The off-street parking and loading regulations of this title are intended to:

(1) provide accessible, attractive, secure, and well-maintained off-street parking and loading areas; and

(2) increase public safety by reducing congestion of public streets;

(3) encourage the use of alternative modes of transportation where appropriate; and

(4) ensure that parking requirements are tailored to maintain pedestrian environments and sensitive to the urban fabric of the City.

(a) Other than for motor vehicles, bicycles.

All off-street parking spaces may only be used for the parking of motor vehicles and bicycles.

(b) Vehicle repair or service.

No motor vehicle repair work or service of any kind, except emergency repair service, is permitted in any off-street parking space.

(a) In general.

The total number of required loading and bicycle spaces is based on the requirements for the use of the lot. However, if a lot contains more than 1 use, the number of required spaces is the sum of the separate requirements for each use. All required facilities must be completed before occupancy of the structure.

(b) Computation standards.

(1) In computing the number of loading or bicycle spaces required by this title, the following standards of computation apply.

(2) A fraction of less than one-half may be disregarded, and a fraction of one-half or more is counted as 1 loading space.

(3) In places of assembly in which patrons or spectators occupy benches, pews or similar seating facilities, each 24 inches of the seating facility is counted as 1 seat for the purpose of determining the requirement for off-street loading and bicycle spaces. Floor area of a prayer hall is counted as one 1 seat per marked prayer mat space or, if prayer mat spaces are not marked, 1 seat for every 5 square feet in the prayer hall.

(4) Except as otherwise specified, loading or bicycle spaces required on an employee basis is based on the maximum number of employees normally present on the premises at any one time. If the determination of the number of parking spaces is based on the number of employees, the owner and the manager are each counted as an employee.

With the exception of single-family, detached and semi-detached, dwellings and rowhouse dwellings, in all off-street parking facilities where parking is provided for employees, visitors, or both, accessible parking spaces must be provided. The accessible parking spaces shall be in accordance with the applicable requirements of the Maryland Accessibility Code, as set forth in COMAR 09.12.53, and all other governing codes and applicable laws. These spaces must comply with the design standards in the Maryland Accessibility Code. These spaces must be identified by a sign and pavement markings indicating parking for the disabled only.

(a) In general.

In no case may off-street parking be provided in excess of the limits set in Table 16-204 of this Code, except:

(1) detached and semi-detached dwelling to which no maximum applies; and

(2) a structure or land that has changed to a new use, if:

(i) prior to the change in use, the structure or land had existing off-street parking spaces that would exceed the maximum set for the property’s new use; and

(ii) no further off-street parking is added following the change in use.

(b) Off-street facilities.

Nothing in this Title prevents the voluntary establishment of additional off-street parking or loading facilities. All regulations governing the location, design, and control of these facilities shall be in accordance with this title.

(a) In general.

Site plan review is required before any construction or alteration of or addition to any off-street parking facility of 5 or more parking spaces or the construction of a new loading berth.

(b) "Construction, alteration, or addition" described.

(1) Inclusions.

For purposes of this section, construction, alteration, or addition includes all paving of previously unpaved surfaces, replacement of pavement with new binder and surface courses, construction of curbing, installation of new parking lot landscaping, and similar activities.

(2) Exclusions.

Construction, alteration, or addition does not include maintenance activities such as replacement of existing landscaping, repair of existing curbing, repairs, sealing, re-striping (with no design or layout changes), or placement of surface course pavement over previously paved areas.

Bicycle parking and loading facilities required by this title shall be completed before issuance of a use permit for the use these facilities serve.

(a) On-site of use or structure served.

Unless otherwise permitted by this title, all off-street parking facilities must be located on the same lot as the use or structure served.

(b) Yard and building line restrictions.

(1) Residential districts.

In all detached and semi-detached zoning districts identified in § 6-203 {“Detached and Semi-detached Residential Districts”} and in the R-5, R-6, R-7, and R-8 zoning districts, off-street parking is prohibited in the required front or corner yard and forward of the front building line.

(2) Commercial districts.

