19850827 1985-24ORDINANCE NO. 1985-24
AN ORDINANCE AMENDING AND REORDAINING CHAPTER 26 OF THE CODE
OF THE CITY OF FAIRFAX, VIRGINIA, PERTAINING TO OFF-STREET
PARKING AND LOADING OF MOTOR VEHICLES AND THE DESIGN OF
OFF-STREET PARKING AND LOADING AREAS
"DIVISION 6. OFF STREET PARKING AND LOADING"
26-39 APPLICABILITY
In each district, exceDt P-D Planned Development and C-P-D Commercial
Planned Develovment, with every land use hereafter established or enlarged
sufficient space shall be provided and maintained for the off-street movement,
loading, disvlav and parking of motor vehicles in accordance with the
require ments estahlished here in.
26-39.1 GENERAL PROVISIONS
All required off-street motor vehicle movement, loading and parking areas
(hereafter referred to as parking areas) shall be maintained for said use for
as long as the principal use for which such spaces have been established
shall remain.
The requirements set forth in this Division shall aDlvlv to all parking areas
provided, regardless of whether said area is required Darkin~ or additional
parking above the minimum required, but shall not include storage lots
appurtenant to motor vehicle sales, rental and leasing establishments.
Off-street parking shall be provided on the same parcel of land with the
use to which it is aDDurtenant except as provided for in Sections ~_6-39.3
and 26-39.7.
Except for parking areas required for single-family detached and semi-
detached dwellings, sufficient access and maneuvering sDace shall be
provided to Detroit the parking and removal of the required number of
vehicles without moving other parked vehicles.
Parking areas shall be used for the oarkin~, disolav and maneuverinff of
motor vehicles. Parking areas shall not be used for repair of vehicles
exceDt for emergency re,airs.
No off-street loading area shall be used to satisfy the space required for
any off-street oarking facilities.
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The Council or Board of Zonin~ Appeals may impose Darkin~ and loading
requirements in excess of those established in this Division as a condition
to the grant of a special use permit, special exception, or variance under
th is Chad ter.
H. Nonconforming uses, structures and sites:
Any land use, structure or site which does not comDl¥ with all
applicable requirements of this Division shall become nonconforming
UDOn the effective date of this Division.
No individual use which is nonconforming with resDect to this
Division shall be chan~ed in any manner which would increase off-
street Darking requirements unless and until the requirements of this
Division are satisfied With respect to the number of parking spaces
required for the or. Dosed increase in use. If the number of sr~aces
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required for the proposed use exceeds the number of spaces required
for the existing use under the provisions of this Division bv more
than thirW percent (30%~, then the entire site shall comply with all
applicable provisions of this Division.
No structure or site which is nonconforming with respect to this
Division shall be altered in any manner which would enable the
structure or site to accommodate any increase in business capacity
unless and until the requirements of this Division are satisfied with
respect to such alteration and increase in capacity. However, if the
aggregate increase in the ~ross floor area of the structure should
exceed thirty percent (30%) of the existing ~ross floor area, or if the
business capacity should otherwise be increased by more than thirty
percent (30%~, then the entire site shall comply with all applicable
provisions of this Division.
26-39.2 REOUIRED IMPROVEMENTS
Each parcel of land hereafter used as a private or public parking area other than
required parking for single-family detached and semi-detached dwellings, shall
be designed so as not to detract from the surroundin~ area, shall be provided
with safe and convenient access to a street, shall incorporate a functionally
efficient circulation scheme, and shall be improved in accordance with the
followin~ requirements:
PAVING: Each such parking area shall be paved with durable, hard-
surfaced treatment meeting the approval of the Director of Public Works;
Df.vid,d, however, that alternative surfacin~ treatment may be used if the
Director of Public Works determines that such surfacin~ will adequately
serve the proposed use and enhance aesthetic and functional
characteristics of the site.
