Dexter City Zoning Code
ARTICLE V
Access, Parking, Loading and Sidewalks
§ 65-5.01 Streets, roads and other means of access.
A.
Access to public road required: In all districts, every use, building, or structure established after the date of this chapter shall be on a lot or parcel which adjoins a public road, such road right-of-way being at least 60 feet in width unless a lesser width has been established and recorded prior to the effective date of this chapter. This provision does not include alleys.
B.
Fire protection access, off-road parking and loading required: Every building and structure constructed or relocated after the effective date of adoption or amendment of this chapter shall be so located on lots as to provide safe and convenient access for fire protection vehicles and required off-street parking and loading areas.
C.
Access required Zoning Administrator approval: Curb cuts and driveways may be located only upon approval by the Zoning Administrator and such other county and state authorities as required by law; provided, however, such approval shall not be given where such curb cuts and driveways shall unnecessarily increase traffic hazards.
D.
Clear vision areas: All corners at an intersection of two public roads shall maintain a clear vision zone free of buildings, fences, walls, signs, structures, and landscaping. The clear vision zone shall be provided vertically between a height of 30 inches and six feet above the centerline elevation of the intersecting roads. The clear visions area shall be provided within a triangular area 25 feet in length measured along abutting public road right-of-way lines with the third side being a line connecting these two sides. A non-obscuring fence may have a maximum height of 36 inches in a clear vision zone.
CLEAR VISION AREA  |
§ 65-5.02 Off-street parking requirements.
A.
Off-road parking areas with adequate access to all parking spaces shall be provided in all districts, except in the Central Business District (CBD), at the time of erection or enlargement of any building or structure, or a change to a more intensive use. Parking spaces, in conjunction with all land or building uses, shall be provided, prior to the issuance of a certificate of occupancy, as hereinafter prescribed or as further provided in § 65-22.06.
B.
The following requirements apply to all off-road parking areas:
1.
Location. Off-street parking spaces may be located within a non-required side or rear yard. Off-road parking may be, within the required rear yard setback if allowed by specific regulation elsewhere in this Zoning Ordinance. Off-street parking shall not be permitted within a front yard unless permitted by the Planning Commission.
2.
Accessibility. Off-street parking shall be convenient and pedestrian accessible, either on the same lot or within 300 feet of the building it is intended to serve, measured from the nearest point of the building to the nearest point of the off-street parking space.
3.
Residential parking. Parking for all dwelling units shall meet any parking provisions for the specific use in Article XIV and the following requirements:
a.
Required residential off-street parking spaces shall consist of a parking strip, parking bay, driveway, garage, or combination thereof and shall be located on the premises they are intended to serve.
b.
Garages, carports, or other structures used for parking shall be calculated as parking spaces on a one-to-one basis.
c.
Garages, carports or other structures used for parking are subject to the provisions of § 65-3.02, Accessory structures.
4.
Parking designation. Any area once designated as required off-street parking shall not be changed to any other use unless and until equal facilities are provided elsewhere. In circumstances where the need for parking has been reduced, the Planning Commission may allow a reduction, but not elimination, of off-road parking spaces.
5.
Reduction limitations for existing parking. Off-street parking existing at the effective date of this chapter, in connection with the operation of an existing building or use, shall not be reduced to an amount less than hereinafter required for a similar new building or new use.
6.
Parking lot landscaping. Parking lot landscaping shall comply with the provisions in Article VI.
§ 65-5.03 Off-street parking: flexibility in application.
The City recognizes that, due to the specific requirements of any given development, inflexible application of the parking standards set forth in § 65-5.05 may result in development with inadequate parking or parking far in excess of which is needed. The former situation may lead to traffic congestion or unauthorized parking on adjacent roads or neighboring sites. The latter situation may result in excessive paving and stormwater runoff and a waste of space, which could be left as open space.
A.
Deviations. The Planning Commission or the City Council may permit deviations from the requirements of § 65-5.05 and may require more or allow less parking whenever its finds that such deviations are more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations shall be subject to the following requirements:
1.
An applicant may request a parking deviation at any time, as part of a current site plan, special land use, or rezoning application, or may request a parking deviation as a separate and distinct action with no other concurrent request.
2.
The applicant shall provide a parking study with adequate detail and information to assist in determining the appropriateness of the request.
3.
A parking deviation may be included in an action on a concurrent request or be made separately by resolution.
4.
Conditions may be attached to the approval of a deviation from the requirement of § 65-5.05 that bind such approval to the specific use in question.
