A.
The standards of this article shall apply to all development or existing
development that is modified to the extent that it includes uses or
site design features that were not specifically shown on previously
approved plans. All off-street parking areas established by this article
shall be continuously maintained in accordance with this article.
(1)
New buildings and sites. Off-street parking and loading shall
be provided for any new building or site constructed.
(2)
Additions, enlargements, and changes of use or occupancy. Off-street
parking and loading shall be provided for any addition to or enlargement
of an existing building or use, or any change of use or occupancy
or manner of operation that would result in additional parking and
loading spaces being required. The additional parking and loading
spaces shall be required only in a proportionate amount to the extent
of the addition, enlargement, or change, not for the entire building
or use.
(3)
Deviations. Deviation(s) from the provisions of this article
may be permitted for additions, enlargements, and changes of occupancy
projects where special or unique circumstances or factors exist that
are applicable to the proposed use, structure, feature, or land, based
on the following:
(a)
The deviation is approved by the Planning Commission;
(b)
Approval of the deviation(s) is not injurious to the surrounding
area or otherwise detrimental to public health, safety, and general
welfare;
(c)
The applicant has demonstrated that compliance is unfeasible
due to the special, unique circumstances or factors;
(d)
Proposed improvements have been made to the greatest extent
possible.
B.
The parking requirements in this part of the article do not limit
requirements or conditions that may be imposed on development plan
approvals or other approvals.
A.
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 this article.
B.
Parking facilities may not be used for the sale, repair, servicing,
or dismantling of any type of vehicle, equipment, material, or supplies.
C.
Parking and/or storage of vehicles is not permitted unless all requirements
of this article are met, including, but not limited to, paving of
parking areas. At a minimum, all parking areas and driveways must
be improved. The minimum standards for driveways and parking spaces
shall be two inches of Type C hot mix asphalt over a four-inch, graded
aggregate base course.
[Amended 12-7-2015 by Ord. No. 15-15]
A.
General. The minimum number of required off-street parking spaces
shall be determined according to the Table 15.1, Required Off-Street
Parking Spaces.
B.
Uses not specifically listed. The required number of parking spaces
for uses not specifically listed in Table 15.1, Required Off-Street
Parking Spaces, shall be the same as for a similar listed use.
C.
Modification of required spaces.
(1)
The Planning Commission may waive the off-street parking requirements
for Category A site plans if, in its opinion, the applicant identifies
the location of adequate parking.
(2)
A parking reduction waiver in the C-2 Central Commercial Zone may be granted for a fee as established in Chapter 180, Fees, Municipal, to go towards municipal lot and/or on-street parking improvements as determined by the City Manager.
(3)
In cases not specifically covered in Table 15.1, Required Off-Street
Parking Spaces, the City is authorized to determine the parking requirements
using this table as a guide. Strict application of the parking this
section 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.
|
Table 15.1. Required Off-Street Parking Spaces*
| ||
|---|---|---|
|
Use
|
Number of Required Spaces
| |
|
All dwelling units: single-family, cottage, duplex, townhouse,
and multifamily dwellings
|
2 spaces per unit
| |
|
Residents dwellings in mixed-use buildings
|
2 spaces per unit
| |
|
Day-care center/kindergarten
|
1 space for each adult attendant plus 2 spaces for every 10
children
| |
|
Educational institutions
|
Elementary/junior high - 1 space for every 20 classroom seats,
1 space for every 5 seats in all-purpose room, 3 spaces for visitors
High school/technical/college/university - 2 spaces for every
3 students, plus 1 space for each staff member, 20 spaces for visitors,
1 space for every 3 seats in auditorium or 1 space for each 40 square
feet of seating where fixed seating is not used
| |
|
Equipment sales/service shop/wholesale storage and facilities
|
2 spaces per 1,000 sq. ft. GFA plus 1 space per 300 sq. ft.
