Brentwood City Zoning Code
ARTICLE IV
Off-Street Parking and Loading
Section 400.1470 Applicability.
[R.O. 2009 §25-276; Ord. No. 2739 §43-70.1, 5-20-1985; Ord. No. 5104, 9-18-2023]
For every use, activity or structure permitted by this Chapter and for all buildings or structures erected in accordance therewith, there shall be provided sufficient space for access and off-street standing, parking, circulation, unloading and loading of motor vehicles that may be expected to transport its occupants, whether as patrons, residents, customers, employees, guests or otherwise, to an establishment, activity or place of residence at any time under normal conditions for any purpose. When a use is authorized to expand or intensify, accessory off-street parking and loading shall be provided in accordance with the regulations herein for the area or capacity of such expansion.
Section 400.1480 Procedure.
[R.O. 2009 §25-277; Ord. No. 2739 §43-70.2, 5-20-1985]
Every building permit application for a new, enlarged or remodeled building, structure or use shall include therewith, as specified further in this Chapter, a parking site and landscape plan, drawn to scale and fully dimensioned, showing any off-street parking or loading facilities and related site improvements and landscaping.
Section 400.1490 Decreased Parking Demand.
[R.O. 2009 §25-278; Ord. No. 2739 §43-70.3, 5-20-1985]
When a building or structure undergoes a decrease in the number of dwelling units, gross floor area, seating capacity, number of employees or other unit of measurement specified hereinafter as a means for determining required off-street or loading facilities, or when the application of the standards herein would result in a requirement for fewer total off-street parking or loading spaces than are provided on the subject site, the available off-street parking and loading facilities may be so reduced accordingly, provided that existing off-street parking or loading facilities may be so decreased only when the parking or loading facilities remaining would at least equal or exceed the off-street parking or loading requirements resulting from application of the provisions of these standards to the entire building or structure as modified in use or capacity.
Section 400.1500 Floor Area.
[R.O. 2009 §25-279; Ord. No. 2739 §43-71.1, 5-20-1985; Ord. No. 4119 §1, 3-17-2008]
A.
The term "total floor area", as employed in this Article, shall mean the gross floor area (GFA) or the sum of the gross horizontal areas of the several stories of the building, including accessory buildings, measured from the exterior faces of the exterior walls or from the centerline of party walls and including garages, porches, utility rooms, stairways, recreation rooms and storage rooms, but excluding the open areas of multi-story atriums, unenclosed balconies and patios.
[Ord. No. 5104, 9-18-2023]
B.
The term "total floor area", as employed in this Article, shall mean the gross floor area (GFA) or the sum of the gross horizontal areas of the several stories of the building, including accessory buildings, measured from the exterior faces of the exterior walls or from the centerline of party walls and including garages, porches, utility rooms, stairways, recreation rooms and storage rooms, but excluding the open areas of multi-story atriums, unenclosed balconies and patios.
Section 400.1510 Use of Residential Parking Facilities.
[R.O. 2009 §25-280; Ord. No. 2739 §43-71.2, 5-20-1985; Ord. No. 3822 §4, 3-18-2002]
Facilities accessory to a residential use which are developed in any residential district in accordance with the requirements of this Article shall be used solely for the parking of passenger motor vehicles or commercial vehicles of not more than five (5) tons gross weight owned by occupants of the dwelling structures to which such facilities are accessory or by guests of such occupants. There shall be no more than two (2) vehicles per occupant of the premises of legal driving age permitted on such driveway or parking facility (see Section 365.070).
Section 400.1520 Repair, Service or Sales Use of Parking Facilities.
[R.O. 2009 §25-281; Ord. No. 2739 §43-71.3, 5-20-1985]
It shall be unlawful to utilize any required off-street parking or loading facilities for motor vehicle repair work, service, display or sales of any kind except as expressly permitted elsewhere in this Chapter.
Section 400.1530 Use of Required Parking as Commercial or Public Lot.