5.
Where a deviation results in a reduction of parking, the applicant may be required to set aside area for reserve parking (land banking) to be constructed as needed, although this is not a prerequisite for the approval of a deviation. Where an area is set aside for reserve parking, it shall be easily developed, not devoted to a use other than open space, and shall be designed to accommodate attendant facilities, such as maneuvering lanes and drainage.
B.
Deviations by the Zoning Administrator. For developments qualifying for administrative review by the Zoning Administrator under § 65-21.03, the Zoning Administrator may permit deviations up to 10% from the requirements of § 65-5.05 for more or allow less parking whenever they find that such deviation is more likely to provide a sufficient number of parking spaces to accommodate the specific characteristics of the use in question. Requests for parking deviations from the Zoning Administrator shall be subject to the following requirements:
1.
An applicant may request a parking deviation as part of the administrative review.
2.
The applicant shall provide a parking study with adequate detail and information to assist the Zoning Administrator of the appropriateness of the request.
3.
The Zoning Administrator may attach conditions to the approval of a deviation from the requirement of § 65-5.05 that bind such approval to the specific use in question. Any conditions that require applicant to set aside area for reserve parking (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval.
4.
The Zoning Administrator may refer the matter to the Planning Commission, if desired.
C.
Shared parking. Two or more buildings or uses may collectively provide the required off-street parking, in which case the required number of parking spaces for the uses calculated individually may be reduced if a signed agreement is provided by the property owners, and the Planning Commission or Zoning Administrator determines that the peak usage will occur at significantly different periods of the day and/or there is potential for a customer to visit two or more uses.
§ 65-5.04 Parking units of measurement.
A.
Floor area/gross floor area:
1.
In calculating bench seating for places of assembly, each 24 inches of benches, pews, or other such seating, shall be counted as one seat.
2.
Where the number of spaces required is based on the number of employees, calculations shall be based upon the maximum number of employees likely to be on the premises during the peak shift.
3.
When units of measurements determining the number of required parking or loading spaces results in a fractional space, any fraction shall be counted as one additional space.
4.
See § 65-2.02 for "gross floor area" definitions. Outdoor seating or sales areas are excluded from gross floor area by definition.
§ 65-5.05 Parking space numerical requirements.
A.
Applicability of regulations. The requirements of this section shall apply except in the following circumstances:
1.
CBD Zoning District. No minimum parking is required for developments in the CBD zoning district.
2.
On-street parking, public parking and municipal parking lots.
a.
The Planning Commission may waive part of the off-street parking required in this section when public parking, on-street parking and municipally owned parking lots for public use, are located within 1,320 feet of a site.
b.
The applicant shall submit a parking analysis with a map showing a 1,320-foot buffer from the property lines of the site, and the public parking, on-street parking, municipally owned parking lots for public use, street and pedestrian facilities within the buffer. On the parking analysis, the number of parking spaces publicly available must be listed by type: public parking, on-street parking or within a municipally owned parking lot for public use.
c.
The Planning Commission may request a Parking Demand Study completed by a qualified person or firm that analyzes parking demand based on the recommendations of the Institute of Traffic Engineers (ITE), and includes relevant data collected from uses or mix of uses that are the same or comparable to the proposed use in terms of density, scale, bulk, area, type of activity, and location.
d.
A waiver may be granted when the following are standards met:
i.
On-street parking spaces may be used for required guest or customer parking only. Employee parking and resident parking is restricted to off-street parking, whether private or public.
ii.
On-street parking spaces that are completely contained within the street frontage of the site for guest or customer parking may be counted towards the parking required in § 65-5.05B on a 1:1 basis.
iii.
On-street parking spaces not within the street frontage of the site, public parking spaces, and spaces in municipally owned parking lots for public use may be counted towards up to 50% of the parking required in § 65-5.05B in the VC zoning district, up to 25% in the ARC, BRC, I-1, R-D, PF zoning districts, and for uses other than single-family dwellings in the VR-1 and VR-2 zoning districts.
iv.
The use of public parking, on-street parking, and/or municipally owned parking lots for public use shall not adversely affect parking for surrounding uses.
v.
The use of public parking, on-street parking, and/or municipally owned parking lots for public use shall not adversely affect pedestrian or vehicle circulation patterns.
vi.
The pedestrian network between the site and the parking spaces considered in the waiver would support a safe, year-round walk on a public route of no more than five minutes.
3.