CURBS AND DELINEATION: Fixed and permanent concrete curbs at least
six (6~ inches in height, or other permanent protective barrier approved by
the Director of Public Works, shall be installed within each parkin~ area to
delineate the entrances, perimeters, and landscaped areas located
therein. In addition to such curbs, wheel stops shall be provided, where
necessary, to prevent vehicles from hitting fences, walls or plant
materials. Each parkin~ and loadin~ space shall be delineated with curb or
pavement marking.
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SEPARATION FROM STRUCTURES: Driving lanes located immediately
adjacent to structures shall be separated from such structure by a
sidewalk, landscaned strip, or combination thereof not less than four (~
feet in width, provided that there need he no separation between a driving
lane and a drive-in window. XVhere parking spaces are contiguous to a
structure, such landscaped strip or sidewalk shall be not less than six (6)
feet in width.
ENTRANCE DESIGN: Parking area entrancewavs shall not exceed thirty
(30~ feet in width measured at the street line unless excepted by the
Director of Public Works to facilitate improved access to the site. All
other requirements established by the Virginia Department of Highways
and Transportation relative to entrance design, construction, and location
shall apply unless excepted by the Director of Public Works.
E. LANDSCAPING:
1. Perimeter requirements where parking is adjacent to right-of-way:
Each off-street parking area which is adjacent to a public
rizht-of-way shall be separated from such right-of-way by a
landscaped strip of not less than the width of the required
building restriction area for the zoning district within which
said parking area is located. Such strip shall be provided with a
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suitable ground cover and an earten berm or compact
everKreen hedKe not less than thirty (30) inches hiKh, and
mulched with an approved mulch to a del)th of at least four (8)
inches; provided, however, that an alternate vlantinK scheme
alii)roved by the Director of Public Works may be used in lieu
of an ever,.reen hedge.
Each off-street parkin~ area for twenty (20) or more vehicles
which is adjacent to a public right-of-way shall be provided
with, in addition to those requirements established in Section
26-39.2 E (la), one (1) deciduous tree not less than ten (10) feet
in height and not less than two and one-half (2 1/2) inches in
caliper measured six (6) inches above the ground level, for
every five hundred (500) square feet of required landscaped
strio.
Perimeter requirements where parking is not adjacent to public
right-of-way:
Off-street parking areas not adjacent to public rights-of-way shall be
separated from the property line by a landscaped strio of not less
than the width of the required setback for the zoning district within
which such oarking area is located, or twelve (12) feet in width,
whichever is less, provided that a minimum of five (5) feet in width
shall be provided. Structured parking which is above finish grade
shall comply with minimum building setback requirements. Such
strip shall be planted with at least one (1) deciduous tree for every
two hundred (200) square feet of required landscaped strip meeting
the dimensional requirements established in section 26-39.2 E (lb).
Where this requirement conflicts with the orovisions of Section 26-
28(h) applicable to screenin~ between residential and commercial
vrooertv, Section 26-2~(h) shall prevail and additional landsca.~ing
shall not be required at that location.
The above provisions notwithstanding, no more than one (1) deciduous
tree for every thirty (30) linear feet of landscaoed strip shall be
required.
Interior landscaoin~ requirements:
Parking areas containing twenty (20) or more oarkin~ spaces shall
include:
For every twelve (12) parking spaces l)rovided, one (II planting
island of not less than nine (9) feet by eighteen fig) feet shall
be provided. Where the calculation of planting island
requirements results in a fraction of an island, the number of
planting islands required shall be construed to be the next
highest integer. Not more than twelve (12) parking spaces shall
be located consecutively without an intermittent plantin~
island. Within residential townhouse developments, these
requirements are superseded by Section 26-39.8 B (lb).
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Each planting island shall be landscar)ed with a deciduous tree
which meets the dimensional requirements established in
Section 26-39.2 E (lb). The type and location of landscavin¢
shall be approved by the Director of Public Works.
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Shrubs and ~round cover shall be planted in each olantinK island
in such a manner as to Rive full coverage to the area without
crowding, and shall be placed to complement tree landscapinR.
Landscapin~ material shall be located within plantin~ islands in
a manner which will protect the vlants from automobile
bumpers and allow for the mature size of the species.