[R.O. 2009 §25-282; Ord. No. 2739 §43-71.4, 5-20-1985]
No area designated as a required parking area in connection with any designated building or use shall be operated as a commercial or public parking lot providing parking spaces for the general public or for the occupants, tenants, customers, clients or residents of any other use or activity for a fee or other compensation.
Section 400.1540 Ingress and Egress.
[R.O. 2009 §25-283; Ord. No. 2739 §43-71.5, 5-20-1985; Ord. No. 4172 §1, 3-24-2009]
All entrances and exits to parking and loading areas from a public right-of-way, except for those being provided for individual single-family residential lots, shall be subject to specific approval by the Board of Aldermen by site plan approval in accordance with Article II, Division 9 in order to ensure the smooth and safe circulation of vehicles to and from the public street system. In no event shall parking or loading spaces be provided in a manner requiring the backing out of vehicles into public right-of-way with the exception of driveways for individual single-family residential lots on local streets.
Section 400.1550 Location of Parking or Loading Space.
[R.O. 2009 §25-284; Ord. No. 2739 §43-71.6, 5-20-1985; Ord. No. 5104, 9-18-2023]
A.
All required off-street parking or loading spaces shall be provided on the same parcel of land occupied by the use or building to which it is appurtenant. Provided, however, that where there are, in the judgment of the Planning and Zoning Commission, practical difficulties in satisfying the requirement for parking space and/or if the public safety or convenience would be better served by another location, the Planning and Zoning Commission may recommend authorization of an alternate location for any portion of the required parking for a non-residential use which will adequately serve the public interest, subject to the following conditions:
1.
Required accessory off-street parking facilities may be provided elsewhere than on the lot on which the principal use served is located, provided that the property occupied as parking is in the same possession, either by deed, by easement or by long-term lease which has a term equal to or exceeding the projected life of the facility occupied by the principal use. The owner shall be bound by covenants filed on record in the office of the County Clerk, requiring the owners, heirs or assigns to maintain the required number of off-street parking spaces during the existence of such principal use.
2.
Pedestrian access shall be available within a walking distance of not more than three hundred (300) feet measured from the nearest point of public access to the building to the nearest part of the accessory parking area.
3.
Such separated parking space shall be usable without causing unreasonable traffic congestion, detriment to any residential neighborhood or hazard to pedestrians or vehicular traffic.
Section 400.1560 Zoning of Accessory Parking.
[R.O. 2009 §25-285; Ord. No. 2739 §43-71.7, 5-20-1985]
All accessory parking facilities, whether provided in fulfillment of or in excess of the requirements of this Article and whether located on the same or on a different lot from the principal use as provided in the preceding Section, shall be located on the property zoned within the same or a less restrictive zoning district as the principal use served by the parking.
Section 400.1570 Joint Parking Facilities.
[R.O. 2009 §25-286; Ord. No. 2739 §43-71.8, 5-20-1985; Ord. No. 5104, 9-18-2023]
A.
Off-street parking facilities for different buildings, structures or uses, or for mixed uses, may be provided and used collectively or jointly in any zoning district in which separate off-street parking facilities for each constituent use would be permitted, subject to the following provisions:
1.
The total number of spaces so located together is not less than the sum of the separate requirements for each use, unless an approved shared parking study proves to the satisfaction of the Board of Aldermen temporal differences in parking demand among the uses sharing the joint or collective parking allow for such a reduction in parking.
2.
A legally sufficient written agreement ensuring the perpetual joint usage of the common parking for the combination of uses or buildings is properly drawn and executed by the parties concerned, approved as to form and execution by the Board of Aldermen and City Attorney and filed with and made part of the application for a building permit.
3.
Up to fifty percent (50%) of the parking spaces required for a theater or other place of evening entertainment, for a church, for multi-family dwelling units or for a school may be provided and used jointly by banks, offices, retail stores, repair shops, service establishments and similar uses not normally open, used or operated during similar hours if specifically approved by the Board of Aldermen; provided, however, that written agreement ensuring the retention for such purpose should be properly drawn and executed by the parties concerned, approved as to form and execution by the Board of Aldermen and the City Attorney and should be filed and made part of the application for a building permit. Such approval may be rescinded by the Board of Aldermen of the City and additional parking shall be obtained by the owners if (at any time) the Board determines that such joint use is resulting in a public nuisance or otherwise adversely affecting the public health, safety or welfare.
