The purpose of this article and intent of its regulations is to achieve the following objectives:
A. 
Ensure there are adequate amounts of off-street parking and loading facilities to serve the use(s) and users of the property;
B. 
Protect the users of adjacent properties from nuisances caused by the noise, fumes, and glare of headlights which may result from the operation of vehicles;
C. 
Reduce congestion on the primary street networks of the Town;
D. 
Minimize further expansion of impervious surfaces within the Town and reduce loss of green space;
E. 
Provide safe traveling conditions and off-street accommodations for motorists, pedestrians, and bicyclists; and
F. 
Ensure safe, well-planned multi-modal access is provided to all properties while minimizing potential vehicular, pedestrian, and bicyclist conflicts.
A. 
Uses subject to regulation. All nonresidential, mixed-use, and multifamily development should meet the requirements of this article. No building or zoning permit shall be issued for any use that does not conform to the requirements herein.
B. 
Residential uses. Single-, two-, and multifamily properties up to four units shall be exempt from the requirements of this article, except for § 140-30.3.
C. 
Vehicle reference. The term "vehicle," as used in this article, shall include, but not be limited to automobiles, motorcycles, trucks, recreational vehicles, campers and trailers, including recreational and boat trailers.
D. 
Off-street parking space reference. Areas that may be considered as off-street parking space include any private garage, carport or other area available for parking other than a street, entrance or exit lane, vehicle, pedestrian, or bicycle accessway, or driveway.
E. 
Owner responsibility. The provision and maintenance of private off-street parking areas is a continuing obligation of the property owner.
F. 
New construction. No site plan shall be approved and no permit shall be issued for the erection or occupancy of a building or structure unless the use conforms to the requirements of this article.
G. 
Site plan review. For any off-street parking facility as required by this article, a layout plan showing entrances, drives and parking stalls, landscaping, and snow storage and removal provisions shall be submitted as part of site plan review.
H. 
Increase in intensity of use. An increase in the intensity of use of a building or premises shall mean the addition of dwelling units, gross floor area, occupancy or any other unit of measurement used as a basis for determining required parking and loading areas. Additional parking and loading spaces, as required, shall be provided for any such increases in an existing use.
I. 
Change in use. When the use of any building or premises is changed to a different use; parking and loading spaces, as required, shall be provided for the different use.
J. 
Existing parking and loading areas. Off-street parking and loading areas in existence on the effective date of this article shall not be reduced below the requirements for an equivalent new building or use. In no case shall it be necessary to continue parking and loading spaces in excess of those required by this article.
K. 
Nonconforming parking and loading areas. A building, use or occupancy lawfully existing at the time this article or any amendment thereto becomes effective, but which does not conform with the off-street parking and loading requirements, may be occupied or continued without such spaces being provided. Any such spaces that may be provided thereafter shall comply with the requirements of this article. If an existing building, use or occupancy is altered so that there is an increase in the number of dwelling units, seating capacity, employees or floor area, or if the use is changed to one requiring more off-street parking and loading spaces, the number of such spaces shall be provided at least equal to the number required for the increased area of the building or use in accordance with all provisions of this article.
A. 
Regulations for residential uses. The requirements of this section shall apply to all single-, and two-family uses.
(1) 
The minimum number of parking spaces shall be provided in accordance with § 140-30.4B.
(2) 
Parking may be permitted in the front yard area, provided all vehicles are located on an approved driveway as required in § 140-30.11E.
(3) 
Parking is prohibited on grass areas and yard space that is not hard-surfaced and properly designated for such use.
B. 
Parking of recreational vehicles. Parking of personal seasonal vehicles, boats, trailers, or recreational vehicles is permitted, provided such vehicles:
(1) 
Are registered and licensed;
(2) 
Are not used for living purposes;
(3) 
Are not parked within the front yard setback;
(4) 
Are parked on an approved surface; and
(5) 
Do not obstruct vehicular, pedestrian, or bicyclist vision and access.
C. 
Maximum vehicle weight. No portion of a residential property located in a residential district shall be occupied at any time by any vehicle having a maximum gross load weight in excess of five tons unless said vehicle is stored and kept entirely within an enclosed structure when on the premises.
A. 
Number of parking spaces.
(1) 
The requirement for a single use (e.g., a retail store) shall be determined directly from this section, unless otherwise noted within this chapter.
(2) 
The requirements for a combination of uses (e.g., a retail store with an office building) shall be determined by establishing the requirement for each single use and adding them together, unless otherwise noted herein.
