[Ord. No. 39-1998, § 8.1, 12-1-1998; Ord. of 1-5-2010(1)]
The purpose of the standards in this article is to protect and
promote the public health, safety and welfare by ensuring that:
(1)
Peak parking demands are accommodated on-site so that streets, nearby
properties, and neighborhoods are kept free from congestion and inappropriate
traffic;
(2)
Parking facilities are designed to enhance the dignity, pride, and
visual quality of the City and complement the visual appearance of,
and maintain the aesthetic appeal of views from, neighboring properties,
streets and highways, the Belfast Bay, and other places where people
congregate;
(3)
Parking facilities are safe, healthy, attractive, and easily entered,
exited and traveled for both vehicles and pedestrians;
(4)
The economic stability of residential, business, commercial, institutional,
and industrial areas, the value of land and buildings on surrounding
properties and neighborhoods, and the accessibility and economic utility
of land are maintained and enhanced; and
(5)
Parking demand is determined by carefully considering appropriate
opportunities for joint use and shared parking, the proximity of the
use to public parking, and the customary and unique parking needs
of each use.
[Ord. No. 39-1998, § 8.2.1, 12-1-1998; Ord.
of 1-5-2010(1)]
(a)
Off-street parking space required. No use of premises shall be allowed,
changed or expanded and no structure shall be constructed or enlarged
unless adequate off-street parking, including handicapped parking,
is provided and maintained.
(b)
Amount of parking required. An appropriate amount of off-street parking
spaces, including handicapped parking spaces (reference 98-243 for
these standards), shall be required for each principal and accessory
use located on a parcel. The following table entitled "Schedule of
Required Off-Street Parking" (hereinafter, the Schedule), shall serve
as a guideline in establishing the minimum amount of parking which
must be provided for a use, and also the maximum amount of parking
which shall be allowed. If a specific use is not listed or is dissimilar
to a use listed in the schedule, the Planning Board is authorized
to determine an appropriate amount of parking.
In determining the minimum amount of parking, any fraction shall
be rounded up to the nearest whole number. In determining the maximum
amount of parking allowed, multiply the amount of parking identified
in the Schedule by 1.20.
(c)
Planning Board use of the schedule and ability to adjust amount of
parking. The Planning Board may adjust the amount of parking identified
in the Schedule based on factors such as the following:
1.
The Schedule identifies parking requirements for many uses. The City,
however, recognizes that some uses are not listed in the Schedule.
As such, the Planning Board may determine that a specific use has
specific parking demands and shall consult the most current edition
of the Institute of Transportation Engineers (ITE) Parking Generation
manual to assist in determining the amount of parking required.
2.
The Planning Board may use information, such as the following, to
allow an increase or decrease in the amount of parking identified
in the Schedule:
a.
A parking demand analysis prepared by the applicant that is
based on at least two comparable sites in Maine for a comparable type
of business. The analysis must compare parking demands for differing
days and times of week. The Board may engage the services of an engineering
firm to review this analysis.
b.
Information from the ITE manual.
c.
Information from another qualified industry source, such as
but not limited to information provided by a company that has identified
its parking demands for comparable facilities. The Board may engage
the services of an engineering firm to review this information.
|
The city, in granting the Planning Board the authority to adjust
on-site parking requirements, recognizes that the ITE manual that
is used to identify parking requirements is often based on a limited
number or variety of analyses of parking demands for specific uses.