Section 400.1580 Number of Parking and Loading Spaces Required.
Section 400.1590 Exemptions From Required Parking.
[R.O. 2009 §25-288; Ord. No. 2739 §43-71.10, 5-20-1985; Ord. No. 4074 §1, 6-18-2007; Ord. No. 4119 §1, 3-17-2008; Ord. No. 5104, 9-18-2023]
A.
The number of parking and loading spaces to be constructed may be less than the number of spaces required herein for the "PD" Planned Development Overlay District if the following conditions are met to the satisfaction of the Board of Aldermen after consideration and report by the Planning and Zoning Commission:
1.
Evidence is submitted firmly documenting that the special nature of the use, activity or building proposed requires less parking area or spaces than required by this Chapter for the same.
2.
The site plan submitted to the Planning and Zoning Commission in accordance with Article II, Division 6 or Article II, Division 9 indicates that the location and layout of that portion of the parking requirement designated not to be constructed can and will be constructed accordingly if the Board of Aldermen determines at any time that all or any portion of this parking is necessary in the interest of the public health, safety and welfare.
B.
In no event shall that portion of the required parking or loading which is so designated not to be constructed as provided herein be counted as open space or other non-paved area required by other provisions of this Chapter.
C.
The Board of Aldermen, after consideration and report by the Planning and Zoning Commission, may authorize a reduction to the minimum or an increase above the maximum as specified in Section 400.1600, Schedule of Required Parking, in the number of parking and loading spaces required by this Chapter after a study by a registered professional engineer experienced in traffic and parking studies and certified nationally as Professional Traffic Operations Engineer (PTOE) is conducted, when such study clearly demonstrates to the satisfaction of the Board of Aldermen that a modification is warranted for a specific project. Said study shall meet the latest guidelines and procedures as outlined in "Shared Parking" published by the Urban Land Institute (ULI). Prior to any change of use or occupancy, additional analysis may be required if the Director of Planning and Development determines that the reduced parking ratio is no longer satisfactory for the development.
D.
A total reduction of not more than twenty percent (20%) for developments less than two hundred thousand (200,000) square feet in gross floor area (GFA) under single ownership or management control, of the required off-street parking and loading spaces, where it has been demonstrated to the satisfaction of the Board of Aldermen by study of the combined uses and customary operation of the uses that adequate parking would be provided. The Board of Aldermen may authorize, after consideration and report by the by the Planning and Zoning Commission, a further reduction beyond twenty percent (20%) for developments greater than two hundred thousand (200,000) square feet of gross floor area (GFA) under single ownership or management control based on a similar approved study as above.
Section 400.1600 Schedule of Required Parking Spaces.
[R.O. 2009 §25-289; Ord. No. 2739 §§43-73, 43-73.1 — 43.73.6, 5-20-1985; Ord. No. 3033 §§11 — 12, 10-16-1989; Ord. No. 4119 §1, 3-17-2008; Ord. No. 4175 §1, 4-6-2009; Ord. No. 4885, 8-7-2019; Ord. No. 5104, 9-18-2023]
A.
Criteria For Number of Spaces. The following shall be the minimum number of accessory off-street parking spaces required for each land use, activity, building, or structure permitted by this Chapter. A maximum number of parking spaces provided for a use shall be limited to no more than one hundred and twenty (120%) of the minimum parking requirement. When the determination of the number of required off-street parking spaces results in a requirement of a fractional space, any fraction of one-half (½) space or less should be disregarded and any fraction over one-half (½) space shall count as one (1) space. Parking spaces required on the basis of building floor area shall apply to gross floor area as defined herein unless otherwise specified. Parking spaces required on an employee basis shall be based on the maximum number of employees on duty or residing, or both, on the premises at any one time, which would include any overlap of employees at a change of shift.
B.
Residential And Lodging Uses.
1.
Single-Family And Two-Family Dwellings And Town Houses For Sale On Lots Or Condominium Ownership. Two (2) parking spaces for each dwelling unit.