(3) 
For uses not specifically listed, the requirement shall be the same as for the most similar listed use as determined by the Code Enforcement Officer.
B. 
Parking minimums. The minimum number of off-street parking spaces per use shall be in conformance with the following:
Land Use
Minimum Spaces
Residential
Single-or two-family dwelling
2 per unit
Multifamily dwelling
1.5 per unit
Upper floor residential unit
1.5 per unit
Bed-and-breakfast
1 per room
Hospice, nursing home, or assisted living
0.5 per bed + 0.5 per employee1
Commercial/Industrial
Retail operation
3 per 1,000 sf of gross floor area
Service operation
2 per 1,000 sf of gross floor area
Industrial operation
1 per employee1
Office or clinic
1.5 per employee1
Restaurant or bar
4 per 1,000 sf of gross floor area
Recreation or entertainment facility
0.25 per maximum occupancy
Lodging
1 per guestroom + 0.5 per employee1
Other commercial use
3 per 1,000 square feet
Other
Place of worship or public assembly
0.25 per maximum occupancy
School
1 per classroom + 1 per employee1
Licensed day-care facility
1 per classroom + 1 per employee1
Home occupation
As required for dwelling2
NOTES:
(1)
Based on the maximum shift.
(2)
No more than 2 additional spaces shall be allowed.
C. 
Parking maximums. The maximum number of parking spaces allowable for any use shall not exceed 120% of the minimum requirement, except through the submission of a parking demand analysis in accordance with § 140-30.9A and site plan approval.
D. 
Should the minimum parking space requirement result in a fractional number of spaces based on the previous calculations, the requirement shall be rounded to the next highest whole number.
E. 
Where no requirement is designated, and the use is not comparable to any of the listed uses, parking requirements shall be determined by the Code Enforcement Officer based upon the capacity of the facility and its associated uses. The Code Enforcement Officer may consult with any Town board, department, agency, and/or official it deems advisable. The Code Enforcement Officer may also engage the services of engineers, planners, or other professionals to aid in their determination. The applicant shall reimburse all costs incurred by the Code Enforcement Officer for such professional services to the Town.
F. 
The Planning Board may require additional off-street parking spaces in excess of those required by this article as part of site plan review if such additional spaces are deemed necessary to protect the health, safety, and general welfare of the public.
G. 
The recurrent parking of any vehicle on the right-of-way of a street or highway or the impeding of traffic or creation of traffic hazards by the same shall be prima facie evidence of the inadequacy of off-street parking on the premises or in connection therewith, and the Code Enforcement Officer may require additional off-street parking spaces to be provided by the offending property owner.
A. 
The size off off-street parking spaces and aisles shall conform to the following dimensional standards:
Stall Width
(A)
Stall Length
(B)
Skew Width
(C)
Drive Aisle Width
(D)
Stall Angle
Min
Min
Min
One-Way Min
Two-Way Min
Max
0 °
10 ft
18 ft
9 ft
11 ft
22 ft
24 ft
45 °
10 ft
20 ft
13 ft
12 ft
22 ft
24 ft
60 °
10 ft
21 ft
11 ft
14 ft
22 ft
28 ft
90 °
10 ft
20 ft
9 ft
11 ft
22 ft
24 ft
A. 
All parking spaces and loading spaces shall be on the same lot as the use they are intended to serve unless otherwise specified in this chapter.
B. 
Parking areas shall not be located within 20 feet of a residential district.
C. 
Loading areas shall not be located within 30 feet of a residential district.
D. 
Parking and loading areas may not be located within 20 feet of street frontage.
E. 
Off-street parking and loading spaces in the MU-H, MU-C, and MU-O Districts shall be prohibited in the front yard area, with the exception of a single bay of convenience parking approved as part of site plan review. Spaces located within other commercial or industrial districts may be located in any yard area.
F. 
Off-street parking spaces in residential districts may be provided in any yard except the front yard. However, parking in the front yard shall only be allowed on single-family and two-family lots on an approved, hard-surfaced driveway compliant with this article.
G. 
Loading spaces and delivery areas, such as loading docks, shall be located so as not to be visible from the street or public right-of-way. If not practical, landscaping and buffering to screen such areas shall be provided to the extent required in site plan review.
A. 
Applicability. Whenever the normal operation of any use requires that goods, merchandise, or equipment be routinely delivered to or shipped from that use, off-street loading areas must be provided in accordance with this section.