GFA over 1,000 sq. ft.
| |
|
Financial institution
|
1 space per 300 sq. ft. GFA plus 1 space for each employee
| |
|
Fitness/wellness center
|
10 spaces per every 1,000 sq. ft. GFA plus 1 per every 2 employees
| |
|
Food/beverage processing and packaging
|
Same as for manufacturing
| |
|
Funeral home
|
1 space per for every 2 employees plus 10 spaces per public
room
| |
|
Home occupation
|
1 space per nonresident employee, 1 space per 100 sq. ft. of
floor area for those home occupations with a visiting clientele
| |
|
Hospital, medical center, nursing home (emergency/overnight
services)
|
1 space for each 2 beds, 1 space per staff, 1 space per hospital
vehicle, and 10 spaces per outpatient services
| |
|
Hotel, motel, bed-and-breakfast
|
1 space per guest room plus 1 space for each 3 employees and
1 space per 200 sq. ft. of common or public use (lobby, bar, meeting
rooms, etc.)
| |
|
Kennel, veterinary boarding hospital
|
1 space per 400 sq. ft. floor space in office with a 4 space
minimum
| |
|
Laundry, dry-cleaning, clothes-pressing establishment
|
1 space per 300 sq. ft. GFA
| |
|
Manufacturing
|
1 space per 200 sq. ft. floor area devoted to sales plus 1 space
for every 2 employees of the largest shift
| |
|
Motor vehicle filling station, repair, service, storage
|
1 space per 300 sq. ft. GFA plus 1 space per employee
| |
|
Motor vehicle sales
|
10 spaces for customers plus 1 space per employee
| |
|
Nursery, commercial greenhouse, garden and agriculture supply
sales
|
Same as for manufacturing
| |
|
Offices: business, professional, social services including health
care/dental walk-in services
|
1 space per 200 sq. ft. GFA plus 1 space for each 2 employees
| |
|
Places of worship
|
1 space per 5 seats or 1 per 200 sq. ft. GFA
| |
|
Post office
|
1 space per 600 sq. ft. GFA plus 1 space per employee
| |
|
Private clubs, fraternal organizations, community centers, theater,
entertainment establishment, museum
|
1 space for each 3 seats or 1 space for each 1,000 sq. ft. of
floor area
| |
|
Public safety facilities, including ambulance, fire, police,
emergency medical services
|
1 space per 200 sq. ft. GFA of office space plus 1 per 400 sq.
ft. GFA of meeting space
| |
|
Research/design/development laboratories
|
1 space per 1,000 sq. ft. GFA
| |
|
Restaurants, including fast food
|
1 space per 3 seats or 1 space for each 100 sq. ft. GFA, whichever
is greater
| |
|
Retail sales, retail food establishment, personal service (excluding
supermarkets)
|
1 space per 200 sq. ft. floor area devoted to sales/service
plus 1 space for each 2 employees
| |
|
Shopping center
|
4 spaces per 1,000 sq. ft. GFA
| |
|
Supermarket, shopping center
|
3 spaces per 3,000 sq. ft. GFA
| |
|
Transshipment/distribution/ trucking terminals
|
Same as for manufacturing
| |
|
NOTES:
| ||
|---|---|---|
|
*
|
GFA = Gross Floor Area; When determination of the number of
parking spaces required results in a fractional space, any fraction
shall be counted as one parking space.
| |
D.
Parking lots for shared or community uses are encouraged, as set forth in § 440-215, Joint use, shared facilities, and satellite parking.
E.
For uses in the C-1 and C-2 Zones, no more than 120% of the required
minimum number of parking spaces is permitted.
A.
For projects which require a minimum of 80 off-street parking spaces,
the maximum paved surface parking allowed is 120%. Parking in excess
of 120% of the article minimum will require approval by the Planning
Commission and will be required to provide 150% of the landscaping
required in interior landscape requirements.
B.
Reduction of impervious surfaces through the use of interlocking
pavers is strongly encouraged for excess parking spaces, remote parking
areas, and parking areas for periodic uses. Driveways, handicapped
spaces, and access aisles shall be paved. Substitute materials from
the required standard specifications must be approved by the City
Engineer.
