screening
on all but one side is required. The average height of the screening
material shall be one foot more than the height of the enclosed structure,
but shall not be required to exceed eight feet in height. Whenever
a service structure is located next to a building wall, perimeter
landscaping material, or vehicular use area landscaping material,
such walls or screening material may fulfill the screening requirement
for that side of the service structure if that wall or screening material
is of an average height sufficient to meet the height requirement
set out in this section. Whenever service structures are screened
by plant material, such material may count towards the fulfillment
of required interior or perimeter landscaping. No interior landscaping
shall be required within an area screened for service structures.
(2)
Protection of screening material. Whenever screening material
is placed around any trash disposal unit or waste collection unit
that is emptied or removed mechanically on a regular basis, a fixed
barrier to contain the placement of the container shall be provided
within the screening material on those sides where there is such material.
The barrier shall be at least 18 inches from the material and shall
be of sufficient strength to prevent possible damage to the screening
when the container is moved or emptied. The minimum front opening
of the screening material shall be 12 feet to allow service vehicles
access to the container.
I.
Interior landscaping for parking areas shall be installed and continuously maintained by the owner according to the requirements contained in Article XVIII of this chapter.
J.
Landscape material type and quality shall be in accordance with the provisions of Article XVIII of this chapter.
K.
Plan submission and approval. Whenever any property is affected by these parking area landscape requirements, the property owner or developer shall prepare a landscape plan for approval according to the requirements contained in Article XVIII of this chapter.
L.
Unnecessary paving or irregular paving plans are strongly discouraged
and, if incorporated in a site plan, shall be subject to approval
by the Zoning Administrator.
M.
Alternative parking area landscaping design may be considered by
the permitting officials in cases where unique topography and site
constraints dictate such alternative. The innovative use of planting
design and materials is encouraged and will be evaluated on the intent
demonstrated to fulfill the stated objectives of this chapter.