B. 
Minimum spaces required. Loading spaces shall be provided for uses in accordance with the table below.
Gross Floor Area
(sf)
Minimum Spaces
Minimum Size
Less than 5,000
0
0
5,000 to 10,000
1
12 by 25 ft
10,000 to 30,000
1
14 by 50 ft
Each additional 15,000
+1
14 by 50 ft
C. 
Deliveries. Where loading spaces are located within 100 feet of a residential use or district there shall be no deliveries between the hours of 10:00 PM and 7:00 AM EST.
All off-street parking and loading areas, including their vehicular access drives and pedestrian, and bicyclist connections, shall conform to the following:
A. 
Paving materials.
(1) 
Acceptable surfacing materials shall be those capable of being kept in a smooth, well-graded condition, free of snow and debris. This includes concrete, asphalt, blacktop, brick, or other such properly engineered paving material with approval by the Planning Board. The use of pervious paving material is highly encouraged.
(2) 
Prohibited surfacing treatments include dirt, gravel, pavement millings, or loose stone. Exceptions to this provision may be made where deemed appropriate and necessary by the Planning Board.
(3) 
All areas shall be constructed to withstand the loads to be imposed by the vehicles for which the parking or loading area is intended.
(4) 
To prevent the unnecessary paving of lands, emergency fire lanes or other areas and access drives not intended for daily use may be left unpaved and maintained as grass or sod stone with review board approval. Such areas and drives shall remain unobstructed and in navigable condition to ensure vehicular accessibility at all times.
B. 
Markings.
(1) 
Parking and loading spaces shall be properly marked with clear and permanent painted strips of at least four inches in width.
(2) 
Areas designated for pedestrian and/or bicyclist access and use shall also be clearly delineated in this manner, unless otherwise separated by curbing or some other physical barrier.
C. 
Landscaping and screening. All off-street parking and loading areas shall be landscaped and screened in accordance with Article 31.
D. 
Lighting. The exterior lighting of parking and loading areas shall be in conformance with the provisions of Article 32.
E. 
Snow storage. All parking and loading areas must include a dedicated area for the placement and storage of snow.
F. 
Stormwater management. All parking and loading areas and their access driveways shall be graded so as to provide for the proper mitigation of storm water and runoff.
G. 
Electric vehicle charging stations. Off-street parking and loading spaces may include charging stations for use by electric vehicles in accordance with § 140-23.14.
A. 
Parking demand analysis.
(1) 
The number of parking spaces required for any use may be adjusted with the completion of a parking demand analysis by an engineer or other duly licensed professional hired by the applicant using the Institute of Traffic Engineers (ITE) Parking General Manual and approval by the Planning Board.
(2) 
A parking demand analysis may be required where shared parking is proposed to determine the sharing factor or where a reduced number of off-street parking spaces is proposed.
(3) 
Such analysis shall include, at a minimum:
(a) 
The names and addresses of the owner(s) and tenant(s) that will be using the parking;
(b) 
An estimate of the number of spaces needed to accommodate the proposed use(s);
(c) 
A summary and map of the proposed location and configuration of spaces (on-site, public lots, on-street, joint, shared, etc.);
(d) 
A market study and/or other supporting information and rationale behind the requested number of parking spaces; and
(e) 
An analysis of existing parking conditions in the surrounding area, to include a radius of at least 1,000 feet.
(4) 
The Planning Board may waive a parking demand analysis and the requirements thereof in whole or in part in accordance with § 140-40.4G.
B. 
Joint or shared parking and loading spaces.
(1) 
Where two or more uses are located on the same lot or located on separate lots, an applicant may propose the use of joint or shared parking and/or loading spaces.
(2) 
Such arrangements may be authorized by the Planning Board as part of development plan review, provided the following conditions are met:
(a) 
The parking area is located within 1,000 feet of the building(s) or use(s) it is intended to serve.
(b) 
The loading area is within 100 feet of the building(s) or use(s) it is intended to serve.
(c) 
The minimum number of spaces provided is at least that of the use with the greatest requirement or otherwise compliant with an approved parking demand analysis.
(d) 
It is proven that the uses have different peak hour demands, or the total demand at peak times is adequately served by the total number of spaces proposed.
(e) 
A joint or shared access agreement is executed documenting all uses and property owners. Such agreement shall be reflected in a deed, lease, contract, easement or other appropriate legal document.