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26-39.3
5. Encroachment upon landscaped strip:
Such landscaped strip shall not be encroached upon bv parkin)z and
driving surfaces except that driving lanes may traverse such strip in
a perpendicular manner to provide the necessary in~ress and e~ress
to the parking area. In addition, no part of any motor vehicle shall
overhang over any required landscaped strip.
Existing trees:
Develo0ers are encouraged to retain existing mature trees which
exist on-site prior to develooment, pursuant to Article II, Division 10
of this Chapter entitled "Trees". Existing trees preserved in a
healthy state and meeting dimensional requirements established
herein shall be credited toward landscapin~ requirements.
Where other provisions of this Chapter dictate landscaoing or soatial
requirements different from those contained above, the more
stringent requirements shall prevail unless otherwise noted.
LIGHTING:
Lighting within parkin~ areas shall be directed in such a manner as not to
produce glare on adiacent property, or streets. No lightin~ fixture shall
exceed fifteen (15~ feet in height within or immediately adiacent to any
residential district, nor shall any li,~htin[ fixture exceed thirty (30~ feet in
height elsewhere. No lightinff fixture shall be located within any required
plantin[ island.
MAINTENANCE= Parking area improvements including landscaped areas
and pavement shall be continually maintained to ensure adequate safety,
as well as functional and aesthetic characteristics. Landscaped areas shall
be maintained in a healthy, thrivin~ and attactive condition. Landscaoin~
materials shall be re~laced, where necessary, and kept free of refuse and
debris. The property, owner shall be resoonsible for the maintenance of
parkin~ areas.
OFF-STREET PARKING IN THE OLD AND HISTORIC DISTRICT
With the Old and Historic District (as described in Section 26-19g) off-street
oarking may be provided in a permitted commercial parking facility or facilities
located on other off-street prooerty as follows:
Both the princioal use and the commercial oarking facility must be located
within the Old and Historic District.
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The owner of the princioal use shall have the right to reserve a certain
number of oarking spaces within the commercial parkin~ facility, and such
reservation shall be for a term of not less than twenW-five years at the
time of aoolication for credit to the Zonin~ Adminstrator.
The owner of the principal use shall execute and acknowledge a certificate
setting forth the number of oarking spaces subject to such reservation, the
number of maces previously dedicated to other uses with the addresses of
such uses, the number of soaces which the owner dedicates to the ~rincipal
use in question, and the address of the principal use, which certificate
shall be filed in the office of the Zoning Administrator to~ether with a
certificate executed and acknowledged by the owner of the commercial
parkinz facility settin~ forth the address of the commercial Darking
facility, total number of parking spaces in such faciliw, the number
allocated to public use, and the number subject to reservations as
aforesaid, and to whom, for what term, and in what number such
reservations are allocated.
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Upon the proper filin~ of such certificates, if the commercial oarkin~
facility otherwise complies with the applicable provisions of the Code, the
Zonin~ Administrator shall credit the number of parkin~ spaces dedicated
to the pricipal use toward the off-street parkin~ requirements of the
orincipal use and shall annotate the certificate of occupancy to reflect
such credit.
Any certificate of occupancy issued pursuant to such a credit shall be
conditional upon the continued reservation of such oarkin~ spaces
dedicated to the principal use. If the reservation lapses, expires, or for
qanv other reason terminates, the certificate of occupancy issued Dursuant
thereto shall be subject to suspension by the Zonin~ Adminstrator if the
required off-street Darkin~ is not otherwise orovided on site, pursuant to
this section, or pursuant to Secion 26-39.7.
NothinR in this section shall be deemed to prohibit the owner of the
commercial parkin¢ facility from imposinR a fee upon the users of parkin~
spaces in the facility, in such amounts and upon such terms as the owner
and the users may aRree, whether or not such spaces are subiect to a
reservation as aforesaid; nor shall this section be deemed to require that a
particular parkin¢ soace be assigned to any reservation, provided that the
total number of reservations does not exceed the number of ~arkin~ spaces
which are not otherwise set aside for use exclusively by the ~eneral public.