A.
Joint use/shared facilities. 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.
(1)
If the joint use of the same parking spaces by two or more principal uses involves satellite parking spaces, then the provisions of § 440-215B, Satellite parking, are also applicable.
(2)
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.
(3)
Off-street parking areas required for residential use shall
not be included in any joint parking arrangement, with the exception
of shared parking facilities in the C-2 Zone.
(4)
The Planning Commission may authorize a reduction in the number
of required parking spaces for mixed-use developments or for uses
that are located near each other and which have different peak parking
demands and operating hours. A shared parking study acceptable to
the City Engineer shall be submitted and, at a minimum:
(a)
Clearly establish that the uses will use the shared spaces at
different times of the day, week, month or year;
(b)
Address the size and type of activities, the composition of
tenants, the rate of turnover for proposed shared spaces, and the
anticipated peak parking and traffic loads;
(c)
Be calculated according to the following formula:
[1]
Calculate the minimum amount of parking required for each land
use as if it were a separate use;
[2]
To determine peak parking requirements, multiply the minimum
parking required for each proposed land use by the corresponding percentage
in Table 15.2 below for each of the six time periods;
[3]
Calculate the column total for each of the six time periods;
[4]
The column (time period) with the highest value shall be the
minimum parking requirement.
|
Table 15.2. Percentage to Calculate Peak Parking
| ||||||
|---|---|---|---|---|---|---|
|
Monday - Friday
|
Saturday and Sunday
| |||||
|
Uses
|
8:00 a.m. -
6:00 p.m.
|
6:00 p.m. -
12:00 midnight
|
12:00 midnight -
8:00 a.m.
|
8:00 a.m. -
6:00 p.m.
|
6:00 p.m. -
12:00 midnight
|
12:00 midnight -
8:00 a.m.
|
|
Residential
|
60%
|
100%
|
100%
|
80%
|
100%
|
100%
|
|
Office
|
100%
|
10%
|
5%
|
5%
|
5%
|
5%
|
|
Commercial
|
90%
|
80%
|
5%
|
100%
|
60%
|
5%
|
|
Restaurant
|
70%
|
100%
|
10%
|
70%
|
100%
|
20%
|
|
Entertainment
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
|
Institutional (nonreligious)
|
100%
|
40%
|
5%
|
10%
|
10%
|
5%
|
|
Religious institution
|
20%
|
40%
|
5%
|
100%
|
50%
|
5%
|
(d)
Provide for no reduction in the number of required handicapped
spaces;
(e)
Be approved by the Planning Commission and City Engineer as
part of the site plan or subdivision plan approval, based on the feasibility
of the users to share parking due to their particular peak parking
and trip generation characteristics;
B.
Satellite parking.
(1)
If the number of off-street parking spaces required by this
article 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.
(2)
All such satellite parking spaces must be located within 400
feet of a public entrance of a principal building housing the use
associated with such parking. Parking spaces for deliveries and loading
and for uses oriented to emergency services as well as the elderly
shall be located within 100 feet of a public entrance of a principal
building housing the use associated with such parking. For uses located
in all zones other than the C-2 Zone, no more than 40% of the total
required spaces are to be located in satellite parking spaces.
(3)
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.
(4)
The satellite parking areas shall be subject to all requirements
of this article concerning surfacing, lighting, drainage, landscaping,
screening, and setbacks.
(5)
The Planning Commission shall make finding that a safe, convenient,
and adequate pedestrian connection, existing or planned, is located
between the use and the satellite parking spaces.
C.
Agreement for satellite or joint use/shared facilities. A shared
parking agreement allows users an opportunity, if they choose, to
redesign parking lots to be more efficient in serving multiple users.
This may consist of making new curb cuts between parking lots, restriping
lots, or redesigning internal traffic circulation and pedestrian walkways.