In the C-1, C-1-E, C-1-VC, and C-2 Districts, off-street parking is prohibited in front of the front building line.

(c) Off-site facilities.

(1) Off-street parking facilities may be located off-site if:

(i) the parking facilities are located in a zoning district where this parking is permitted or allowed as a conditional use;

(ii) the land on which the off-site parking facilities are located is within 600 feet of the lot line of the use or structure served; and

(iii) the off-site parking facilities are on a lot possessed by the record titleholder of the lot occupied by the structure or use to be served by the parking facilities.

(2) For the purposes of this subsection, possession of the facilities may be by either:

(i) deed; or

(ii) 20-year or longer recorded deed restriction.

(3) The location of the off-site parking facilities and the term and contents of the deed or deed restriction permitting the owner of the use or structure served to use the off-site facilities are subject to the approval of the Zoning Administrator. The deed or deed restriction must be recorded in the Land Records of Baltimore City, binding the owner of that lot and the owner's heirs and assigns to maintain the required number of parking spaces for the duration of the use served or the term of the deed or deed restriction, whichever first terminates.

(d) Valet service.

Notwithstanding the restrictions of subsections (a), (b), and (c) of this section, a use may utilize a valet service in accordance with City Code Article 31, Subtitle 14 {"Valet Parking"}. However, the off-site parking facility must provide the required number of spaces. The use must certify that valet service will be used and that the required number of spaces has been provided.

Off-street parking spaces must either be designed:

(1) in accordance with Table 16-402: Off-Street Parking Dimensions; or

(2) as reviewed by the Site Plan Review Committee and approved by the Director of Planning.

(a) In general.

(1) Parking space connection to aisle or driveway.

Each off-street space must open directly onto an aisle or driveway wide enough to provide adequate means of vehicular access to the parking space.

(2) Least interference with other vehicles.

All off-street parking facilities must provide appropriate means of vehicular access in a manner that least interferes with traffic movement and in a way that permits vehicles to enter or leave the parking spaces without having to move any other vehicle.

(b) Access to be from street, alley, driveway, or easement.

All off-street parking facilities must have vehicular access from a street, an alley at least 10 feet wide, a driveway, or cross-access easement connection.

(c) When access from alley required.

In the residential and commercial districts, if off-street parking areas can be accessed from an alley at least 15 feet wide, access from the alley is required and new curb cuts along the public right-of-way are prohibited.

(d) One-way traffic aisles as in Table.

Within off-street parking facilities, one-way traffic aisles must either be designed:

(1) in accordance with Table 16-402{: Off-Street Parking Dimensions}; or

(2) as reviewed by the Site Plan Review Committee and approved by the Director of Planning.

(a) Conformance with DoT Book of Standards.

The design of every driveway with access onto a City-owned roadway must conform to the City Department of Transportation's Book of Standards.

(b) Distance from side lot line.

(1) Driveways must be located at least 1 foot from the side lot line.

(2) However, a residential driveway may be located on the lot line if it physically abuts a driveway on the adjoining lot. This location will only be allowed if agreed to by the owners of each lot and that agreement is recorded as a shared driveway easement on each survey plat.

(a) Permit required.

(1) Curb cuts for driveways require a curb-cut permit from the Department of Transportation, subject to review by the Department of Planning.

(2) No person may construct, widen, remove, or alter any driveway or curb cut without a permit issued by the Department of Transportation.

(b) Considerations.

(1) For residential-, commercial-, and industrial-zoned properties, curb cuts will be considered for the following situations:

(i) for access to parking garages (principal use);

(ii) for access to parking lots with more than 5 parking spaces;

(iii) for dwelling units without rear or side access, where no on-street parking is allowed along the front lot line;

(iv) for dwelling units that are capable of securing side street access to a garage or parking space; and

(v) in cases where the proposed private parking will provide a net gain over the displaced amount of on-street parking.

(2) Existing curb cuts or abandoned curb cuts do not guarantee approval for reuse unless there is an existing permit. In addition, existing curb cuts lawfully established in the immediate vicinity do not guarantee approval of any given request.

(3) The City reserves the right to deny a curb cut request regardless of the availability or unavailability of side and rear access.