For example, the parking studies listed in the ITE manual are often
based on three or fewer studies, the studies are for limited periods
of time, the studies are for uses in communities that may be very
dissimilar to Belfast, or the studies may be very dated, 15 or more
years old, as well as other concerns. Thus, the city recognizes that
better data could be available through other sources to assist the
Planning Board in making a good decision regarding the amount of on-site
parking which it should require.
|
|
Table 98-242. Schedule of Required Off-Street Parking
| |||||
|---|---|---|---|---|---|
|
Use
|
Unit of Measure
|
Number of Spaces
| |||
|
Residential:
| |||||
|
Single-family and two-family (duplex)
|
Dwelling unit
|
2.0 per unit. Such units are exempt from the maximum number
of parking spaces requirement.
| |||
|
Multi-family
|
Dwelling unit
|
2.25 per dwelling unit, except 1.5 per unit for 1 bedroom efficiency
| |||
|
Elderly independent housing
|
Dwelling unit
|
1.0 per unit
| |||
|
Congregate housing
| |||||
|
Independent units
|
Dwelling unit
|
1.0 per unit
| |||
|
Assisted living
|
Living units
|
1.0 per 3 units
| |||
|
Nursing home
|
Beds and employees
|
1 space per 6 beds and 1 space/employee maximum shift
| |||
|
Bed and breakfast
|
Dwelling unit and rooms
|
2 for residence and 1 per each rental room
| |||
|
Rooming/boarding house
|
Manager and rental room
|
2 for manager/owner and 1 for each rental room
| |||
|
Home occupation
|
Dwelling unit (residence) and equivalent use
|
2 for dwelling unit/resident and number of spaces required for
type of home occupation proposed
| |||
|
Institutional
| |||||
|
Elementary and junior high
|
Teachers/employees and visitor area
|
1 per teacher/employee and 2 per classroom
| |||
|
Senior high
|
Teachers/employees and students
|
1.2 per teacher/employee and 0.25 per student
| |||
|
College/university
|
Instructors/employees and student enrollment
|
1.2 per instructor/employee and 0.25 per student enrollment
| |||
|
Church
|
Gross floor area (gfa) or seats
|
1 per 75 sq. ft. gfa or 1 per 2.5 seats
| |||
|
Day care center
|
Gross floor area (gfa) or teachers/employees and student
|
1 per 250 sq. ft. gfa or 1.2 per teacher/employee and 1 per
4 students
| |||
|
Day care home
|
Dwelling unit/residence and students
|
2 for dwelling unit and 1 per 4 students
| |||
|
Library
|
Gross floor area (gfa)
|
1 per 250 sq. ft. gfa
| |||
|
Convention center, theater and similar
|
Gross floor area (gfa) or per number of seats
|
1 per 250 sq. ft. gfa or 1 for every 3 seats
| |||
|
Medical/Office
| |||||
|
Hospital
|
Beds and employees *note offices/clinics in hospital different
formula
|
1 space/3 beds and 1 space/employee on maximum shift
| |||
|
Clinic and medical/dental office
|
Physicians/ practitioners and employees
|
4 per physician and 1 per employee
| |||
|
Veterinary clinic
|
Practitioners and employees
|
3 per practitioner and 1 per employee
| |||
|
Nursing home
|
Refer to congregate care
|
Refer to congregate care
| |||
|
Professional office
|
Gross floor area or number of employees
|
1 space per 300 sq. ft. 1.2 space per employee
| |||
|
Retail/Services
| |||||
|
Shopping center
|
Gross floor area
| ||||
|
a.
|
Less than 30,000 sq. ft.
|
a.
|
1 space per 225 sq. ft.
| ||
|
b.
|
30,000 — 100,000 sq. ft.
|
b.
|
1 space per 200 sq. ft.
| ||
|
c.
|
Greater than 100,000 sf
|
c.
|
1 space per 175 sq. ft.
| ||
|
Retail store
|
Gross floor area
| ||||
|
a.
|
Less than 20,000 sq. ft.
|
a.
|
1 space per 250 sq. ft.
| ||
|
b.
|
More than 20,000 sq. ft.
|
b.
|
1 space per 200 sq. ft.
| ||
|
Hardware store, lumber yard or furniture store
|
Gross floor area
|
1 space/400 sq. ft.
| |||
|
Grocery store/supermarket
|
Gross floor area
|
1 space per 175 sq. ft.