A shared parking plan shall be enforced through written agreement.
To the extent the shared parking plan implements requirements of this
article, an attested copy of the agreement between the owners of record
and the City shall be submitted to the City for review and approval.
The agreement shall be recorded in the Kent County Recorder of Deeds
by the owners of record prior to issuance of a certificate of occupancy.
Proof of recordation of the agreement shall be presented to the City
Manager prior to certification. The agreement shall:
(1)
List the names and ownership interest of all parties to the
agreement and contain the signatures of those parties;
(2)
Provide a legal description of the land;
(3)
Include a site plan showing the area of the parking parcel;
(4)
Describe the area of the parking parcel and designate and reserve
it for satellite or shared parking unencumbered by any conditions
which would interfere with its use;
(5)
Agree and expressly declare the intent for the covenant to run
with the land and bind all parties and all successors in interest
to the covenant;
(6)
Assure the continued availability of the spaces and provide
assurance that all spaces will be usable without charge to all participating
uses;
(7)
Describe the obligations of each party, including the maintenance
responsibility to retain and develop reserved open space for additional
parking spaces if the need arises;
(8)
Incorporate the shared parking study by reference;
(9)
Be made part of the site plan/final subdivision plan;
(10)
Describe the method by which the covenant shall, if necessary,
be revised;
D.
Change in use. Should any of the satellite or shared parking uses
be changed, or should the City Manager find that any of the conditions
described in the approved shared parking study or agreement no longer
exist, the owner of record shall have the option of submitting a revised
shared parking study in accordance with the standards of this section
or of providing the number of spaces required for each use as if computed
separately.
B.
Location of parking areas.
(1)
Parking facilities may be located within required building setback
areas, unless specified otherwise herein.
(2)
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 two spaces is permitted.
(3)
The percentage of coverage of permitted parking areas and driveways
in any residential zone shall not exceed 50% of the total required
front yard or side street side yard.
(4)
For all nonresidential zones other than the C-1 or C-2 Zones,
off-street parking facilities may be located within the required front
yard, but shall not be nearer than 50 feet to any residential zone.
(5)
In the C-1 and C-2 Zones, all off-street parking spaces shall
be located to the side or rear of the principal structure occupying
a lot, where possible.
C.
Access.
(1)
Entrances and exits along state-maintained streets shall be
in accord with the requirements of applicable state regulations and
standards. In areas under the joint or overlapping jurisdiction of
the Department of Transportation and the City of Harrington, the regulations
of the Department of Transportation relating to ingress and egress
drives shall apply in lieu of the foregoing.
(2)
Entrances and exits to all streets shall comply with the following:
(a)
No more than one point of access shall be provided along a single
street frontage. For lots with street frontage greater than 330 feet,
an additional access point may be granted upon review by the City
Engineer and approved by the Planning Commission. In no case shall
the access center lines be spaced at less than 75 feet apart; handle
no more than two lanes of traffic; be less than 100 feet from the
street line of any intersecting street; and be less than 10 feet from
any property line.
(b)
Curbing shall be depressed at the driveway or have the curbing
rounded at the corners and the driveway connected with the street
in the same manner as another street. Continuous open driveways shall
be prohibited.
(c)
At the discretion of the Planning Commission, landscaping or
barriers may be approved in lieu of curbing along lot boundaries to
control entrance and exit of vehicles or pedestrians.
(d)
Single residential units' driveways shall have a minimum width
of 10 feet and a maximum width of 24 feet, measured at the front property
line. The Planning Commission may approve an increase to the maximum
driveway width for shared driveways that serve duplex dwellings. Driveways
which are one car wide may be either 20 feet in length or 40 or more
feet in length.
(e)
Nonresidential driveways and major developments shall be not
less than 10 feet or exceed 15 feet in width for one-way traffic and
not 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 a) the driveway is not longer than 50 feet, b) it provides access
to not more than six spaces, and c) sufficient turning space is provided
so that vehicles need not back into a public street.