Deviations. Deviations approved by the Planning Commission under § 65-5.03.
4.
In-lieu fees in the Village Commercial Zoning District. After using on-street, public parking or municipal lot parking spaces towards the required parking, the Planning Commission may waive some or all of the remaining required parking, subject to the applicant's election to contribute a one-time fee to the City's Public Parking Fund in an amount established by resolution of City Council, in lieu of the number of spaces waived.
B.
Minimum number of parking spaces. The minimum number of off-street parking spaces required for each use shall be determined in accordance with the Schedule of Minimum Number of Required Parking Spaces by Use, except as noted in the above Subsection A. Where two or more uses are present on the premises, parking requirement shall be calculated for each use, unless specifically provided otherwise herein. For uses not specifically listed in the schedule below, the requirements for off-street parking facilities shall be in accordance with a similar use or based on documentation regarding the specific parking needs for the particular use, as determined by the Planning Commission.
C.
Maximum number of parking spaces. The maximum number of parking spaces are as follows:
1.
Single-family residential. There is not a maximum parking number for a single-family use. However, a private garage facing the street shall not accommodate more than three vehicles.
2.
All other uses. For all uses other than single-family residential, the permitted for each use shall be the number of spaces listed in the Schedule of Minimum Number of Required Parking Spaces by Use, multiplied by 1.25.
3.
Waiver. The Planning Commission may allow parking spaces above the maximum number, if an applicant can demonstrate a need for additional parking.
Schedule of Minimum Number of Required Parking Spaces by Use | |
|---|---|
Use | Number of Required Parking Spaces Per Unit of Measure |
1. Residential | |
Single and two-family dwellings | 1.0 spaces per dwelling unit |
Multiple-family dwellings | 1.0 space per dwelling where on-street parking is available 1.2 spaces per dwelling unit when on-street parking is not available |
Senior independent living | 1.0 space per every 2 units; plus 1.0 space per employee during the peak shift |
Senior assisted living | 1.0 space per each room or 2 beds, whichever is less, plus 1.0 space per each employee expected during the peak shift |
Convalescent homes, nursing home units, sanitariums, rest homes, etc. | 1.0 space per each three 3 beds or 2 rooms, whichever is less, up to 120 beds; plus 3.0 spaces per each additional 8 beds over 120 beds |
Manufactured homes in a mobile home park | 2.0 spaces per each manufactured/mobile home unit or site |
2. Institutional | |
Churches, places of worship | 1.0 space per each 3 seats or 6 feet of pews |
Primary schools (elementary and junior high schools) | 1.0 space per each instructor, employee, and administrator, plus spaces required for any assembly hall, auditorium and/or outdoor arena |
Secondary (high) schools, commercial schools, colleges required for any assembly hall, auditorium, or outdoor arena | 1.0 per each instructor, plus 1.0 per each employee and administrator, plus 5.0 spaces per each classroom, plus parking |
Dance and union halls, fraternal orders, civic clubs, banquet rooms, and similar uses or facilities | 1.0 space per every 3 persons of capacity authorized by the County Building Code |
Auditoriums, assembly halls and outdoor arenas | 1.0 space per each 3 seats or 6 feet of bleachers |
Theaters and auditoriums | 1 space for each 3 seats plus 1 for each 2 employees |
Child care centers | 2.0 spaces plus 1.0 additional space per each 8 children of licensed authorized capacity |
Public libraries | Three 3 spaces per 1,000 sq. ft. of gross floor area |
Public recreation centers | 5.0 spaces per 1,000 sq. ft. of gross floor area |
3. Business and Commercial | |
Planned commercial or shopping center or enclosed malls | 3 spaces per 1,000 sq. ft. of gross floor area |
Automobile wash (automatic) | 2 spaces, plus 1.0 space per each employee on peak shift. Stacking spaces must be provided per § 65-14.57, Drive-through facilities and § 65-14.61, Automobile washes, automatic or self-service |
Auto wash (self-service or coin operated) | 2 spaces for each washing stall in addition to the stall itself Stacking spaces must be provided per § 65-14.57, Drive-through facilities and § 65-14.61, Automobile washes, automatic or self-service |
Barber shop/beauty salon | 2 spaces per each barber or beautician's chair/station and 1 space for each employee at peak shift |