(f) 
A maintenance agreement is executed documenting the responsibility of each user and/or property owner in the maintenance and upkeep of such parking and/or loading areas.
(3) 
Applicants seeking authorization of such arrangement shall submit written documentation justifying their requests, including:
(a) 
The names and addresses of the owner(s) and tenant(s) that will be using the parking and/or loading spaces.
(b) 
A description of the uses involved, including their minimum individual parking and/or loading requirements determined by this article.
(c) 
The location, design, and number of parking and/or loading spaces that are proposed, including the number to be shared and/or reserved for a certain use, where applicable.
(d) 
A parking demand analysis in accordance with Subsection A above to determine the appropriate sharing factor. To be approved, this analysis must show that the uses have differing peak parking or loading times or that users overlap in visiting more than one use during peak times and that the proposed spaces will be adequate for the anticipated demands of each use.
(e) 
The required access and maintenance agreements as outlined Subsection C(2).
(4) 
Joint or shared parking and loading areas shall provide for cross access with clearly delineated vehicular drive aisles. Separation of joint or shared parking areas by a wall, guard rail, or other structure preventing vehicular access shall be prohibited, unless otherwise approved by the Planning Board.
A. 
Bicycle parking.
(1) 
Bicycle parking may be required of all nonresidential development at a rate of at least 10% of vehicle parking requirements at the discretion of the Planning Board. A maximum of five bicycle parking spacings shall be required.
(2) 
This requirement shall not apply to properties within zoning districts where there are publicly provided or shared bicycle parking facilities within 1,000 feet of the use.
B. 
Pedestrian connectivity.
(1) 
Off-street parking areas of five or more spaces shall include a clearly identified pedestrian pathway from the parking spaces to building entrances and uses, on site.
(2) 
Pedestrian connections to the public sidewalk shall also be required, where applicable. See Figure 30.1.
FIGURE 30.1: Pedestrian Sidewalk Network
(3) 
Pedestrian paths shall be a minimum of six feet wide. Pedestrian paths shall be distinguished from the parking area by striping, grading or other protective device.
(4) 
Pedestrian paths shall be located so the pedestrian has a short and efficient walking route.
(5) 
Abutting land uses and buildings on a site shall be connected by a pedestrian path.
(6) 
Pedestrian paths connecting off-street parking spaces to a building or use entrance shall be provided at a ratio of one pedestrian path for every four parking rows or 140 feet of parking lot width, whichever is greater.
A. 
Access required. All off-street parking and loading spaces shall have direct access to a public street or alley.
B. 
Joint or shared access.
(1) 
To promote more efficient traffic flow and traffic safety and minimize the number of curbcuts, every effort shall be made to provide shared means of ingress and egress to developed and developing properties.
(2) 
Where deemed necessary and appropriate, the Planning Board may require the provision of shared access drives and/or cross-easement agreements for rear access lanes to adjacent properties which minimize curbcuts along the primary roadway. See Figure 30.2.
FIGURE 30.2: Vehicular Cross Access
C. 
Delineation. Access from streets to parking and loading areas shall be clearly defined. All curbcuts shall be delineated with raised curbing.
D. 
Driveway separation. No access driveway shall be located closer than 125 feet to the intersection of public streets or another driveway. This minimum separation may be increased or decreased with review body approval or where otherwise required by the Monroe County or New York State Departments of Transportation.
E. 
Driveway dimensions. The size and dimension of driveways shall conform to the standards indicated in the following table.
Land Use
Required Width
(ft)
Min
Max
Single-, two-, or multifamily, up to 4 units
12 ft
20 ft
Multifamily, over 4 units
20 ft
20 ft
Nonresidential, one-way access
12 ft
16 ft
Nonresidential, two-way access
20 ft
24 ft
F. 
Conformance with local and state regulations.
(1) 
All curbcuts and street openings shall conform to the requirements of Chapter 112 (Streets and Sidewalks) of the Town of Clarkson Code and the Town's Design and Construction Standards.
(2) 
All exit or entrance drives connecting a parking and loading spaces to the street shall be approved by the Town of Clarkson Superintendent of Highways, as well as the Monroe County and New York State Departments of Transportation, where involved.
(3) 
Reference should be made to the New York State Department of Transportation Access Management Guidelines and regulations to determine the most appropriate access management strategy, including shared access and spacing of curbcuts.
(4) 
All driveways, curbcuts, and street openings shall be in conformance with the Fire Code of New York State and all other applicable state regulations.