Acceptance of any reservation for credit as off-street Darkin~ shall not
obligate the City to enforce the provisions of such reservation, nor shall it
render the City liable for any damages, iniurv or loss resultin~ from the
imr>lementation of the various provisions of such reservation.
REOUIRED OFF-STREET PARKING AREA
COMPUTATION OF REOUIRED AREA:
Gross floor area shall be used to compute that required off-street
Darkin~ area which is based upon floor area. Parkin~ spaces required
on an employee basis shall be based on the anticipated maximum
number of employees on the premises at any one time. Parkin~
spaces based on seatin~ capacity where fixed seats are not used shall
be determined by computin~ the maximum number of temporary
seats which can be accommodated in the assembly area. A seatin~
svace on bleacher or bench seatin~ shall be construed to he two (2~
feet in width.
Where the calculation of Darkin~ area requirements results in a
fraction of a s~ace, the number of Darkin~ s~aces required shall be
construed to be the next highest integer.
Where the required number of oarkin~ spaces is not set forth for a
specific use, and where no applicable ~eneral type of use is listed,
the Zonin~ Administrator shall determine the number of parkin~
spaces required based on a specified use with the most similar
parking, character istics.
The minimum varkin~ required for multiple uses situated within the
same structure or otherwise located on the same lot shall be the sum
of the spaces required for each individual use, except as provided for
in Section 26-39.7.
The minimum dimensions of spaces and aisles within oarkin~ areas
shall be in accordance with the followin~ minimum standards:
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DRIVE-IN ESTABLISHMENT
DRIVE-IN WINDOW
STACKING SPACE
(10'x 20' min.)
STACKING LANE
a b c d e
Parking Stall Curb Stall Depth Stall Depth
Angle Width* Length to Curb to Interlock
f
Aisle Width
1-Way/2-Way
45° 9' 12.7' 19.0' 16.0'
60° 9' 10.4' 20.0' 17.5'
90° 9' 9.0' 18.0' 18.0'
12'/18'
16'/20'
23'/23'
* 8.5' min. where parking space is adjacent and parallel to
a landscaped island.
** This dimension may be reduced by as much as 1.5' where the
Director of Public Works determines that additional overhang
has been provided.
REOUIRED PARKING SPACES:
Off-street st)aces shall be provided tn accordance with the followin~
minimum standards:
1. Residential/Related Uses
Dwelling, single-family detached and semi-detached (duplex):
Two (2/ spaces Der unit, provided that one (D space Der unit
shall have convenient access to a street.
Dwelling, single-family attached (Townhouse/: Two (21 soaces
Der unit, olus one ill additional space for each three (31 units.
Required parking shall be located in parking areas adjacent to
the unit for which it is required, or located entirely within a
separate common parking lot. No more than thirty (30t oarking
soaces shall be located in such lot; orovided, however, that one
(D oarkin~ area for uo to fifty i50t Darkin~ soaces may be
Drovided for each five (5! acres of gross area in the townbouse
develoDment. No common oarking area shall be located closer
than twenty-five (251 feet from another such parking area. No
more than ten (101 oarkin~ soaces shall be located consecutively
without a landscaoed island at least ten (101 feet in width
sevaratin~ such svaces.
c. Dwelling, multi-family:
Two (2/ spaces Der unit.
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d. Rooming, Boarding and Lodging House:
One (1) space for each sleeping room.
Community Facilities and Places of Assembly
a. Auditorium, theater, gymnasium, arena, convention hall:
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One (D space for each three (3) seats.
Church, temple, synagogue or similar olace of worship:
One (D space for each four (4-) seats in the Drincioal place of
worshio; provided that the number of sl~aces required on-site
may be reduced by the Director of Public Works by as much as
fifty percent (50%) to the extent that parking sDaces have been
made available on a long-term basis by oermission of the owner
on a public or commercial oarking lot located within 500 feet
of the place of worshir~.