2.
Multiple-Family Dwellings Or Apartments. One and one-half (1.5) parking spaces for each dwelling unit. The allowable parking for multi-family, rental apartments designed for and exclusively occupied by individuals over the age of sixty (60) may be reduced to 0.85 parking space per unit at the specific approval of the Planning and Zoning Commission.
3.
Motels And Hotels. Nine tenths (0.9) parking space for each sleeping room. Additional spaces shall be provided for restaurants or places of assembly within the development as scheduled elsewhere.
4.
Nursing Home. One (1) parking space for every three (3) beds occupied at maximum capacity plus one (1) space for every vehicle used in the operation of the facility stored on site (such as limousines, buses and/or ambulance).
5.
Assisted Living. One (1) parking space for every two (2) beds occupied at maximum capacity plus one (1) space for every vehicle used in the operation of the facility stored on site (such as limousines, buses and/or ambulance).
C.
Retail And Service Uses.
1.
Indoor Retail Businesses. Four (4) parking spaces for each one thousand (1,000) square feet of gross floor area (GFA).
2.
Recreation Centers, Swimming Pools, Skating Rinks And Other Public Or Private Recreation And Amusement Facilities. One (1) parking space for every three (3) customers or patrons computed on the basis of maximum servicing capacity at any one (1) time, as determined by the requirements of the City including the Fire Code or Building Code as applicable, plus one (1) additional space for every two (2) persons regularly employed on the premises at a peak period of use.
3.
Bowling Alleys. Five (5) parking spaces per lane.
4.
Restaurants And Other Eating And Drinking Establishments:
a.
Without Drive-In Or Carry-Out Facilities. Sixteen (16) parking spaces for every, one thousand (1,000) square feet of gross floor area (GFA), including outdoor patio areas which provide seating for patrons (exclusive of outdoor waiting areas).
b.
Carry-Out, Drive-In Or Other Fast-Food Restaurant. Fourteen (14) parking spaces for every one thousand (1,000) square feet of gross floor area (GFA).
c.
Bar/Lounge/Night-Club. Sixteen (16) parking spaces for every, one thousand (1,000) square feet of gross floor area (GFA).
5.
Automobile Service Stations. One (1) parking space for each gas pump, three (3) spaces for each service bay or similar facility, four (4) spaces for one thousand (1,000) feet of gross floor area (GFA) associated with the sale of convenience items and one (1) space for every two (2) persons employed on the premises.
6.
Grocery Store Or Supermarket. Four and one-half (4.5) spaces per one thousand (1,000) square feet of gross floor area (GFA).
7.
Accessory Basement Storage Or Inventory Use. On-site parking shall be provided on the basis of one-half (½) space per one thousand (1,000) square feet of accessory basement space. (See Section 400.2100(A)(17)).
8.
Warehouse. Two (2) parking spaces for every three (3) employees.
9.
Banking Facilities. Four and one-half (4 ½) spaces for every one thousand (1,000) square feet of gross floor area (GFA) in addition to stacking space for three (3) vehicles for each drive-through window or ATM land plus the space at the window or ATM. Banks with headquarter facilities may utilize the office parking rates for the portion of the building dedicated to office space separate from the customer service lobby of the retail bank.
10.
Barber/Beauty Salon. Two and one-half (2½) spaces for every station staffed during the maximum shift. If station number is not known at time of application, then four hundred (400) square feet of the proposed building or tenant space per station may be used to calculate the expected number of stations.
11.
Dry Cleaning Or Laundry Facilities. Four (4) spaces per one thousand (1,000) square feet of gross floor area (GFA) used for the retail operation.
12.
Medical Marijuana.
Commercial Uses | |
|---|---|
Medical Marijuana Dispensary Facility | One (1) space per 300 square feet of retail plus one (1) space per 400 square feet of office |
Industrial Uses | |
|---|---|
Medical Marijuana Cultivation Facility | One (1) space per 5,000 square feet of growing, processing and/or testing area plus one (1) space per 400 square feet of office |
Medical Marijuana Testing Facility | |
Medical Marijuana-Infused Products Manufacturing Facility | |
D.
