Cannon Township City Zoning Code
ARTICLE 27
Off-Street Parking and Loading
§ 450-27.01 Purpose.
A.
The purpose of this article is to regulate the parking, loading and access of motor vehicles in all zoning districts. Such regulations are intended to assure that adequate motor vehicle off-street parking and access to off-street parking areas are provided at safe and convenient locations, and to assure that off-street parking areas are designed, constructed and used in a manner consistent with safe and convenient motor vehicle access, circulation and parking.
B.
In support of these purposes, this article includes provisions on the location of off-street parking areas and the design and construction thereof; minimum standards for the size of parking spaces, aisles and driveways; required minimum numbers of off-street parking spaces for various permitted land uses; provisions for the design, location and size of off-street areas for the loading of motor vehicles; and other provisions intended to promote the public health, safety and convenience in the use of the streets and vehicle parking areas within the Township.
§ 450-27.02 Applicability.
A.
Off-street parking areas and spaces and off-street loading areas and spaces shall be provided in all zoning districts as required by the terms of this article.
B.
Required off-street parking areas and spaces and required off-street loading areas and spaces shall be established and available for use at the time any principal building or principal structure is erected, enlarged, or increased in size or capacity, or at the time land uses are established, in accordance with the terms of this article.
C.
No parking area or space or loading area or space which exists at the time of adoption of this article shall thereafter be eliminated or reduced in any manner so as not to be in compliance with the requirements of this article.
§ 450-27.03 Location of off-street parking areas.
A.
For all residential land uses, the required off-street parking spaces shall be located on the same lot or parcel as the dwelling or dwelling units served.
B.
For all other land uses, the required parking spaces shall be located on the same lot or parcel or on lots or parcels under the same ownership that are within 300 feet of the building the parking spaces are intended to serve, as measured from the nearest building entrance to the nearest point of the off-street parking area.
C.
If, for a nonresidential land use, additional off-street parking is located on lots or parcels under different ownership from that of the lot or parcel being served by the parking spaces, and within 300 feet of the building they serve (as measured as stated in Subsection B), such additional parking shall be subject to a signed and recordable agreement, stating the terms for the parking arrangement, signed by all parties in interest, such agreement being subject to Township approval under the terms of this article.
D.
No parking area serving a land use in a commercial or industrial district shall be located in a residential district.
§ 450-27.04 General off-street parking requirements.
A.
Access to parking spaces. Each off-street parking space shall open directly onto a clearly defined aisle or driveway of sufficient width and design to provide safe and efficient access to or from a public street, private street or other approved motor vehicle route in a manner that will accommodate such access from or into the motor vehicle traffic in the street or other route of access. Access routes for off-street parking for nonresidential land uses shall not be located on land that is zoned or used for residential purposes.
B.
Timing of parking area construction. Off-street parking areas shall be fully constructed prior to issuance of a certificate of occupancy, unless a later time for completion of construction is permitted by the Planning Commission in its approval of a site plan or in other zoning approval; provided, however, that if a use is eligible for issuance of a certificate of occupancy, but inclement weather has prevented the completion of an off-street parking area, the certificate may nevertheless be issued, but upon the condition that the off-street parking area shall be completed as soon as weather permits; but further provided that if parking area construction is permitted to be deferred to a future time, the applicant shall provide the Township an executed performance bond or irrevocable letter of credit, in an amount determined by the Township, and conditioned upon the timely and complete construction of the required parking area.
C.
Parking area landscaping. Off-street parking areas shall be landscaped in accordance with § 450-26.08 of this chapter.
D.
Maximum amount of parking area. In order to minimize excess areas of pavement, which result in adverse aesthetic impacts, excessive heat and glare, and contribute to high rates of stormwater runoff, off-street parking areas exceeding the minimum parking space requirements by more than 20% shall be subject to specific approval by the Planning Commission in site plan review or in other zoning approval. In considering a proposed excessive parking area, the Planning Commission shall evaluate whether the additional parking spaces are necessary to accommodate typical parking space demand of the use being served, based on information or evidence submitted by the applicant.