Commercial Swimming Pool:
One (D space for every four (4) persons lawfully permitted in
the Pool at one time, olus one (D space per employee.
Community Swimming Pool:
One (D sl~ace for every seven (7) oersons lawfully permitted in
the ~ool at one time, Dlus one (D space Der employee.
Golf Course:
Five (5) sDaces for each hole of the main course.
Community tennis, handball or racquet court:
Four (¢) soaces for each court.
Private club, lodge and similar facility:
One (1) space for every three (3) members; or one (II sl~ace for
every four hundred (t~00) square feet of floor area in meeting
rooms; or five (5) sDaces for each golf hole, whichever is
greater.
Day care center, nursery school:
One (D space for each employee, plus one (II drop-off space for
each five (5) children the facility is designed to accommodate,
Dlus loading and stacking sl>aces for each bus used, Dlus one
parking space for each vehicle to be retained on the site;
provided, however that any such use operated within a
residence in a residential district and accommodating five
or fewer children shall only be required to provide one (D space
for each staff person, in which case .parking for the residence
may be counted toward required parking.
Elementary and Intermediate School:
Based on a review by the Zoning Administrator of each
oroDosal including such factors as the occupancy load of all
classroom facilities, auditoriums, athletic fields and stadiums,
the number of buses, proposed SDecial education programs,
student/teacher ratios, and the availability of areas On the site
1985-24
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which can be used for auxiliary parking in times of peak
demand; but in no instance shall less than one (1) space for each
faculty and staff member and other full-time employee plus
four (~) visitor spaces be provided.
High School:
Based on a review by the Zonin~ Administrator of each
proposal including such factors as the occupancy load of all
classroom facilities, auditoriums, athletic fields and stadiums,
proposed special education programs, student-teacher ratios,
and the availability of areas on the site which can he used for
auxiliary parking in times of peak demand; but in no instance
shall be less than one (B space for each eight (8) students based
on design caDaciW; plus one (1) space Der faculty and staff
member and other full-time employee, plus one (1) space for
(.10) seats of auditorium or public assembly facility be provided.
College, university and similar facility:
Based on a review by the Zoninz Administrator of each
proposal including such factors as the occupancy load of all
classroom facilities, auditoriums, athletic fields and stadiums,
and the availability of parking in times of peak demand.
Hospital, nursing home, convalescent home, emergency medical
clinic, and similar facility:
One (1) space for every two (2) beds, plus one and one-half
(1 1/2) spaces for each emergency room examination table or
bed, plus one (1) space for each doctor and staff person.
m. Library, museum and similar cultural facility:
One (1) space for every two hundred fifty (250) square feet of
gross floor area, but in no case shall less than ten (10) spaces be
required.
COMMERCIAL AND RELATED USES
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Automobile service station/gasoline sales:
Two (2) spaces for each service bay, rack or similar facility,
plus one (1) space for each employee, plus additional spaces as
required herein for auxiliary uses; but in no case shall less than
ten (10) spaces be provided.
Automobile repair service:
One (B space for every two hundred fifty (250) square feet of
gross floor area, plus two (2) spaces for each service bay, DIps
one (B space for each employee.
Automobile laundry/car wash:
Automatic: Twenty (20) standing spaces per wash bay,
plus one (B space for each employee.
ii.
Self-serve: Five (5~ standing spaces Der wash bay, plus
one (1) t~arking soace for each bay for the purpose of
drying, plus one (B sDace for each employee.
Bowling alley:
Four (A~) sDaces for each alley, plus additional required spaces
for each ancillary snack bar.
1985-24
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Convenience store:
One (1) space for every one hundred twenty-five (125) square
feet of gross floor area.
Financial institution:
One (1) space for every two hundred fifty (250) square feet of
gross floor area, plus sufficient area for eight (8) stacking
spaces for the first of any drive-in windows plus three (3)
stacking spaces for each additional window.
Furniture, carpet or appliance store:
One (1) space for every four hundred (t+00) square feet of gross
floor area, plus one (1) space for each employee.