| |||
|
Convenience store
|
Gross floor area
|
1 space per 200 sq. ft.
| |||
|
Drug store or bank
|
Gross floor area
| ||||
|
a.
|
Without drive-through
|
a.
|
1 per 250 sq. ft.
| ||
|
b.
|
With drive-through
|
b.
|
1 per 300 sq. ft.
| ||
|
Restaurant
| |||||
|
a.
|
Sit-down restaurant
|
a.
|
Seats
|
a.
|
0.4 spaces per seat
|
|
b.
|
Fast food restaurant without drive-through
|
b.
|
Seats
|
b.
|
0.75 spaces per seat
|
|
c.
|
Fast food restaurant with drive-through
|
c.
|
Seats
|
c.
|
0.6 spaces per seat
|
|
Hotel/motel
|
Rooms
| ||||
|
a.
|
Without conference facility
|
1.1 per room
| |||
|
b.
|
With conference facility
|
1.4 per room
| |||
|
Movie theater/performance center
|
Seats
|
0.33 spaces per seat
| |||
|
Bowling alley
|
Per lane
|
5 spaces per lane
| |||
|
Industrial
| |||||
|
Manufacturing
|
Number of employees
|
1.2 spaces/employee for number of employees on maximum shift
| |||
|
Self-storage
|
Gross floor area
|
0.2 spaces per 1,000 sq. ft.
| |||
[Ord. No. 39-1998, § 8.2.2, 12-1-1998; Ord.
of 1-5-2010(1)]
All off-street parking shall be located on the same lot as the
principal structure or use to be served, except as may be permitted
by the Planning Board in accordance with the provisions of this article.
[Ord. No. 39-1998, § 8.2.3, 12-1-1998; Ord.
of 1-5-2010(1)]
(a)
Amount of handicapped parking required. A new use shall be required
to provide at least the minimum amount of handicapped parking required
by the American with Disabilities Act. A change of use or expansion
of an existing use shall be required to provide at least the minimum
amount of handicapped parking required for at least the number of
new parking spaces required, and preferably for the total amount of
parking (existing and new) on the site. Parking requirements identified
in the American with Disabilities Act are:
|
Total Number of Parking Spaces in the Lot
|
Minimum Number of Accessible Spaces
| |
|---|---|---|
|
1 to 25
|
1
| |
|
25 to 50
|
2
| |
|
51 to 75
|
3
| |
|
75 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
| |
|
1,000 and over
|
20 plus 1 for each 100 spaces over 1,000
|
(b)
Location of handicapped parking. Handicapped parking spaces shall
be well located on a site to allow handicapped persons good access
to the entrance of the building, and to minimize conflicts associated
with vehicular circulation on the site. In locating spaces, an applicant
shall consider opportunities to allow handicapped persons to use doors
located on all sides of their vehicle.
(c)
Construction standards. All handicapped parking spaces shall be a
minimum of 10 feet in width and shall provide an adjacent clear/protected
zone that is a minimum of four feet in width. The clear/protected
zone shall be properly striped. In certain circumstances, the clear/protected
zone may also serve as a customer entrance to the site. Such parking
spaces shall preferably be built at grade and shall not exceed a slope
of 2%, and the spaces and clear zone shall be paved. Signage shall
be installed that clearly identifies the spaces as handicapped spaces.
[Ord. No. 39-1998, § 8.2.4, 12-1-1998; Ord.
of 1-5-2010(1)]
Notwithstanding the provisions of section 98-242, there shall be no off-street parking required for existing uses or uses proposed to be permitted on any property in the areas identified on the map entitled; Areas Exempt from On-site Parking, Section 98-245. The two areas which are exempt from on-site parking requirements, as such are shown on the above referenced map, are described below. Parcels identified by map and lot numbers in this section are based on the map and lot that were in effect in May 2008.