Offices.
1.
General offices. Three and one-half (3½) parking spaces per one thousand (1,000) square feet of gross floor area (GFA) for business, professional, governmental or institutional offices, but excluding medical offices.
2.
Medical or dental offices or clinics. Five (5) parking spaces per one thousand (1,000) square feet of gross floor area (GFA).
E.
(Reserved)
F.
Miscellaneous Uses.
1.
Libraries, museums, galleries and similar uses: Parking or storage space for all vehicles used directly in the operation of such establishment plus four (4) parking spaces for each one thousand (1,000) square feet of total floor area.
2.
Hospitals. Eighty-five one-hundredths (.85) space per employee on duty at any one (1) shift change or sixty-five one-hundredths (.65) space per full-time equivalent total employment, whichever is greater, and additional parking spaces shall be provided for visitors on the basis of six-tenths (.6) space per hospital bed.
3.
Pet care facilities. One (1) space for every four hundred (400) square feet of gross floor area (GFA).
Section 400.1610 Off-Street Loading Requirements.
[R.O. 2009 §25-290; Ord. No. 2739 §§43-74, 43-74.1 — 43-74.6, 5-20-1985]
A.
Adequate space shall be provided to accommodate the loading and unloading of trucks, tractors and trailers servicing any commercial or industrial or any large scale residential or institutional use. The standards required for the provisions of such spaces are described in this Section. Loading berth space which is utilized for the location of trash collection or compaction units shall be provided for and shall be in addition to the loading space requirements provided in Subsection (F) of this Section.
B.
Area Of Loading Berths Or Space. A required off-street loading berth or space shall be at least twelve (12) feet in width and at least thirty-five (35) feet in length, exclusive of aisle and maneuver space and shall have a vertical clearance of at least fourteen (14) feet.
C.
Access To Loading Area. Each required off-street loading space or berth shall be afforded appropriate means of vehicular access to a street, highway or alley in a manner which will least interfere with traffic movement.
D.
Surfacing. All open off-street loading shall be improved with a compacted select gravel base and surfaced with an all-weather dustless material, suitably designed for the intended use to a standard approved by the City Engineer.
E.
Screening. All loading berths or spaces and truck circulation which abut or are adjacent to a residential district shall be set back at least fifty (50) feet therefrom unless it is completely screened therefrom by building walls or a solid fence, wall or landscaping, or any combination thereof, not less than six (6) feet in height and set back at least fifteen (15) feet therefrom.
F.
Schedule Of Off-Street Loading Spaces.
1.
Offices and personal or community service establishments. One (1) loading space shall be provided for each such use, including schools, medical or dental clinics, auditoriums or clubs, etc., having greater than six thousand (6,000) square feet of gross floor space.
2.
Residential or housing uses. Any building or project containing more than fifty (50) apartment dwelling units shall provide one (1) loading berth for each two hundred (200) units or fraction thereof. No loading space is required for any building or project containing less than fifty (50) apartment dwelling units.
3.
Business or commercial uses. Every building or use of land consisting of over three thousand (3,000) square feet of gross floor area designed or adaptable for retail business purposes or warehouse, wholesale or manufacturing use shall be provided with loading space as follows:
Total Gross Floor Area | Number of Loading Spaces Required | |
|---|---|---|
Up to 15,000 square feet | 1 space | |
15,000 to 50,000 square feet | 2 spaces | |
50,000 to 100,000 square feet | 3 spaces | |
Each additional 100,000 square feet | 1 additional space |
4.
Other similar users. The Planning and Zoning Commission shall determine to which of the above categories of loading regulation any specific use, including designated conditional uses, shall belong or, determine other appropriate standards to be recommended to the Board of Aldermen for addition to this Section by amendment of this Chapter whenever the above regulations prove inapplicable.
Section 400.1670 Applicability.
[R.O. 2009 §25-301; Ord. No. 2739 §43-72, 5-20-1985]
The following design and maintenance standards shall apply to all accessory parking facilities and to all commercial or public parking facilities built as a primary land use.