Bowling centers | 5.0 spaces per lane plus 25% of the required parking for any lounge |
Ice/roller skating rink | 6.0 spaces per 1,000 sq. ft. |
Restaurant - sit down type with liquor license | 10 spaces for every 1,000 sq. ft. of gross floor area |
Bar/lounges/night club with liquor license and dancing | 10 spaces for every 1,000 sq. ft. of gross floor area |
Restaurant - take out or fast-food only without a drive-through window | 1 space for every 100 sq. ft. of gross floor area |
Restaurant - standard (a family-type restaurant without a bar or lounge area) | 7 spaces for every 1,000 sq. ft. of gross floor area |
Restaurant – take out or fast food only with drive-through window | 1 space for every 100 sq. ft. of gross floor area Stacking spaces must be provided per § 65-14.57, Drive-through facilities |
Showroom of a plumber, decorator, or similar trade | 1.0 space per 1,000 sq. ft. of gross floor area |
Appliance store | 3.0 spaces per 1,000 sq. ft. of gross floor area |
Convenience store, with or without gasoline service | 4.0 spaces per 1,000 sq. ft. of gross floor area, plus spaces required for an auto service station activities or gasoline sales. |
Equipment repair | 1.0 space per 1,000 sq. ft. of gross floor area |
Laundromat | 1.0 space per each 2 washing machines |
Funeral homes | 1.0 space per 50 sq. ft. of gross floor area for service parlors, chapels and reception area, plus 1.0 space per each funeral vehicle stored on the premises Assembly areas for vehicles must be provided per § 65-14.24, Funeral homes |
Motel/hotel with lounge, restaurant, conference or banquet rooms or exhibit | 1.0 space per guest room plus 7.0 spaces per 1,000 sq. ft. of gross floor area lounge, restaurant, conference or banquet rooms or exhibit space |
Motel with restaurant/lounge | 1.0 space per guest room, plus 10.0 spaces per 1,000 sq. ft. of gross floor area for restaurant/lounge space |
Motel without restaurant/lounge; bed and breakfast inn | 1.0 spaces per guest room, plus 2.0 spaces for employees |
Automobile sales | 5.0 spaces per 1,000 sq. ft. of gross floor area, plus 2.0 spaces per each auto service bay. The areas devoted to customer service and employee parking shall be clearly delineated on the parking plan and reserved for that purpose. |
Auto service station and auto care centers without convenience goods | 2.0 spaces per each service bay, plus 1.0 space per employee, plus 1.0 space per each tow truck, plus 2.0 spaces for each 1,000 sq. ft. of gross floor area devoted to sales of automotive goods |
Other general retail uses not specified | 3.0 spaces per 1,000 sq. ft. of gross floor area. See § 65-5.04 for required stacking spaces. |
Commercial outdoor recreation | 1 for each employee on the largest typical shift plus 0.5 spaces for highest guest occupancy, i.e., 2 for each tennis court accommodating 4 players |
Health fitness centers without swimming pool | 4.0 spaces per 1,000 sq. ft. of gross floor area |
Swimming pool | 1.0 space per each 3 persons of capacity authorized by the County Building Code |
Racquetball/tennis centers | 1.0 space per 1,000 sq. ft. of gross floor area or 6.0 spaces per court, whichever is greater |
4. Offices | |
Branch bank, credit union or savings and loans | 5.0 spaces per 1,000 sq. ft. of gross floor area. Stacking spaces must be provided per § 65-14.57, Drive-through facilities |
General, business and professional Office | 3.0 spaces per 1,000 sq. ft. of gross floor area |
Medical/dental clinic/office | 4.0 spaces per 1,000 sq. ft. of gross floor area |
5. Industrial | |
Light industrial, manufacturing, testing labs, research and development centers | 1.5 spaces per 1,000 sq. ft. of gross floor area, or 1.2 spaces per employee at peak shift, whichever is less; plus 1.0 space for each corporate vehicle. |
Self-storage facilities | 1 space for each 100 storage units, with a minimum of 5 parking spaces. Access to self-storage units shall provide for loading/unloading of vehicles without impeding through-traffic flow. |
Warehousing | 1.5 space per each 1,000 sq. ft. of gross floor area, or 1.0 space per employee at peak shift, whichever is greater; plus 1.0 space for each corporate vehicle (separate standard provided for mini-storage) |
§ 65-5.06 Bicycle parking.
A.
Bicycle parking requirements. Bicycle parking is required for all multiple-family, commercial, retail, office and industrial buildings. One bicycle hoop shall be provided for every 20 parking spaces.
B.
Form-based district requirements. In the form-based districts, bicycle parking shall be in the locations prescribed in the general design standards and guidelines and also those for each form-based district.