Area 1: Beginning at a point which is the centerline of the
intersection of Main Street and Market Street; thence proceeding easterly
along the centerline of Main Street until said centerline intersects
with the centerline of Church Street; thence southeasterly along the
centerline of Church Street until said centerline intersects with
the centerline of Spring Street; thence northeasterly along the centerline
of Spring Street until said centerline intersects with a projection
of the rear (northerly) lot line for a parcel identified as Map 11,
Lot 26; thence continue northwesterly along the rear lot line of Map
11, Lot 26, until said line intersects with the centerline of Beaver
Street; thence northeasterly along the centerline of Beaver Street
until said centerline intersects with the centerline of High Street;
thence westerly along the centerline of High Street until said centerline
intersects with the centerline of Pendelton Lane; thence northerly
along the centerline of Pendelton Lane until said centerline intersects
with the centerline of Cross Street; thence westerly along the centerline
of Cross Street until said centerline intersects with the centerline
of Main Street; thence northerly along the centerline of Main Street
for a distance of 40 feet until said centerline intersects with a
projection of the northerly side lot line for a parcel identified
as Map 11, Lot 26; thence northwesterly along the side lot line for
the parcel identified as Map 11, Lot 26 for a distance of about 50
feet to the northwesterly rear corner of this parcel; thence southerly
along the rear boundaries of parcels identified as Map 11, Lots 123A,
123, 122, 121, 121A, 117, and after crossing Washington Street, the
boundaries of parcels identified as Map 11, Lot 76, 75 and 74, to
the southeasterly (rear) corner of a parcel identified as Map 11,
Lot 90; thence westerly along the rear boundaries of parcels identified
as Map 11, Lots 90, 89, 88, 87, 86, and 84, until said line intersects
with the centerline of Bridge Street; thence southerly along the centerline
of Bridge Street until said centerline intersects with the centerline
of High Street; thence easterly along the centerline of High Street
until said centerline intersects with the centerline of Market Street;
and thence southeasterly along Market Street to the point of beginning.
Area 2: This area includes the parcels identified as Map 11,
Lot 37, which is an apartment complex, and Map 11, Lot 35, which is
the City Library, both of which have street frontage on High Street.
|
Chapter 98, Sec 98-245 Areas Exempt From Parking Requirements
|
[Ord. No. 39-1998, § 8.2.5, 12-1-1998; Ord.
of 1-5-2010(1)]
The City strives to ensure that each use has adequate on-site
parking, but also wants to avoid the construction of excess parking
spaces, particularly in areas of Belfast in which it is often difficult
to construct the required amount of onsite parking. As such, the Planning
Board is authorized to consider and approve alternative parking arrangements
to an applicant providing the minimum amount of on-site parking; reference
subsections a.-c. below. These alternative parking options also are
consistent with the City's goal to minimize the adverse aesthetic
and environmental impacts associated with constructing parking areas
and other impervious surfaces.
a.
Joint use parking. The Planning Board may approve the joint use of
a parking facility by two or more uses (establishments) where it is
clearly demonstrated that said parking facility would substantially
meet the intent of the requirements of this chapter. The board shall
consider factors such as but not limited to the following in considering
a request to approve a joint use parking facility:
1.
A variation in the probable time of maximum use by patrons or employees
of such establishments;
2.
The total number of parking spaces available and the adequacy of
said spaces to satisfy projected parking demands; and
3.
The proximity of the parking facility to the respective uses, with
the parking facility being located a maximum of 300 feet from each
establishment and preferably within 100 feet of each establishment.
|
The Planning Board may require an applicant to prepare an analysis
of parking demand to demonstrate the desirability and adequacy of
the proposed joint use parking facility. Further, said joint use must
be declared by written agreement among the establishments.
|
b.
Proximity to public parking facility and on-street parking. The board
may allow a reduction in the amount of on-site parking required, up
to eliminating the requirement for any on-site parking, for a use
that is located within 1,000 feet of a City parking facility in the
following zoning districts; Downtown Commercial, Waterfront 1-A and
Waterfront Mixed Use. The City has committed public monies to the
construction of public parking facilities in these zoning districts.