E.
Reduction in minimum amount of parking area. In order to avoid an excessive amount of impervious parking area surface, the Planning Commission, in its approval of a site plan or in other zoning approval, may approve an off-street parking area which provides fewer than the minimum number of parking spaces otherwise required by this article if the applicant demonstrates to the satisfaction of the Planning Commission that such reduced number of parking spaces will nevertheless satisfy the current and reasonably foreseeable parking space requirements of the building or use, based on the following factors:
(1)
The nature, size, density, location and design of the proposed use or development, including the design of the off-street parking area and drives for vehicle circulation;
(2)
The characteristics of the use or development which will affect the need for off-street parking spaces, including such factors as nonconflicting peak hours of operation and the sharing of parking spaces by differing uses;
(3)
Other factors related to the reasonably anticipated need for off-street parking spaces by the use or development.
F.
Shared or joint parking areas.
(1)
If there is a mix of land uses in the same building or on the same lot or parcel, and some or all of the uses have differing peak periods of parking area use, shared parking agreements that may have the effect of reducing the total amount of needed parking spaces on a site may be permitted by the Planning Commission in its approval of a site plan or in other zoning approval. Such a shared parking agreement shall pertain only to specifically stated land uses and shall not include any off-street parking area required for residential uses.
(2)
If there is a mix of land uses in the same building or on the same lot or parcel and such uses do not have differing peak periods of parking area use, then the total requirement for off-street parking shall be the sum of the requirements for the individual land uses computed separately.
(3)
If, in submitting a site plan or other required land use plan, an applicant submits a signed agreement between the owners of adjacent or nearby properties providing for the joint or collective use of off-street parking areas for buildings and uses on two or more adjacent or nearby properties, the Planning Commission, in its approval of a site plan or in other zoning approval, may authorize such a parking arrangement. The agreement shall provide for sufficient parking spaces equal to the sum of the requirements for the participating individual uses computed separately, except that the Planning Commission may approve a lesser parking requirement for such uses if the following requirements are complied with:
(a)
The land uses proposed to have combined parking requirements shall have hours of operation which do not coincide.
(b)
The Planning Commission may require that sufficient area shall be available to provide the required parking spaces for all land uses computed separately, in the event that the agreement is abrogated or otherwise becomes ineffective.
G.
Deferred parking construction. In the approval of a site plan or in other zoning approval, the Planning Commission may permit a deferral in the construction of some number of the otherwise required number of parking spaces, based on consideration of the factors identified in § 450-27.04E. In such a case, the following shall apply:
(1)
The applicant shall demonstrate to the Planning Commission's satisfaction that sufficient parking spaces will be available on other available vacant and undeveloped land to meet the parking demands of the land use or uses involved.
(2)
Areas proposed for such deferred parking shall be shown on the site plan or other required land use plan and shall be of sufficient size for construction of the number of required parking spaces for the use or uses involved.
(3)
Any such vacant and undeveloped land shall not be included in the calculation of any required open space area.
(4)
If required by the Planning Commission, such vacant land for future parking area shall be permanently reserved for such purpose by means of recorded restrictive covenant, in form and content satisfactory to the Township.
(a)
In its approval of a site plan or other land use plan, the Planning Commission may require that vacant land reserved for future parking area shall be landscaped with grass or other plantings. The Commission may also specify the conditions under which the vacant land shall be converted to an off-street parking area.
(b)
The Planning Commission may require the construction of an off-street parking area within such reserved vacant land if a change of use occurs for the building or use for which the deferred parking was approved or in circumstances in which the new or revised land use requires a greater number of parking spaces under the terms of this article.
H.
Temporary parking. The Zoning Administrator may authorize the temporary use of a required parking area for a special event that would occur infrequently and which would result in a temporary reduction in the availability of required parking spaces and/or driving aisles for the established land uses on the property. Such special events may include outdoor vehicle sales, festivals, carnivals, church/school car washes or garage sales. Any such approval by the Zoning Administrator shall require a prior demonstration by the applicant of the following:
(1)
That the loss of the required parking spaces may be offset by requiring employees or customers to park elsewhere or that, due to the time of year or nature of the on-site business, the required spaces are not necessary.