Section 400.1680 General On-Site Circulation Design Standards.
[R.O. 2009 §25-302; Ord. No. 2739 §43-72.1, 5-20-1985]
A.
There shall be an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading space.
B.
Roads, pedestrian walks and open space shall be designed as integral parts of an overall site design. They shall be properly related to existing and proposed building and appropriate landscaping.
C.
Buildings, vehicular circulation and open spaces shall be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.
D.
Landscaped, paved and comfortably graded pedestrian walks shall be provided along the lines of the most intense use, particularly from building entrances to streets, parking areas and adjacent buildings.
E.
The materials used in the design of paving, lighting fixtures, retaining walls, fences, curbs and benches shall be of good appearance, easily maintained and indicative of their function.
F.
Ramps shall be provided giving access from parking areas to the building served for disabled persons utilizing wheelchairs.
Section 400.1690 General On-Site Parking and Loading Design Standards.
[R.O. 2009 §25-303; Ord. No. 2739 §43-72.2, 5-20-1985; Ord. No. 3033 §13, 10-16-1989]
A.
Parking facilities shall be landscaped and screened from public view to the extent necessary to eliminate unsightliness and monotony of large concentrations of parked cars.
B.
Parking facilities shall be designed with careful regard to orderly arrangement, topography, landscaping, ease of access and shall be developed as an integral part of an overall site design.
C.
Any above grade loading facility shall be screened from public view to the extent necessary to eliminate unsightliness.
D.
Parking spaces shall be specially designated for the parking of vehicles of disabled persons according to the following schedule. Such spaces shall be twelve (12) feet wide and located close to the building entry.
Total Parking Spaces in Lot Up to 100 | Accessible Parking Spaces Required 1 per each 25 spaces or fraction thereof | |
|---|---|---|
101 — 150 | 5 | |
151 — 200 | 6 | |
201 — 300 | 7 | |
301 — 400 | 8 | |
401 — 500 | 9 | |
501 and over | 2% of total parking spaces in lot |
Section 400.1700 Size of Parking Spaces.
[R.O. 2009 §25-304; Ord. No. 2739 §43-72.3, 5-20-1985; Ord. No. 3033 §14, 10-16-1989]
A.
The following schedule of parking space and layout standards shall apply to all parking facilities provided in the City in accordance with this Article:
Angle of Parking Row to Driveway Aisle (degrees) | |||||
|---|---|---|---|---|---|
30 | 45 | 60 | 90 | ||
One-way | One-way | One-way | One- or two-way | ||
Depth of parking row | 17 | 20 | 20 | 18 | |
Width of parking space | 9 | 9 | 9 | 9 | |
Width of aisle | 11 | 13 | 18 | 23 | |
Parallel parking spaces shall be at least twenty-three (23) feet in length and eight (8) feet in width. |
B.
Upon approval of the Planning and Zoning Commission, up to thirty percent (30%) of the required parking spaces may be smaller than provided in the preceding Section for those uses of a site or lot which have little turnover and are typically occupied all day or overnight, such as for offices or apartments. Approved small car spaces shall be grouped and clearly marked for small car use, rather than being scattered simply to solve layout difficulties. Such small car spaces may be provided in the following manner:
Small Car Spaces | Angle of Parking Row to Driveway Aisle (degrees) | ||||
30 | 45 | 60 | 90 | ||
One-way | One-way | One-way | One-way or two-way | ||
Depth of parking row in feet | 15 | 18 | 18 | 16 | |
Width of parking space in feet | 8 | 8 | 8 | 8 | |
Width of aisle in feet | 11 | 13 | 18 | 23 | |
C.
The Planning and Zoning Commission may approve the use of continuous curbs as wheel stops and thus measure the size of parking spaces to be two (2) feet less in length than otherwise required. In such instances the parking layout should allow for the vehicle to overhang the curb by two (2) feet and such overhang area must be clear of all obstructions such as signs, trees, etc., and may not be regarded as required landscape area or pedestrian circulation space.
Section 400.1710 Parking Surface, Drainage and Maintenance.