Thus, the construction of on-site parking on properties that are located
within reasonable proximity of such parking facilities could result
in a redundancy of parking spaces and could be inconsistent with the
purposes of this chapter.
c.
Proximity to on-street parking. The Planning Board may allow a nonresidential
use or home occupation that is located within the bounds of the Route
One bypass to use available on-street parking to satisfy all or a
portion of the on-site parking requirement for said use. This alternative
requires the applicant to demonstrate that the use of on-street parking
would not degrade the character of the surrounding area or neighboring
properties and that it would not pose a safety hazard to motorists,
bicyclists or pedestrians. This option is particularly intended to
address the parking demands of establishments that often generate
high periodic amounts of parking, such as but not limited to a church,
a club or a school.
[Ord. of 1-5-2010(1)]
In the Residential I and Residential II Districts, no off-street
parking shall be located in the front yard. The Planning Board may
grant relief from this front yard parking provision provided that:
a.
Parking is for a single-family residence/single-family occupancy
only.
b.
A plan shall be submitted showing the location of existing and/or
proposed structures, location of the driveways and location of the
existing and/or proposed parking.
c.
On the plan, the front yard parking area shall not be more than 400
square feet in area and the driveway shall not exceed 20 feet in width.
d.
There shall be no front yard parking for a home occupation or any
use other than a single-family house.
|
This provision in no way prohibits parking in front of a private
garage for a single-family residence or a two-family residence.
|
[Ord. of 1-5-2010(1)]
The minimum dimensions for parking stalls shall be as follows.
Stall depth is perpendicular to the aisle.
|
Parking
|
Application
|
Stall Width
(feet)
|
Stall Depth
(feet)
|
Aisle Width
(feet)
|
|---|---|---|---|---|
|
90-degree
|
Standard
|
9
|
18
|
26
|
|
60-degree
|
Standard
|
9
|
15.6
|
23
|
|
One-way (45-degree)
|
Standard
|
9
|
12.7
|
24
|
|
Alternatives to these dimensions are permitted provided that
the applicant demonstrates that the proposal complies with the standards
outlined in the most recent edition of the Institute of Transportation
Engineers Manual, and as defined and modified by standards provided
in this chapter.
|
[Ord. of 1-5-2010(1)]
The landscaping standards in this section apply to all properties located in Belfast, except properties that are used for a nonresidential use and which are located in the following zoning districts: Route 3 Commercial District, Searsport Avenue Waterfront District, Searsport Avenue Commercial District, Route 141 and Mill Lane Commercial District, Route 137 Commercial District, Route One South Commercial District and the Office Park District. The standards for the landscaping of parking lots in the above zoning districts are subject to the nonresidential performance standards identified in Chapter 102, Zoning, Article IX, Performance Standards, for these respective zoning districts.
Parking lots serving six or more vehicles shall be landscaped
according to the following provisions. Landscaping shall be designed
to accommodate attractive and safe pedestrian circulation patterns,
allow required sight distances at driveway intersections and good
visibility of oncoming pedestrians and vehicles throughout the parking
area.
(1)
Perimeter landscaping. The perimeter of parking lots shall be landscaped
adjacent to other uses and rights-of-way with trees, shrubs, fencing
and/or earth berming to avoid the impact of glare, headlights, parking
lot lights, noise and dust and to protect and enhance visual character.
The quality of perimeter landscaping is a particular concern in areas
in which a nonresidential use is located adjacent to a residential
use.
(2)
Landscaping within large parking areas. Landscaping areas shall be
provided within parking areas serving more than 70 vehicles to provide
visual and climatic relief from broad expanses of pavement and to
channelize and separate areas for pedestrian and vehicular circulation.
The following standards shall apply:
a.
Large parking areas shall be subdivided into smaller parking cells
of up to 70 vehicles contained within a planting buffer. No aisle
with a planting cell may be longer than 300 feet, although a maximum
length of 150 feet is preferred.
b.