(2)
That permission has been granted by nearby property owners or operators to use their parking facilities.
(3)
That the duration of the special event is so short or of such a nature as to not create any parking problems for the normal operation of the existing on-site use.
(4)
That temporary off-site parking is located and designed to ensure safe and efficient circulation for both pedestrians and vehicles. The Zoning Administrator may require a site plan to demonstrate this or other aspects of the proposed temporary parking.
(5)
That the proposed special event satisfies all other applicable Township regulations.
I.
Storage and repair. The use of semitrailers or other vehicles or containers for storage purposes within a parking area is prohibited. The display of vehicles in a required off-street parking lot solely for the purpose of making them available for sale is prohibited except in approved vehicle sales lots.
J.
Parking requirements for uses not listed. The minimum parking space requirements for all land uses shall be as listed in § 450-27.07. For land uses not specifically listed in that section, the minimum parking space requirement shall be determined as follows:
(1)
The Zoning Administrator may determine the parking space requirement by applying the parking space requirement for a listed land use that is similar in its parking requirement to the land use in question.
(2)
If the proposed land use is not similar to any uses listed in § 450-27.07, the Zoning Administrator shall determine the minimum parking space requirement by referring to generally accepted minimum parking space standards specified in generally accepted land use planning manuals or specialized parking publications or by utilizing the applicable parking space requirement established by another local government.
K.
Standards of parking space calculations.
(1)
If a parking space requirement is stated in terms of number of employees, the required number of parking spaces shall be calculated based upon the maximum number of employees likely to be on the premises during the largest working shift.
(2)
If a parking space requirement is stated in terms of numbers of seats, but the land use in question involves benches, pews, or some other type of seating, then each 24 inches of such seating shall be counted as one seat.
(3)
If the unit of measurement determining the number of required parking spaces or loading spaces results in a fractional space, that fraction shall be counted as a full parking space.
§ 450-27.05 Design and construction requirements.
The following design and construction requirements shall apply in all land uses except single-family detached dwellings and two-family dwellings:
A.
Parking area surface and drainage.
(1)
All parking spaces, driving aisles and other portions of parking areas shall be surfaced with asphalt, bituminous, portland cement binder pavement or similar surface to provide a durable and dustless surface, except as permitted in Subsection A(2). All surfaces shall be graded and drained to dispose of all surface water and prevent drainage onto abutting properties.
(2)
The Planning Commission may approve alternate parking lot surfaces in limited areas for overflow parking, employee parking or in other circumstances. Such alternate surfaces may include gravel, crushed stone, or products installed in the ground which will support a parked vehicle but will permit grass to grow within the supporting spaces.
B.
Striping. All parking spaces shall be striped with paint or other material approved by the Zoning Administrator. Striping shall be maintained at all times. For parking lots approved without a paintable surface, the method of marking parking spaces shall be determined by the Zoning Administrator.
C.
Parking area lighting.
(1)
The Planning Commission, in its approval of a site plan or other land use plan, may require that off-street parking areas be illuminated.
(2)
Light fixtures used to illuminate off-street parking areas shall be designed and installed to deflect light away from adjoining or nearby residential properties and streets.
(3)
Lighting poles and fixtures in parking lots adjacent to any residential district or residential land use shall not exceed 20 feet in height.
(4)
Light poles and fixtures in parking lots not adjacent to a residential district or residential land use shall not exceed 25 feet in height, or shall not exceed such greater height as may be permitted by the Planning Commission in site plan review and approval or in other zoning approval. Outdoor light fixtures mounted on a building on a parcel of land not adjacent to a residentially zoned or residentially used parcel shall not have a height greater than 35 feet from the ground, as measured at the base of the building.