Funeral home or mortuary:
One (1) space for every four (~) seats in the main chapel or
parlor, plus one (1) space for every two {2) employees, but in no
instance shall less than twenty (20) spaces be provided.
Hotel, motel, motor lodge:
One (0 space for each sleeping room, plus one (1) space for
every three hundred fifty (350) square feet of floor area used
for meetings, plus additional space for ancillary uses as
required.
Medical or dental office or clinic:
One (1) space for every one hundred fifty (150) square feet of
gross floor area, or four (~) spaces for each examination or
treatment room plus one (1) additional space for each individual
working at the facility, whichever is greater.
Motor vehicle sales, lease and rental:
One (1) space for every vehicle displayed for sales, lease or
rental, plus one (1) space for every five hundred (500) square
feet of enclosed display floor area, plus one (1) space for every
2500 square feet of open sales/rental display lot area, plus two
(2) spaces for each service bay, plus one (1) space for every two
hundred fifty (250) square feet of gross floor area for office or
garage.
Office or office building:
One (1) space for every two hundred fifty (250) square feet of
gross floor area.
Photography studio, dry cleaner, beauty parlor, other personal
service establishment:
One (1) space for every two hundred (200) square feet of gross
floor area, provided that no less than three (3) spaces shall be
provided.
Restaurant:
i. Restaurant:
One (1) space for every four (#) seats, plus one (1) space for
each employee, provided that in no case shall less than one
space for every one hundred (100) square feet of gross floor
area be provided.
1985-24
ii. Restaurant with dancing or entertainment:
One (11 space for every four f4) seats, plus one fl) space for
each employee. Additional parking spaces shall be Drovided
based on the following formula: total number of seats
subtracted from the occupancy load, then multiplied by 0.5. In
no case, however, shall less than one fl) space for every
seventy-five (751 square feet of floor area be provided.
iii. Fast food restaurant:
One fl) space for every three f31 seats, plus one ill space for
each employee, provided that in no case shall less than one
space for every seventh-five (75) square feet of .ross floor
area be provided. In addition, fifteen f151 stackin~ spaces shall
be provided for the drive-in window.
iv. Refreshment area or restaurant as a subordinate use:
One (Il space for every eight (gl seats, plus one (11 space for
each restaurant worker or employee, provided that in no case
shall less than one fl) space for every two hundred (200) square
feet of gross floor area be provided.
o. Retail sales establishment other than those listed heretofore:
One (1) sDace for every two hundred (?00/ square feet of gross
floor area.
p. Veterinary clinic/animal hospital:
Two (21 spaces for every treatment room Drovided that in no
case shall less than five ¢5) spaces be provided.
INDUSTRIAL AND RELATED USES:
a. Mini-storaRe warehouse:
One (1) space for every seven (7) storage units, plus two (2)
spaces for the manager's office.
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Wholesale, warehousine, distribution and other industrial and
related use:
One (1) space for every five hundred (500/ square feet of gross
floor area, or two f2) spaces for every three (3) employees,
whichever is ~reater, plus one fl) space for every three hundred
(300) square feet of office and sales space, plus one fll space
for each vehicle to be retained on the premises.
26-39J OFF-STREET LOADING
A. GENERAL PROVISIONS for off-street loading.
All required off-street loading areas shall be located on the same lot
as the use served.
Loading areas shall be designed and constructed in a manner which
will facilitate efficient traffic flow and not impede the circulation
of vehicles in any off-street parkin~ or drivin¢ area.
All off-street loading areas shall be provided with safe and
convenient access to a street.
1985-24 -Il-
All off-street loadin~ areas shall be designed and constructed to
accommodate the larRest vehicles likely to service the use on a
frequent and regular basis, but in no case shall loadin.R spaces be less
than twelve (12) feet in width and twenty-five (~5) feet in lenRth.
Such desiRn shall be approved by the Director of Public Works.