(a) Number required.

Every drive-through facility shall provide at least 4 stacking spaces per bay or lane, unless otherwise required by this Code.

(b) Standards.

Stacking spaces provided for drive-through uses must:

(1) be at least 9 feet wide, as measured from the outermost point of any service window to the edge of the drive aisle, and at least 18 feet long;

(2) be placed in a single line behind the drive-through facility;

(3) be located so that, when in use, they do not obstruct ingress or egress to the site and do not obstruct access to required parking or loading spaces;

(4) begin behind the vehicle parked at a last point of service, such as a window or car wash bay; and

(5) comply with any additional standards in § 14-311 {"Drive-through facilities"}.

(a) In general.

Unless otherwise permitted by this title or in subsections (b) or (c) of this section, parking spaces must be surfaced and maintained with a dustless all-weather material in accordance with the Baltimore City Building Code.

(b) Parallel paved wheel strips.

For single-family detached and semi-detached dwellings, a parking space may consist of 2 parallel paved parking strips, each of which is at least 18 inches wide and at least 18 feet long.

(c) Semi-pervious materials.

For single-family detached, semi-detached, and rowhouse dwellings, driveways may be constructed of semi-pervious materials, such as grass-crete, pervious pavers, and gravel.

(a) Multi-space area.

Off-street parking areas of 5 or more spaces must delineate the parking spaces with paint or other permanent materials, which must be maintained in clearly visible condition.

(b) Accessible parking spaces.

Accessible parking spaces must be identified with the appropriate sign and must be visible at all times of the year.

Wheel stops or curbing must be provided to prevent vehicles from damaging or encroaching on an adjacent parking or loading space, sidewalk, landscaped area, or parking lot island, fence, wall, or building. Curbing must be at least 6 inches in height, in accordance with Building Code§ 3116.5 {"Curbs or bumpers"}.

Parking lot lighting must comply with § 15-505 {"Exterior lighting"} of this Code. Illumination of an off-street parking area must be arranged so as to deflect light away from adjacent properties and streets.

(a) Circulation between sites encouraged.

Adjacent commercial uses that possess dedicated parking areas are encouraged to provide a cross-access drive to allow circulation between sites. For new commercial and office uses, a system of joint-use driveways and cross-access easements is encouraged where feasible. Commercial property owners are encouraged to pursue cross-access with neighboring property owners when site plan review is requested. If cross-access will be provided, the Zoning Administrator may require that the property owner provide proof that adjacent property owners have been contacted in writing regarding the provision of cross-access.

(b) Design requirements.

Joint-use driveways and cross-access easements shall incorporate the following:

(1) a minimum width of 24 feet to ensure 2-way travel aisles to accommodate automobiles, service vehicles and loading vehicles;

(2) bump-outs and other design features to make it visually obvious that the abutting properties are tied together; and

(3) a unified access and circulation plan for coordinated or shared-parking areas.

(c) Easement requirements.

Property owners who establish cross-access easements under this section shall:

(1) record an easement that allows cross-access to and from properties served by the joint-use driveways and cross-access easement;

(2) record an easement to the effect that remaining access rights along the roadway will be dedicated to the City, and that any pre-existing driveways will be closed and eliminated after construction of the joint-use driveway; and

(3) record a joint maintenance agreement that defines the maintenance responsibilities of each property owner.

(a) Space size.

(1) In general.

Except as provided in paragraph (2) of this subsection, required bicycle spaces must be at least 2 feet wide by 6 feet long, with a minimum overhead vertical clearance of 7 feet 6 inches.

(2) Exceptions.

Approved bike lockers and other enclosures may be shorter than the dimensions described in paragraph (1) of this subsection.

(b) Bicycles only.

All bicycle parking spaces required by this title must be used solely for the parking of bicycles.

(c) Required signage.

If required bicycle parking facilities are not visible from the street, signs must be posted to indicate their location. These signs must comply with Title 17 {"Signs"} of this Code.

(d) Paving, draining, and lighting.

Areas used for required bicycle parking must be paved and drained to be reasonably free of mud, dust, and standing water, and must be well-lighted.