(5)
All exterior lighting and light fixtures shall comply with the requirements of Chapter 282, Lighting, Outdoor, of the Code of the Township of Cannon. Light fixtures shall be designed and installed to achieve total luminary cutoff, as depicted in the nearby diagram.
 |
(6)
The Planning Commission may require the submission of a photometric plan prepared by an electrical engineer or other professional, graphically illustrating the design and installation of lighting.
(a)
The lighting plan, to be included as a part of a required site plan or other required land use plan, shall show all light fixture types and locations.
(b)
The photometric plan shall show horizontal luminance levels in a point-by-point format with contour lines. The photometric plan shall be provided for an empty and a full parking lot. Canopy lighting shall be included in luminance levels.
(c)
The lighting plan shall include lighting equipment specifications and illumination data sheets.
(d)
The lighting plan shall include other information required to convey the effects of the lighting design and operation.
D.
Parking lot setbacks.
(1)
Unless otherwise provided in this chapter, all off-street parking areas, including parking aisles, except those serving dwellings with fewer than four dwelling units, shall be set back a minimum of five feet from the rear and side lot lines and a minimum of 15 feet from the front lot line.
(2)
The Planning Commission may permit parking areas to encroach within the fifteen-foot front setback if substantial additional screening or landscaping acceptable to the Planning Commission is provided. In all cases, the required setback area shall be landscaped, except for necessary drives, walkways, signs, utility or light poles, or similar structures.
E.
Driving lanes. Parking areas shall be designed to delineate maneuvering aisles and driving lanes and entrances to parking areas, and to provide sufficient sight distance at the end of parking space rows where the rows intersect maneuvering aisles or driving lanes. Such requirements can be achieved through the use of traffic islands, striped pavement or other approved methods.
F.
Parking lots shall be designed to limit the number of points at which pedestrians must cross in front of vehicles. Vehicle access in front of building entrances and exits shall be minimized. Landscaped or otherwise delineated pedestrian walkways to and from parking areas may be required in order to enhance pedestrian safety.
G.
Safety devices. If required in site plan approval or other zoning approval, a parking lot shall be provided with wheel or bumper guards, or other appropriate means, so that no part of a parked vehicle shall extend beyond the parking area into a sidewalk, street right-of-way, landscaped area or adjacent property.
H.
Interference with traffic. A parking area or loading area, other than those serving dwellings with four or fewer dwelling units, shall not be designed or used such that vehicles may back directly into a public street, private road or other route of public access.
I.
Snow storage in parking areas.
(1)
Parking areas containing more than 10 spaces shall provide on-site snow storage areas equivalent to 10 square feet of storage area for each 100 square feet of parking lot surface area.
(2)
Snow storage areas shall be designated on a site plan or other required land use plan.
(3)
Snow storage areas shall not interfere with clear visibility of traffic on internal roads or drives or adjacent streets.
(4)
Snow storage areas shall not interfere with emergency vehicle access to any part of the development site.
(5)
Snow storage areas shall not be located in such close proximity to landscaped areas that damage to the plantings therein may result.
J.
Parking area placement. Parking areas shall be located at the sides or rear of buildings, whenever reasonably possible.
§ 450-27.06 Size of parking area spaces and aisles.
Minimum dimensions of parking spaces and maneuvering aisles shall be in accordance with the following requirements:
Minimum Standards for Size of Parking Aisles and Driveways | ||||||
|---|---|---|---|---|---|---|
Parking Pattern (degree) | Maneuvering Aisle Width | Parking Stall Width (feet) | Parking Stall Length (feet) | Total Width of 2 Rows of Parking Plus Maneuvering Aisle | ||
One Way (feet) | Two-Way (feet) | One-Way (feet) | Two Way (feet) | |||
0° parallel | 12 | 22 | 8.5 | 22 | 29 | 39 |
Up to 53° | 13 | 22 | 9.0 | 18 | 49 | 58 |
54° to 74° | 16 | 22 | 9.0 | 18 | 52 | 58 |
75° to 90° | 12 | 24 | 9.0 | 20 | 52 | 64 |
 |  |
§ 450-27.07 Schedule of off-street parking requirements.