B. REQUIRED LOADING SPACES
Off-street loadin~ st>aces shall be provided for each use in not less than
the amounts set forth below for every buildin¢, or buildin~ ~rouv where
more than one buildin~ is developed as part of a unified project, or
addition thereto, and for each use of land hereafter established:
Personal service establishment, repair service establishment.
One (Il space for the first 10,000 square feet of floor area, plus one
(B space for each additional '~0,000 square feet or major fraction
thereof.
2. Retail, restaurant:
One (B space for the first 10,000 square feet of floor area, plus one
(Il space for each additional 15,000 square feet or maior fraction
thereof.
3. Hotel, motel, commercial recreation facility:
One (1) space for the first 10,000 square feet of floor area plus one (1)
space for each additional 100,000 square feet or major fraction
thereof.
Office:
One (Il space for the first 10,000 square feet of floor area, Dlus one
(Il space for each additional ~0,000 square feet or maior fraction
thereof.
Warehousing, manufacturing, heavy equipment and motor vehicle
sales, rental and service establishment:
One (B space for the first 5,000 square feet of floor area, vlus one (B
space for each additional 30,000 square feet or major fraction
thereof.
6. Wholesale establishment:
One (Il space for the first 10,000 square feet of floor area, plus one
(B sl~ace for each additional 30,000 square feet or major fraction
thereof.
26-39.6 PARKING STRUCTURES
Landsca~inq shall be provided in all yards pursuant to l~erimeter
landscapinu[ requirements. Provided, however, that where the location of
such structure with respect to the pror>ertv boundary and adjacent
structures will substantially inhibit the Rrowth of deciduous trees required
by Section 26-39.2 E (2), such trees shall be located alon~ another
perimeter of the site in a manner apr>roved by the Director of Public
Works.
Internal landscaping requirements shall not avon where covered
structured r>arking is proposed.
Where uncovered structured r>arking is Droops.d, if the varkin~
surface is at ~rade or ur> to five (5! feet above grade measured from
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1985-24
the highest level of grade adjacent to the structure, then internal
landscaping requirements shall apply; provided, however, that the
develoDer may substitute olant materials such as smaller trees or
shrubs for the trees required in planting islands by Section 26-39P_ E
(4))) upon the approval of the type and size of olant material by the
Director of Public Works.
Internal landscaping requirements shall not avon where uncovered
structured parking surface is proposed greater than five (5) feet
above ~rade.
ADproDriate screening in the form of a wall or landscaoin~ shall be
established to provide a complete, year-round buffer of exposed motor
vehicles from adjacent property and rights-of-way. Anv such landscaped
buffer shall be a minimum of five (5~ feet in width.
All Darkin~ structures shall have such desi~n and character as not to
detract from the value and general harmony of design of buildings existing
in the surrounding ares.
Parking structures shall not be designed and located in such a manner as to
produce undue noise, friar,, smoke or odor which may affect any
residential district.
26-39.7 SPECIAL EXCEPTIONS
The City Council may, by special exception, modify the oarking area
requirements contained in this Division in accordance with the limitations set
forth below. Such special exception shall be issued subject to such conditions
deemed necessary by City Council to insure compatibility with surroundin~ land
uses and conditions. Special exceptions shall be granted pursuant to the
procedures and limitations established for special use permits set forth in
Section 26-103. At the time of application for a special exception, the applicant
shall submit a preliminary development Dian providing all information pertinent
to the application.
A. Shopping center and mixed use development:
Off-street Darking spaces in such development may be reduced by UD
to twenty (?_0) oercent of the sum of the total off-street parking
requirements of the various uses comouted seoaratelv. The City
Council shall first make the finding, however, that the development
meets the following requisites:
The uses within such development shall be of such a nature that
major parking demands occur on different days of the week or
during different hours and, because of alternative parking
demands, parking spaces will be ~enerallv available for each
use in accordance with the normally applicable standards.
Any reduction in required parking will not imoair the adequate
supply of liRht or air to adjacent property or unreasonably
increase the congestion on public streets, endanger the oublic
safety, diminish or impair established Droperty values in the
surrounding area, or in any other respect impair the health,
safety, comfort and welfare of the inhabitants of the City.