§ 65-5.07 Barrier free parking requirements.
A.
Barrier free parking space(s) shall be located for convenient access to elevators, ramps, walkways, and entrances so that the physically handicapped are not compelled to wheel or walk behind parked cars to reach them. Access from the parking lot to the principal use and all accessory uses shall be by means of ramping consisting of asphalt and/or concrete material constructed to the engineering specifications and standards of the City.
B.
On each site proposed for use, additions, and/or redevelopment, for which the Zoning Ordinance requires submission of a site plan, designated barrier free parking spaces shall be provided in accordance with the following table. The number of barrier free spaces may be increased if needed to comply with the Michigan Department of Labor, Construction Code Commission, Barrier Free Design Division, or the Americans with Disabilities Act[1] or for which the Planning Commission determines may have a higher demand for such spaces.
Total Spaces | # Required |
|---|---|
1 to 25 | 1 |
26 to 50 | 2 |
51 to 75 | 3 |
76 to 100 | 4 |
101 to 150 | 5 |
151 to 200 | 6 |
201 to 300 | 12 |
301 to 400 | 12 |
Over 400 | 12, plus 2 for every 250 or fraction thereof over 400 |
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
C.
Barrier free space(s) shall be a minimum of 12 feet wide and 20 feet in depth, clearly depicted upon the site plan, and clearly indicated by a sign and/or pavement markings. One in every eight barrier free spaces shall have an access aisle 15 foot wide space for vans and shall be signed "van accessible."
D.
All parking lot surfaces, connecting ramps, and sidewalks shall be constructed in compliance with the Americans with Disabilities Act.
§ 65-5.08 Off-street parking space layout, standards, construction and maintenance.
All off-street parking lots, structures, and spaces shall be laid out, constructed, and maintained in accordance with the following standards and regulations:
A.
Permit required. No parking lot shall be constructed until a permit is issued by the Zoning Administrator. Applications for a permit shall be submitted in a form specified by the Zoning Administrator. Applications shall be accompanied with two sets of site plans for the development and construction of the parking lot showing that the provisions of this section will be fully complied with.
B.
Concrete curb and gutter required. Concrete curb and gutter shall be required for all parking lot construction in the City of Dexter, subject to the following requirements:
1.
Concrete curb and gutter shall be constructed to a configuration, dimension, and material which complies with the Michigan Department of Transportation Standard Plan Curb and Gutter and the City of Dexter Engineering Standards, as amended.
2.
Proper storm management shall be installed with all roadway and parking lot construction which requires concrete curb and gutter. The storm water runoff from all proposed site development shall be collected and conveyed by means of storm sewers to approved points of discharge. Where an approved point of discharge is not available to a development site as determined by City engineers, such necessary improvements shall be constructed or installed so as to properly and safely dissipate or retain storm water runoff on-site.
3.
In RD district, private roadway and parking lots may be constructed without concrete curb except for the approach and the first 50 feet beyond the radii of any approach connecting a private drive to a public road. In the absence of concrete curb and gutter, site improvements must be designed, engineered, and constructed in such a manner as to properly and completely collect and convey all on-site storm-water runoff to approved points of discharge.
C.
Plans for the layout of off-street parking facilities shall be in accord with the following minimum requirements:
Parking Layout Diagrams  |
Parking Pattern | Maneuvering Lane Width | Parking Space Width | Parking Space Length |
|---|---|---|---|
0° (Parallel parking) | 11 ft. | 8 ft. | 23 ft. |
30° to 53° | 12 ft. | 8 ft. 6 in. | 20 ft. |
54° to 74° | 15 ft. | 8 ft. 6 in. | 20 ft. |
75° to 90° | 22 ft. | 9 ft. | 18 ft. |
1.
Where a parking space is curbed, the following requirements apply:
a.
The vehicle overhang of the curb may be credited as two feet if abutting landscaping or abutting a sidewalk at least seven feet wide.
b.
The parking spaces must be clearly signed to indicate that backing-in is prohibited.
D.
All spaces shall be provided with adequate access by means of maneuvering lanes. Parking lots shall be designed to prevent vehicles from backing into the road or requiring use of the road for maneuvering between parking rows.
E.
Adequate vehicle ingress and egress to all parking lots shall be provided by clearly defined driveways. Each entrance and exit to and from any off-street parking lot located in an area zoned for other than single-family residential use shall be at least 25 feet distant from adjacent property located in any One-Family Residential District.
F.