Each use shall provide parking spaces in conformance with the following schedule of requirements:
Use | Number of Motor Vehicle Parking Spaces Required Per Unit of Measure |
|---|---|
Residential | |
Single-family and two-family | 2 per dwelling unit |
Multiple-family | 2 per dwelling unit |
Efficiencies | 1 per dwelling unit |
Elderly housing or retirement communities | Independent living units: 1 per unit "Interim" or "intermediate care" retirement communities: 1 per each room or 2 beds, whichever is less, plus 1 per employee |
Institutional/Public Assembly | |
Churches, temples, mosques, synagogues, or similar types of facilities | 1 per 3 seats in the main worship room |
Hospitals | 1 per 2 beds plus 1 per 200 square feet of usable floor area of hospital-related office, research and administrative space |
Outpatient-care stations | 2 per exam room, station, operating room, laboratory, or recovery room |
Child-care centers, day care, group homes, nursing homes and other care facilities | 1 per 8 clients plus 1 per employee, with a minimum of 3 spaces provided |
Elementary, junior high, and middle schools | 2 per classroom, plus amount required for auditorium or gymnasium seating |
High schools | 8 per classroom, or amount required for auditorium, stadium, or gymnasium seating, whichever is greater |
Private club and lodges | 1 per 2.5 persons allowed within the maximum occupancy load |
Auditoriums, stadiums, and sports arenas | 1 per 3 seats |
Conference centers, exhibit halls, banquet halls, ballrooms, civic clubs, or similar places of assembly without fire codes | 1 per 4 persons allowed within the maximum occupancy load, or 1 per 3 fixed seats whether public or private, whichever is greater |
Libraries, museums, and noncommercial art galleries | 1 per 400 square feet of gross floor area |
Offices | |
Medical/dental clinics or offices | 4 per 1,000 square feet of gross floor area |
General office buildings | 1 per 300 square feet of gross floor area |
Banks, credit unions, or savings and loans without drive-through facilities | 1 per 200 square feet of usable floor area |
Banks, credit unions, or savings and loans with drive-through facilities | 1 per 200 square feet of usable floor area plus 2 per non-drive-through ATM, plus 4 stacking spaces per drive-up window or drive-through ATM |
Recreation/Entertainment | |
Arcades | 1 per 70 square feet of gross floor area, with a minimum of 6 required |
Batting cage facilities | 3 per cage |
Bowling centers | 5 per bowling lane |
Golf driving ranges | 1.5 per tee |
Golf courses, miniature | 1.5 per hole |
Golf courses, par-three | 3 per hole |
Golf courses | 5 per hole |
Health fitness centers | 5 per 1,000 square feet of gross floor area |
Movie theaters | 1 per 4 seats, plus 4 per screen |
Racquetball and tennis centers | 1 per 1,000 square feet of gross floor area or 6 per court, whichever is greater |
Public recreation centers | 5 per 1,000 square feet of gross floor area |
Roller-/ice-skating rink | 6 per 1,000 square feet of gross floor area |
Industrial Uses | |
Manufacturing, light industrial, and research establishments | 1.5 per 1,000 square feet of gross floor area |
Wholesale, warehouses, or distribution facilities, and trucking terminals | 1 per 1,500 square feet of gross floor area |
Retail and Service Uses | |
Retail shopping centers, discount stores, and department stores containing between 25,000 and 400,000 square feet | 5 per 1,000 square feet of usable floor area |
Retail centers containing between 400,000 and 600,000 square feet | 4.5 per 1,000 square feet of usable floor area |
Retail centers containing greater than 600,000 square feet | 4 per 1,000 square feet of usable floor area |
Other retail uses not otherwise specified herein | 1 per 200 square feet of usable floor area |
Supermarkets and grocery stores | 1 per 200 square feet of usable floor area |
Personal service establishments not otherwise provided herein | 1 per each 50 square feet of usable floor area |
Appliance stores | 4 per 1,000 square feet of gross floor area, with a minimum of 6 required |