(f)
A "sight triangle" shall be observed within a triangle formed
by the intersection of the street center lines and points on the street
line 25 feet from the intersection at all street intersections or
intersections of driveways with streets.
(3)
Backing onto public road prohibited. Off-street parking areas
that make it necessary for vehicles to back out directly into a public
road are prohibited, except for dwelling units each having an individual
driveway.
(4)
Separation from walkways and streets. Off-street parking spaces
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.
(5)
Parking shall be arranged in a manner so as not to block the
travel lanes or impede access to rear access areas and to not obstruct
any driveway, alley, walkway, pathway, curb cut, or cul-de-sac and
other designated turning areas.
(6)
In the C-1 and C-2 Zones, vehicular access to parking lots shall
be from an alley or the secondary street frontage where possible.
(7)
Pedestrian access. Safe provisions for pedestrian access to
and through a parking lot shall be required. Pedestrian walkways through
the surface parking shall connect to sidewalks along public streets.
(8)
Interconnected parking lots.
(a)
Parking lots on abutting nonresidential lots shall be interconnected
by access driveways, where possible.
(b)
Each parking lot shall provide cross-access easements for its
parking areas and access driveways guaranteeing access to adjacent
lots. Interconnections shall be logically placed and easily identifiable
to ensure convenient traffic flow.
D.
Circulation and aisles.
(1)
Parking area aisle widths shall conform to Table 15.3, Parking
Angle, below, which varies the width requirement according to the
angle of parking.
|
Table 15.3. Parking Angle
| |||||
|---|---|---|---|---|---|
|
Aisle Width
(feet)
|
0°
|
45°
|
60°
|
90°
| |
|
One-way traffic
|
15
|
16
|
18
|
24
| |
|
Two-way traffic
|
22
|
22
|
23
|
24
| |
(2)
Parking areas of all development shall be designed so that sanitation,
emergency, and other public service vehicles can serve such developments
without the necessity of backing up unreasonable distances or making
other dangerous or hazardous turning movements.
(3)
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.
(4)
Lighting. Adequate lighting shall be provided if off-street
parking spaces are to be used at night. The lighting shall be arranged
and installed to minimize glare into residential areas.
A.
See Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design.
B.
For parking that exceeds the minimum number of off-street spaces
per Table 15.1, Required Off-Street Parking Spaces, of this article,
or if the Planning Commission determines that the paving of some or
all parking spaces will have significant negative environmental impacts,
then the Planning Commission may require that the parking spaces not
be paved, and that the spaces be compacted, stabilized, well drained,
and surfaced with interlocking permeable pavers, durable grass cover,
or other pervious surface material, as reviewed and accepted by the
City Engineer.
C.
All off-street parking and loading areas shall be provided with curbing
or an approved equivalent so that vehicles cannot be driven onto required
landscaped areas, bufferyards, and street rights-of-way and so that
each parking lot has controlled entrances and exits and drainage control.
Curbing or wheel stops shall be located to prevent any part of the
vehicle from overhanging the street right-of-way, property lines or
internal sidewalks. Parking and loading spaces shall not be an extension
of any street right-of-way.
D.
Drainage. Off-street parking facilities shall be drained to eliminate
standing water and prevent damage to abutting property and/or public
streets and alleys.
Parking spaces shall be appropriately demarcated with painted
lines or other markings. Identification and directional signs and
markers shall be used to indicate traffic flow and to ensure efficient
traffic operation of the lot, and shall be designed in accordance
with the Delaware Manual on Unified Traffic Control Devices (MUTCD).
Accessible parking spaces shall be signed in accordance with
the following:
A.
Each handicapped parking space shall meet the requirements of the
Americans with Disabilities Act (ADA);
B.
Such signs shall be vertical and placed at a height of at least five
feet from grade but no more than seven feet when measured from the
surface directly below the sign to the top of the sign for each parking
space;
C.