(e) Parking convenience and security.

Bicycle parking must be designed so that bicycles may be securely locked without undue inconvenience and will be reasonably safeguarded from intentional or accidental damage.

(f) Parking at ground level or by accessible elevator.

Bicycle parking must be provided at ground level unless an elevator is easily accessible to an approved bicycle storage area.

(g) Minimal interference with pedestrians.

Bicycle parking must be positioned so as to minimize interference with pedestrian movements.

(h) Lockers.

If required bicycle parking is provided in lockers, the lockers must be:

(1) lockable;.

(2) capable of fully enclosing the bicycle;

(3) securely anchored;

(4) constructed from a strong, weather-resistant, and low- to no-maintenance material;

(5) clearly labeled as bicycle parking;

(6) constructed with doors that open at least 90 degrees to allow easy loading and unloading;

(7) posted with information about how to use bicycle lockers (user-provided locks, leasing, sign-up system, smart cards, etc.) on or near the lockers; and

(8) if the lockers are stacked on top of each other, equipped with a wheel guide tray or other mechanism to assist the user with lifting the bicycle.

(i) Floor racks.

(1) Required bicycle parking may be provided in floor racks.

(2) Wall and ceiling rack designs are subject to the approval of the Director of Planning as part of site plan review as follows:

(i) in no case of new construction of a building may more than 50% of the required bicycle parking spaces be provided as wall or ceiling racks; and

(ii) in no case of building rehabilitation or adaptive reuse of a building may more than 75% of the required bicycle parking spaces be provided as wall or ceiling racks.

(3) If required bicycle parking is provided in racks, the racks must meet the following standards:

(i) the bicycle frame and 1 wheel must be lockable to the rack with a high security, U-shaped shackle lock if both wheels are left on the bicycle;

(ii) a bicycle 6-feet long can be securely held with its frame supported so that the bicycle cannot be pushed or fall in a manner that will damage the bicycle in any way;

(iii) the racks must support a bicycle in at least 2 places, preventing it from falling over; and

(iv) the racks must be solidly constructed, resistant to rust and corrosion, d resistant to hammers and saws, and anchored so that they cannot be easily removed.

(j) Parking and maneuvering areas.

Bicycle parking and maneuvering areas for bicycling parking must meet the following standards:

(1) each required bicycle parking space must be accessible without moving another bicycle;

(2) there must be an aisle at least 5 feet wide behind all required bicycle parking to allow room for bicycle maneuvering; and

(3) if the parking area adjoins a sidewalk, the maneuvering area may extend into the right-of-way.

(k) Covered parking.

(1) Covered bicycle parking may be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.

(2) If required bicycle parking is to be covered and is not within a building or locker, the cover must be:

(i) permanent;

(ii) designed to protect the bicycle from rainfall; and

(iii) at least 7 feet and 6 inches above the floor or ground.

(l) Allocation of short- and long-term spaces.

All required bicycle parking spaces must be made available to the public as follows:

(1) required short-term bicycle parking spaces must be available for shoppers, customers, messengers, and other visitors to the site;

(2) required long-term bicycle parking spaces must be available for employees, students, residents, commuters, and others who remain at the site for several hours.

(m) Standard design.

Bicycle parking spaces must be designed in accordance with Table 16-701: Bicycle Parking Dimensions.

(n) Alternate designs.

Alternate designs for bicycle parking may be approved by the Director of Planning as part of site plan review.

(a) In general.

(1) All required bicycle spaces must be located on the same lot as the use served.

(2) However, required bicycle spaces may be constructed in the public right-of-way, subject to obtaining a minor privilege permit.

(b) Dwellings, dormitories, etc.

(1) Required long-term bicycle parking for residents of dwellings, dormitories, fraternities, or sororities must be provided in garages, storage rooms and other resident-accessible, indoor, secure areas.

(2) Space within dwelling units or on balconies may not be counted toward satisfying bicycle parking requirements.