[R.O. 2009 §25-305; Ord. No. 2739 §43-72.4, 5-20-1985; Ord. No. 3822 §5, 3-18-2002]
All open off-street parking areas shall be improved with a compacted base surfaced with an approved (by the Building Department, see Section 365.070) all-weather, dustless, load-bearing material suitably designed for the intended use. Parking and loading facilities shall be provided with adequate storm water drainage facilities to prevent damage or inconvenience to abutting property and/or public streets and alleys. Parking and loading areas shall be maintained in a clean, orderly and dust-free condition at the expense of the owner or lessee. The detention of storm water runoff shall be subject to further regulations in accordance with Article V, Division 7.
Section 400.1715 Marking.
[R.O. 2009 §25-306; Ord. No. 2739 §43-72.5, 5-20-1985]
All parking spaces shall be marked by durable painted lines at least four (4) inches wide and extending the length of the space or by curbs or other means to indicate individual spaces. Signs or markers located on the surface within a parking lot shall be used as necessary to ensure efficient and safe traffic operation of the lot.
Section 400.1720 Lighting.
[R.O. 2009 §25-307; Ord. No. 2739 §43-72.6, 5-20-1985]
Lighting shall be provided to illuminate any off-street parking or loading spaces to be used at night in accordance with Section 400.1880. If provided, the lighting shall be arranged and installed to deflect, shade and focus lights away from adjacent properties. The height, type, spacing and degree of cutoff of a light standard may be further regulated by the City Engineer in relation to specific site conditions or types of development.
Section 400.1730 Screening and Landscaping.
[R.O. 2009 §25-308; Ord. No. 2739 §43-72.7, 5-20-1985]
A.
All parking and loading areas shall be properly screened and landscaped as set forth in this Division. It is the purpose and intent of this Article to require adequate protection for contiguous property against undesirable effects from the creation and operation of parking or loading areas and to protect and preserve the appearance and character of the surrounding neighborhoods and of the City through the screening effects and aesthetic qualities of such landscaping.
1.
The landscaping shall include, to the extent necessary to further the intent of this Section, shrubs, bushes, hedges, trees, decorative walls or fencing as set forth below.
2.
The frontage along the entire parking or loading area adjacent to any public or private street shall be landscaped and protected so as to separate and screen any parking area from the adjacent streets, including the provision of deciduous, hardwood street trees at not more than thirty-five (35) feet on center located either within the right-of-way, if approved by the appropriate public agency, or parallel to the right-of-way on the subject property.
3.
When off-street parking or loading areas and other areas zoned for any use except single-family and two-family residential districts are located adjacent to a residential district or to any lot upon which there is a dwelling as a permitted use, there shall be provided along the lot line a continuous, solid fence or a masonry wall to a height adequate to prevent the direct light from motor vehicle headlights being cast on adjacent residential units but with a minimum height of four (4) feet and not more than eight (8) feet except that the height of such fence or wall shall not exceed three and one-half (3½) feet within fifteen (15) feet of the public right-of-way.
4.
In addition to any landscaped front, back or side yard areas required by this or any other Section, a minimum of ten (10) square feet of interior landscaped area shall be provided within the parking lot for each parking space. The landscaping shall be in one (1) or more areas so as to minimize and reduce the apparent size of parking areas.
5.
All interior landscaped areas provided in accordance with the preceding paragraph shall be raised and curbed and shall have a minimum area of fifty (50) square feet and a minimum width of five (5) feet. Each separate interior landscaped area shall include at least one (1) deciduous shade tree of a type and size required by this Article and there shall be a minimum of two (2) trees, within and up to, every one hundred (100) linear feet of parking for each parking row. Such trees shall be spaced evenly wherever possible and the ends of parking rows abutting a circulation aisle shall be defined by interior landscaped areas whenever feasible.
6.