Such signs shall comply with state and federal specifications for
identification of parking spaces reserved for persons with disabilities
which limit or impair the ability to walk. A sign at least 12 inches
wide (horizontal) and 18 inches tall (vertical) that includes the
universal handicapped (wheelchair) symbol of access shall be required
for each parking space reserved for use by persons with disabilities;
D.
These requirements shall not be construed to preclude additional
markings, such as the international wheelchair symbol or a striped
extension area painted on the space, or a tow-away warning sign;
A.
Interior landscaping.
(1)
All rows of parking spaces shall contain no more than 12 parking
spaces uninterrupted by a required landscaped island, which shall
measure inside the curb not less than four feet in width and at least
eight feet in length. At least one approved tree shall be planted
in each island. The remainder of the landscaped island shall be landscaped
with sod, ground covers, or shrubs or a combination of any of the
above. Where existing trees are retained in a landscape island, the
amount of parking spaces in that row may be increased to 15. Interior
landscaping areas shall serve to divide and break up the expanse of
paving at strategic points. Perimeter landscaping shall not be credited
toward interior landscaping.
(2)
All rows of parking spaces shall be bordered on each end by
curbed landscape islands (terminal landscape islands). Each terminal
island shall measure inside the curb not less than four feet in width
and extend the entire length of the single or double row of parking
spaces bordered by the island. A terminal island for a single row
of parking spaces shall be landscaped with at least one approved tree.
A terminal island for a double row of parking spaces shall contain
not less than two approved trees. The remainder of the terminal island
shall be landscaped with sod, ground covers, or shrubs or a combination
of any of the above.
B.
Perimeter landscaping for parking lots visible from a street shall
have a landscaped area of a minimum width of four feet. The landscaping
shall include one, or a combination of one or more, of the following
to provide a continuous screen of the parking lot.
(1)
Evergreen hedges (evergreen shrubs installed 2 1/2 feet
on center), installed at four feet in height, to grow into a continuous
screen within three years. Breaks in the hedge shall be provided a
minimum of every 36 feet and a maximum of every 50 feet for pedestrian
access.
(2)
Mixed planting, including street trees, installed a maximum
of 30 feet on center and evergreen hedges (evergreen shrubs installed
2 1/2 feet on center), installed at four feet in height, to grow
into a continuous screen within three years. Breaks in the hedge shall
be provided a minimum of every 36 feet and a maximum of every 50 feet
for pedestrian access.
(3)
Other materials may be considered on a case-by-case basis by
the Planning Commission.
C.
Parking lots for nonresidential uses adjacent to a residential use
shall be continuously screened by evergreen hedges (evergreen shrubs
installed 2 1/2 feet on center), installed at four feet in height,
to grow into a continuous screen within three years.
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.
All development in the R-4, C2, and TND Zones shall be subject
to the following minimum off-street bicycle lane and parking requirements:
A.
Bicycle lanes shall be striped on all interior streets, parking lots,
or roadways and/or "share the roads." Manual on Uniform Traffic Control
Devices (MUTCD) approved signage shall be installed.
B.
Bicycle storage racks, or bicycle stands, shall be reserved for the
particular use of the structure for which they are required.
C.
Class II bicycle storage racks shall be installed to accommodate
a minimum of six bicycles or one bicycle for every 15 auto parking
spaces required for the use, whichever is greater, with a maximum
of 30 bicycle spaces required.
Off-street loading and unloading space with proper access from
a street or alley shall be provided on any lot for which a building
for trade or business is hereafter erected or substantially altered,
provided that these requirements may be decreased or waived when recommended
by the Planning Commission with final approval by City Council in
any case where the unreasonableness of these regulations is clearly
demonstrated.
A.