Automobile service stations | 3 per service bay plus 1 per 200 square feet of usable floor area for retail areas Service bays and areas either side of a gas pump shall count as parking spaces |
Automobile wash establishments (automatic) | 1 per 200 square feet of usable floor area in employee work areas, plus 15 stacking spaces per wash bay entrance, plus 2 drying spaces per exit |
Automobile wash establishments (self-service) | 1 per 200 square feet of usable floor area in employee work areas, plus 3 stacking spaces per wash bay entrance |
Barbershops, beauty salons | 2 per operator chair/station plus 1 per 200 square feet of usable floor area in employee work areas |
Building supply store, home improvement store, paint and hardware store containing up to 25,000 square feet of gross floor area | 1 per 200 square feet of usable floor area |
Building supply store, home improvement store, paint and hardware store with more than 25,000 square feet of gross floor area | 5.5 per 1,000 square feet of usable floor area |
Convenience stores | 4 per 1,000 square feet of gross floor area, with a minimum of 6 required |
Dry cleaners | 2 per 1,000 square feet of gross floor area, with a minimum of 4 required |
Funeral homes and mortuaries | 1 per 50 square feet of parlor and chapel areas |
Furniture, carpet, and home furnishing stores | 1 per 800 square feet of usable floor area |
Hotels, motels, or other commercial lodging establishments | 1 per guest room, plus 1 per 2 employees |
Laundromats | 1 per 3 washing machines |
Mini storage houses/warehouses | 1 per storage unit, plus requirements for rental office, if any |
Motor vehicle dealerships | 1 per 5,000 square feet of outdoor sales area, plus 1 per sales desk/office, plus 3 per service bay, with a minimum of 6 required |
Quick oil change establishments | 3 per service bay |
Recreational vehicle and boat dealerships | 1 per 800 square feet of gross floor area, plus 2 per service bay, with a minimum of 6 required |
Restaurants, without drive-through facilities | 1 space per 100 square feet of usable floor area or 1 space per 2 persons allowed within the maximum occupancy load, whichever is greater |
Restaurants, with drive-through facilities | 15 per 1,000 square feet of usable floor area, plus 3 drive-through waiting spaces, plus drive-through 10 stacking spaces |
Video rental stores | 1 per 150 square feet of usable floor area |
Service companies doing repair, electrical, and plumbing work | 2 per 1,000 square feet of gross floor area, with a minimum of 5 required |
Outdoor sales areas | 1 per 1,000 square feet of outdoor sales area |
§ 450-27.08 Barrier-free parking spaces.
Barrier-free parking spaces, including applicable curbs, ramps, and signs, shall be as required by the Township construction code and applicable federal and state laws concerning barrier-free parking spaces.
§ 450-27.09 Off-street loading requirements.
A.
Off-street loading spaces shall be at least 12 feet wide, 40 feet long, and have an overhead clearance of at least 15 feet.
B.
The number of required off-street loading spaces shall be provided as follows:
Gross Floor Area (square feet) | Loading and Unloading Spaces Required |
|---|---|
0 to 1,400 | None |
1,401 to 20,000 | 1 space |
20,001 to 100,000 | 1 space plus 1 for each 20,000 square feet UFA over 20,001 square feet UFA |
100,001 and over | 5 spaces plus 1 for each 40,000 square feet UFA over 100,001 square feet UFA |
C.
Required loading spaces shall not be included in the count of off-street parking spaces.
D.
Loading spaces shall not use any portion of any public right-of-way.
E.
Maneuvering space for trucks using the loading spaces shall be provided on premises and shall not necessitate the use of public right-of-way.
F.
Loading spaces shall not be located within the front yard of a building, including each of the front yards on each street side of a corner lot.
G.
Loading spaces shall not be located adjacent to or face a residential district, unless permitted by the Planning Commission in its approval of a site plan or other land use plan.