Planting strips shall be located so as to demonstrate the ends of
parking rows, avoiding long rows of parked cars, and to channel pedestrian
circulation. Planting strips should be a minimum of 10 feet in width
to accommodate canopy and/or understory trees. Planting strips should
be edged with granite or a six-inch continuous vertical curb or wheel
stops to prevent vehicles from overhanging into the planting areas,
and designed to allow efficient snow removal. Where feasible, planting
strips shall be oriented at right angles to the main entrance of the
principal building or use in order to maximize pedestrian safety and
convenience.
c.
For every 24 vehicles, the guideline is three canopy trees, two under-story
trees, and 10 low shrubs to be planted in landscaped areas. The location
of plantings shall be designed to accommodate snow plowing and storage
without damage to plant materials.
(3)
Landscaping between parking lots and buildings. Landscaping shall
be provided between buildings and paved areas, except in the case
of an auto drop-off, a leaving area, or a vehicular entry into a building,
in order to enhance the appearance of the site and avoid impacts to
occupants from exhaust fumes and noise. In residential zoning districts,
the landscaped area shall be no less than 10 feet deep from all buildings.
The area shall be landscaped with shrubs, ground cover, and trees
where appropriate, and may include a walkway up to five feet in width
if it is 10 feet deep or more. In commercial zoning districts, the
landscaped area shall be no less than four feet in width, and may
be eliminated if a sidewalk that is at least four feet in width is
located adjacent to the building.
(4)
Maintenance of landscaping. An applicant or property owner shall
maintain all landscaping that is required pursuant to this section
in good condition and in perpetuity. Any plants that die shall be
replaced within one growing season. This provision does not preclude
the cutting of trees which have died and which may be a hazard. Any
such tree which is cut shall be replaced by a tree of similar species
which is a minimum of six feet in height and two inches in caliper
at time of planting.
(5)
Flexibility in requirements. To accommodate circumstances in which
required landscaping may not be appropriate for site conditions, an
applicant may submit and request approval of an alternative plan for
the siting of landscaped areas, provided that an equal or greater
amount of landscaped area is provided than would otherwise be required.
The Planning Board may approve an alternative plan, provided the board
determines that areas viewed by the public are attractively landscaped.
Loading bays and industrial areas reserved for vehicles other than
cars do not require landscaping, provided that such areas cannot be
seen by the public and are adequately buffered from the wind.
[Ord. of 1-5-2010(1)]
Where artificial lighting is provided for parking facilities,
it shall be shaded or screened so that no light source or unreasonable
glare shall be directly visible from outside the area and its access
driveways.
[Ord. of 1-5-2010(1)]
(a)
Vehicular entrances and exits. Entrances and exits shall be clearly identified by the use of signs, curb cuts, and landscaping. Entrance and exit design shall be in conformance with the requirements of section 98-154, pertaining to driveway and access standards.
(b)
Interior vehicular and pedestrian circulation.
(1)
Interior travel lanes may be required between parking cells
to allow continuous and uninterrupted traffic movement. Parking spaces
shall not be located along interior travel lanes.
(2)
Entrances and exits shall be designed to allow adequate stacking/cueing
of vehicles without blocking interior vehicle circulation lanes.
(3)
Walkways shall be designed to connect parking areas with residential
areas, commercial establishments, the City sidewalk system and other
points of interest as appropriate.
(4)
In paved parking areas, painted stripes shall be used to delineate
parking stalls. In aisles utilizing diagonal parking, arrows shall
be painted on the pavement to indicate traffic flow.
(5)
A six-inch vertical curb and/or wheel stops shall be provided
where necessary to restrict vehicles to the confines of the designated
parking area. Use of continuous curb stops is preferred.
[Ord. of 1-5-2010(1)]
The provisions of Chapter 82 shall apply to parking areas in shoreland districts.