Parking requirements. Parking areas for shared or community use should be encouraged. The typical area in a mixed-use area anticipated by this article is depicted below in Figure 15.4, Sketch of Mixed Use Buildings and Parking. Parking in a TND Zone shall comply with the parking requirements set forth in Article XII, Traditional Neighborhood Development Zone (TND), in addition to the following:
(1)
Rear and side parking:
(a)
For all buildings up to 35,000 square feet, a minimum of 50%
of the required parking area shall be located at the rear or side
of buildings. The Planning Commission may grant a waiver to this standard
as part of the site plan review process. The waiver must aid in the
overall good design, and provide for safe, convenient, and efficient
access;
(b)
For all buildings of 35,000 square feet and larger, at least
25% of the required parking spaces shall be placed in the side areas
of the proposed development project;
(2)
The parking lot(s) shall be located between the smaller structures
and the larger structure;
(3)
In order to reduce the scale of parking areas, break the parking
areas up into groups of no more than 35 spaces per area, separated
by pedestrian walkways, landscape islands and planters, public streets,
buildings, or any combination thereof;
(4)
The parking lot shall be designed with traffic-calming features
along the fire lanes fronting the building facades;
(5)
Pedestrian access shall be provided from all parking areas to
the primary building entrances;
(6)
Design parking lots to avoid dead-end aisles;
(7)
Separate parking areas from buildings by a landscaped strip,
a raised concrete walkway, or pedestrian plaza;
(8)
For mixed-use areas, parking should be provided that takes in
account the needs of the different users through design measures such
as shared parking with time provisions and metered parking;
(9)
Provide cross-access easements between adjacent lots to facilitate
the flow of traffic between complementary users;
(10)
Applicants may request that the City consider designs that provide for shared parking between different uses with staggered peak parking demand in order to reduce the total number of spaces within the development. Shared parking must comply with § 440-215, Joint use, shared facilities, and satellite parking;
(11)
A parking lot or garage may not be adjacent to or opposite a
street intersection;
(12)
Parking lots or garages must provide not less than one bicycle
rack for every 25 motor vehicle parking spaces;
(13)
Parking shall be accessed by alley or rear lane, when available;
(14)
Pedestrian entrances to all parking lots and parking structures
shall be directly from a frontage line;
(15)
The vehicular entrance of a parking lot or garage on a frontage
shall be no wider than 30 feet;
(16)
The maximum number of parking spaces provided shall not exceed
the minimum number required by more than 10%. Any parking areas that
exceed the minimum number required shall be pervious parking. Pervious
parking areas shall be constructed of permeable pavement and turf
pavement like "turf block," "turf stone," and SF Rima™ or grass,
or some other material as approved by the Planning Commission;
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Figure 15.4. Sketch of Mixed Use Buildings and Parking
Aerial perspective sketch of a mixed-use area integrating commercial
(ground floor) and residential (second story) uses. A relatively narrow
gap in the continuous street wall (created by the mixed-use buildings)
provides access from the street to a landscaped, pedestrian-friendly
parking lot.
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B.
Service access. Access for service vehicles should provide a direct
route to service and loading dock areas, while avoiding movement through
parking areas.
C.
Paving. Reduction of impervious surfaces through the use of interlocking
pavers is strongly encouraged for areas such as remote parking lots
and parking areas for periodic uses.
D.
Parking area landscaping and screening. All parking and loading areas
fronting public streets or sidewalks, and all parking and loading
areas abutting residential zones or uses, shall provide:
(1)
A landscaped area at least five feet wide along the public street
or sidewalk;
(2)
Screening at least three feet above grade and not less than
50% opaque;
(3)
Screening shall have openings no larger than is necessary to
allow automobile and pedestrian access and shall not obstruct motorist
or vehicular and pedestrian traffic on the adjoining street;
(4)
One tree for each 25 linear feet of parking lot frontage;
(5)
Parking area interior landscaping;
(6)
The corners of parking lots, islands, and all other areas not
used for parking or vehicular circulation shall be landscaped. Vegetation
can include turf grass, native grasses, or other perennial flowering
plants, vines, shrubs or trees. Such spaces may include architectural
features such as benches, kiosks, or bicycle parking;
(7)
One landscaped island shall be provided for every 15 parking
spaces.