Short-term bicycle parking must be:

(1) outside a building;

(2) at the same grade as the sidewalk or at a location that can be reached by an accessible route; and

(3) within the following distances of the main entrance:

(i) for a building with 1 main entrance, the bicycle parking must be within 50 feet of that entrance, as measured along the most direct pedestrian access route;

(ii) for a building with more than 1 main entrance, the bicycle parking must be along all facades with a main entrance, and within 50 feet of at least 1 main entrance on each facade that has a main entrance, as measured along the most direct pedestrian access route;

(iii) for a site that has more than 1 primary building, but is not an institutional campus, the bicycle parking must be within 50 feet of a main entrance, as measured along the most direct pedestrian access route and distributed to serve all primary buildings; and

(iv) on an institutional campus with more than 1 building or main entrance, the bicycle parking must be either:

(A) within 50 feet of a main entrance, as measured along the most direct pedestrian access route; and

(B) if the short-term bicycle parking is more than 50 feet from a main entrance, it must be in a common bicycle parking location along a pedestrian access route.

(a) In general.

Long-term bicycle parking must be:

(1) located:

(i) on the site; or

(ii) in an area where the closest point is within 300 feet of the site;

(2) located either at ground level, on the ground floor of a building, or easily accessible by elevator;

(3) covered;

(4) in at least 1 of the following locations, to provide security:

(i) in a locked room; or

(ii) in an area that is enclosed by a fence, either 8 feet high or from floor to ceiling, with a locked gate; and

(5) provided as outlined in (4) of this subsection, except in certain conditions of public assembly, such as for stadiums and arenas, the Director of Planning and the Site Plan Review Committee may approve at least 1 of the following in place of those requirements in paragraph (4) of this subsection:

(i) within view of an attendant or security guard;

(ii) in an area that is monitored by a security camera; and

(iii) in an area that is visible from employee work areas.

(b) Certain additional standards.

In instances where more than 9 long-term bicycle parking spaces are required, a minimum of 10% of the total spaces must:

(1) be dedicated as cargo, family, or adaptive bicycle parking; and

(2) adhere to the following additional standards:

(i) the spaces must be floor-mounted;

(ii) each space must have an electric outlet for bicycle charging; and

(iii) each space must have a minimum dimension of 4 feet wide by 9 feet long.

(a) In general.

(1) Bicycle parking spaces must be provided as indicated in Table 16-705: Required Bicycle Spaces.

(2) No bicycle parking is required for uses not listed in Table 16-705.

(3) Structures under 2,500 square feet in gross floor area are exempt from bicycle parking requirements.

(b) Minimum spaces.

In all cases where only 1 of either or both a long-term or short-term bicycle parking space would be required by a Table 16-705 calculation, a minimum of 2 long-term or short-term spaces, as the case may be, must be provided.

(c) Reduction after 1st 50 spaces.

After the first 50 bicycle parking spaces are provided, additional bicycle parking spaces required are at one-half of the space-per-unit listed.

(d) Partial deferral of spaces.

If the expected need for bicycle parking for a particular use is uncertain due to unknown or unusual operating characteristics of the use, the Director of Planning may authorize the deferral of up to 50% of the bicycle parking spaces. Land area required for deferred bicycle parking spaces must be maintained in reserve.

(a) In general.

The following restrictions apply to the storage or parking of commercial vehicles on private property that is zoned for residential use.

(b) Vehicles permitted to park overnight.

Only standard-sized, passenger vehicles including, but not limited to, automobiles, passenger size livery vehicles, vans, sports utility vehicles (SUVs), and pick-up trucks are permitted to be stored or parked outdoors overnight on private property that is zoned for residential use.

(c) Vehicle prohibited from parking overnight.

All other commercial vehicles including, but not limited to, semi-truck tractor units, with or without attached trailers, commercial trailers, buses, limousines (excluding passenger size livery vehicles), tow trucks, or construction vehicles, are prohibited from being stored or parked outside overnight on private property that is zoned for residential use.

(a) In general.

The parking or storage of recreational vehicles or similar camping equipment must meet the following conditions.

(b) Parking or storing on private property zoned for residential use.

(1) In general.