Deciduous shade trees shall have a minimum caliper of three (3) inches in the trunk measured one (1) foot above the ground with a clear trunk of at least five (5) feet where provided for screening, buffering or aesthetic effect. Evergreen trees shall be a minimum of six (6) feet in height at planting. All trees shall be properly planted and staked. The number of such trees shall be determined by the application of the above mentioned landscape standards; provided however, that in no instance shall there be less than two (2) such trees in conjunction with the development of any parking facility or lot.
7.
No landscaped hedge shall be less than two (2) feet in height and three (3) feet in spread; however, no hedge, wall or berm shall exceed three (3) feet in height within ten (10) feet of any driveway opening. The individual plants used in the development of such a hedge shall be placed so as to be not more than twenty-four (24) inches on center.
8.
The use of earth sculpting or berms shall be encouraged, provided these are designed in an area of enough size so as to avoid erosion, drainage or maintenance problems.
9.
Interior planting bed areas which are used for the planting of trees, or which are used for landscaping treatment generally, may be treated with either grass and/or other types of ground cover or open spaced pavers on a sand and gravel base located beneath and surrounding trees and shrubs.
10.
All landscaping shall be permanently maintained in good condition with at least the same quality and quantity of landscaping as initially approved. In order to present a healthy, neat and orderly appearance, landscaped areas shall be provided with adequate irrigation for the maintenance of grass, shrubs, ground covering and other landscaping by utilizing a sprinkler system, home bibs and/or such other method of providing water.
11.
A perimeter landscaped buffer strip shall be provided and maintained at a width of not less than five (5) feet between a parking lot or driveway and the abutting property line at a side or rear yard. The landscaped strip shall be at least ten (10) feet in width along any front or side property line abutting a public or private street. Other, more restrictive standards for yards or buffering shall govern where required by this Chapter.
12.
All landscaped areas in parking areas or adjacent to parking or loading areas, or that can be encroached upon by a motor vehicle, shall be provided with an adequate, permanent curb as approved by the City Engineer to restrict the destruction of the landscaped areas by vehicles. Adequate scuppers and/or weep holes shall be provided through the curbing to permit drainage.
Section 400.1740 Number of Entrances and Exits to Parking Lots.
[R.O. 2009 §25-309; Ord. No. 2739 §43-72.8, 5-20-1985]
The Planning and Zoning Commission shall recommend to the Board of Aldermen as stipulated in Section 400.1540 the location and width of the entrance to and exits from every parking lot. There shall be not more than one (1) entrance and one (1) exit or one (1) combined entrance and exit along any street unless same is deemed necessary by the Commission for the alleviation of traffic congestion and interference of traffic movement along such street.
Section 400.1750 Signs.
[R.O. 2009 §25-310; Ord. No. 2739 §43-72.9, 5-20-1985]
Parking direction and regulation signs may be provided in accordance with Chapter 410 showing the ownership of any parking lot and the permitted use thereof. If the lot is so operated that a charge is made for the use of the parking facilities, the rates for parking shall be legibly shown upon the parking regulation sign.
Section 400.1760 Attendant Shelter.
[R.O. 2009 §25-311; Ord. No. 2739 §43-72.10, 5-20-1985]
A shelter for the use of a parking lot attendant may be maintained on the lot provided the location, construction and design of same shall be first approved by the Board of Aldermen.
Section 400.1770 Maintenance.
[R.O. 2009 §25-312; Ord. No. 2739 §43-72.11, 5-20-1985]
Any persons operating or owning a parking lot shall keep it free, as may be practical, of dust and loose particles and shall promptly remove the snow and ice from the surface of the parking lot. Such persons shall also keep all adjacent sidewalks free from dirt, ice, sleet and snow and shall keep the sidewalks in a safe condition for use by pedestrians. All signs, markers or any other methods used to indicate direction of traffic movement and location of parking spaces shall be maintained in a neat and legible condition. Likewise any walls, landscaping, including trees and shrubbery, as well as surfacing and curbing of the parking lot shall be maintained in good condition throughout its use for parking purposes and the Board of Aldermen shall have the authority to prohibit the use of the area for parking purposes unless and until proper maintenance, repair or rehabilitation is completed, including the replacement of any landscaping material which may die from time to time, or the failure of the landscape irrigation or surface drainage system within the parking area.