Requests for reduction in required Darking may be granted in whole,
in Dart, or denied bv the Council after considering the
aforementioned requisites.
Any reduction of required parkin~ granted under the provisions of
this Section shall not reduce the landscaoinff requirements applicable
to parking lots, which shall be based on the total parking area
requirement prior to any parking reduction granted by sDecial
exception.
1985-24 -13-
Ce
Any reduction of required parking granted under the provisions of
this Division shall remain effective only so long as the total parking
requirements apl~licable to all uses within the development do not
exceed those planned at the time of ~ranting the reduction. Any
increase in total off-street parking required by this Division whether
by virtue of change of use or increase in building capacity shall
invalidate the special exception.
Parkin~ on Separate Lot:
Where practical difficulties would unreasonably restrict the provision of
any or all required parking on the same lot as the principal use, or if the
public safety or public convenience would be better served by the
placement of the parking area on another lot, then the City Council may
grant a special exception authorizing off-site parking provided that:
Such parking area shall be located on property upon which the right
to said use is established by ownership, easement or similar recorded
covenant or agreement, the form and content of which shall be
approved by the City Attorney to ensure the availability of such
spaces for so lon~ as the use shall exist.
Such parking area shall be located on property possessing the same or
greater intensity zoning district designation as the principal use.
Such parking area shall be located no farther than five hundred (500)
feet from the principal building entrance and shall be accessible by a
public sidewalk or other improved pedestrian accesswa¥. The right
of said use of such accesswav, if not a public sidewalk, shall be as
established above.
Such parking area shall be conveniently usable without causin~
unreasonable:
a. hazard to pedestrian and vehicular traffic;
b. traffic congestion; or
c. interference with safe and convenient access to other parking.
Signa~e shall be provided at such parking location identifying the
facility which it serves. No parking space thus provided shall be
counted toward the required parking for any other business or use.
This subsection (26-39.7 (B)) shall not apply to parkin~ facilities
provided in the Old and Historic District under the provisions of
Section 26-39.3.
Modifications or waivers in general:
Modifications or waiver from the other terms of this Division may be
granted by Council by special exception in accordance with the procedures
and standards established above. Such modification or waiver shall be not
granted, however, until the applicant has clearly demonstrated that the
request:
Will not result in increased traffic congestion or otherwise
negatively impact existing traffic flow or oedestrian and vehicular
safety; and
Will not be contrary to the objectives specified in the Comprehensive
Plan; and
3. Will permit the reasonable use of the subject l~ropertv; and
1985-24
Will not adversely impact adjacent property or the surrounding
area.
BE IT FURTHER ORDAINED that Article II, Division 9, Sec. 26-58
pertaining to off-street parking requirements for schools be and hereby is
deleted in its entirety.
BE IT FURTHER ORDAINED that Section 26-~ be and it hereby is
amended by deleting the existing definition of "off-street parking space"
and substitutin~ the following:
"Off-Street Parking Space: A delineated area for the Darking of a
motor vehicle havin~ the minimum dimensions of nine (,9) feet by
eighteen (,18) feet and directly accessible to an aisle from which
motor vehicles enter and leave; provided, however, that parking for
single-family detached and semi-detached residences need not be
directly accessible to an aisle."
BE IT FURTHER ORDAINED that Section ?.6-4 be and it herebv is
amended by incoroorating the following definitions of "loading area" and
"parking structure":
"Loading Area: Off-street space which includes loading spaces and
appurtenant maneuvering aisles, designed in accordance with the
~rovisions of Section 26-39.5, for the loading or unloading of ~oods."
"Parkin~ Structure: A combination of materials utilizing walls or
columns for support to form a construction to be used for the parking
or loadin~ of motor vehicles either above or below ~rade."
This ordinance shall be effective immediately upon its bein~ signed by the
M ay or.
Planning Commission Hearing: August ~6~ 1985
City Council Hearing: August 27~ 1985
Adopted: August 27~ 1985
ATTEST:
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