No recreational vehicle or trailer licensed to transport recreational vehicles or equipment may be parked or stored on private property that is zoned for residential use unless it is parked or stored:

(i) in a fully enclosed structure, not including a temporary storage tent; or

(ii) on a paved surface:

(A) in the rear yard of the lot; and

(B) at least 3 feet from the side and rear lot lines.

(2) Exception.

This subsection does not apply to recreational vehicles offered for sale in an approved outdoor sales and display area of a recreational vehicle dealership.

(c) Use as dwelling, etc., prohibited.

(1) No recreational vehicle may be used for living, sleeping, or housekeeping purposes.

(2) No recreational vehicle may have fixed connections to electricity, water, gas, or sanitary sewer facilities.

(d) Maintenance and current registration required.

All recreational vehicles must be maintained in mobile condition. No recreational vehicle may be parked or stored in a manner that creates a dangerous or unsafe condition on the lot where parked or stored. Parking or storage in a way that the recreational vehicle, whether loaded or not, might tip or roll is considered a dangerous and unsafe condition. The recreational vehicle equipment must be kept in good repair and carry a current year's license and registration.

(a) Definitions.

(1) In general.

In this section, the following terms have the meanings indicated.

(2) Derelict vehicle.

"Derelict vehicle" means a vehicle that exhibits a defect, damage, or deterioration sufficient to preclude proper operation on the highway.

(3) Unlicensed vehicle.

"Unlicensed vehicle" means:

(i) an unregistered vehicle; or

(ii) a vehicle on which current registration tags are not displayed.

(b) Prohibited use.

Outdoor storage or maintenance of abandoned, derelict, or unlicensed vehicles is prohibited in all districts.

(a) Location.

All off-street loading spaces must be located on the same lot as the building or use served. No off-street loading space may project into a public right-of-way. No off-street loading space may be located in a front yard.

(b) Dimensions.

(1) All required off-street loading spaces must be at least 12 feet wide and 35 feet long, exclusive of aisle and maneuvering space, and must have a vertical clearance of at least 14 feet. However, a larger loading space may be required through site plan review.

(2) All structures that, on June 5, 2017, maintain loading spaces that do not comply with the dimensions required by this section are considered to be legally conforming in terms of loading space dimensions. If new loading spaces are constructed, those spaces must match the dimensions of the existing loading spaces rather than those of this section.

(c) Surfacing.

All off-street loading spaces must be paved with a durable, all-weather material, such as concrete or asphalt. Semi-pervious materials may also be used, subject to the approval of the Department of Transportation and verification that the materials can support the weight of vehicles and their loads.

(d) Drainage and maintenance.

(1) Off-street loading facilities must be drained to eliminate standing water and prevent damage to adjoining property or public streets.

(2) Off-street loading areas must be maintained in a clean, orderly, and dust-free condition.

(e) Access control and signage.

Each off-street loading space must be designed with adequate means of vehicular access to a street that is at least 15 feet wide in a manner that will minimize interference with traffic movement.

(f) Lighting.

Loading facility lighting must be in accordance with § 15-505 {"Exterior lighting"} of this Code. Illumination of an off-street loading facility must be arranged so as to deflect the direct rays of light away from adjacent properties and streets.

(g) Landscaping and screening.

All loading facilities must be landscaped and screened from public view in accordance with the requirements of the Baltimore City Landscape Manual.

(a) When required.

(1) Off-street loading spaces must be provided in accordance with Table 16-902: Off-Street Loading Requirements for a building, structure, or use that requires the receipt or distribution of materials or merchandise by trucks or other vehicles.

(2) In the case of multi-tenant buildings or mixed-use developments, required loading spaces are calculated on the basis of each individual tenant. For example, if only 1 commercial tenant of a multi-tenant building is over 10,000 square feet, only one 1 loading space is required; if all tenants are 10,000 square feet or less, no loading is required.

(b) Maximum requirement.

In no case is a structure required to provide more than 5 loading spaces.

(c) Preexisting structures exempt.

All structures that were constructed before June 5, 2017, without on-site loading spaces are considered to be legally conforming in terms of loading space requirements. No new loading spaces are required to be constructed.