All driveways and parking lots shall have a concrete or asphalt surface in accordance with specifications of the City of Dexter. The parking area shall be surfaced within one year of the date the occupancy permit is issued.
G.
See Article VI for required parking lot screening and internal landscaping.
H.
Off-street parking areas shall be drained to prevent surface flow into adjacent property or toward buildings.
I.
All lighting used to illuminate any off-street parking area shall be installed to be shielded within and directed onto the parking area only. All parking lot or display lighting shall be designed, located, and/or shielded to prevent spill over onto adjacent properties, and shall be arranged to prohibit adverse effect on motorist visibility on adjacent public roadways. All lighting shall be shoebox fixtures with no recessed lighting. (See § 65-3.11, Exterior lighting.)
J.
Curbing or bumper blocks shall be provided where parking spaces abut landscaping, property lines, sidewalks or required setback areas.
§ 65-5.09 Off-street loading and unloading.
On premise space for standing, loading, and unloading vehicles shall be provided for each use involving the receipt or distribution of goods.
A.
The size of the loading area shall be sufficient to prevent undue interference with adjacent required parking spaces, maneuvering aisles or traffic flow or public roads.
B.
Loading docks and loading areas facing a residential district shall be adequately screened by a wall and/or landscaping as described in Article VI, Landscape Standards.
C.
Loading/unloading areas or docks shall not be provided in the front yard or on any building side directly visible to a public road.
D.
Office, professional services, retail, or other non-industrial uses may provide a loading space in a "pull-off" loading area located adjacent to an interior access drive not directly visible to a public road.
E.
All required loading and unloading spaces shall be laid out in the dimension of at least 10 x 50 feet, or 500 sq. ft. in area.
F.
Loading dock approaches shall be provided with a pavement having an asphalt or Portland cement binder so as to provide a permanent, durable, and dustless surface.
G.
All loading and unloading in the I-1 and RD Districts shall be provided off-street in the rear yard or interior side yard. In those instances where exterior side yards have a common relationship with an industrial district across a public thoroughfare, loading and unloading may take place in said exterior side yard when the setback is equal to at least 50 feet.
H.
Required loading areas shall not be included in calculations for off-street parking space requirements.
I.
The minimum number of loading spaces provided shall be in accordance with the following table:
Use and Gross Floor Area | Number of Required Loading Spaces |
|---|---|
Institutional, Commercial and Office Use | |
Up to 5,000 sq. ft. | 1 |
5,001 to 60,000 sq. ft. | 1 plus 1 per each additional 20,000 sq. ft. of gross floor area |
60,001 sq. ft. and over | 3 plus 1 per each additional 50,000 sq. ft. of gross floor area |
Industrial and Research Uses | |
Up to 1,400 sq. ft. | 0 |
1,401 to 20,000 sq. ft. | 1 |
20,001 to 100,000 sq. ft. | 1 plus 1 per each additional 20,000 sq. ft. of gross floor area in excess of 20,000 sq. ft. |
100,001 sq. ft. and over | 5 |
J.
Planning Commission deviations.
1.
The Planning Commission may permit deviations from the requirements of § 65-5.09 and may require more, allow for less, or waive off-road loading and unloading requirements whenever it finds that such changes are more likely to provide a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question.
2.
The Planning Commission may attach conditions to the approval of a deviation to the requirements of § 65-5.09 that bind such approval of the specific use in question. Where a deviation results in a reduction or complete waiver of off-road loading and unloading spaces, the Planning Commission may further impose conditions, which ensure that adequate reserve area (land banking) is set aside for future off-road loading and unloading spaces, if needed in the future.
K.
Deviations by the Zoning Administrator.
1.
For developments qualifying for administrative review by the Zoning Administrator under § 65-21.03, the Zoning Administrator from the requirements of § 65-5.09 and may require more, allow for less, or allow less parking whenever they find that such deviation a sufficient number of off-road loading and unloading spaces, or that no loading space is required to accommodate the specific characteristics of the use in question. The Zoning Administrator may refer the matter to the Planning Commission, if desired.
2.
The Zoning Administrator may attach conditions to the approval of a deviation to the requirements of § 65-5.09 that bind such approval of the specific use in question. Any conditions that require applicant to set aside area for future off-road loading and unloading spaces (land banking) to be constructed as needed, shall be referred to the Planning Commission for their approval.
§ 65-5.10 Restrictions of the use of parking lots.
A.
Parking and/or storage of recreational vehicles or recreational equipment shall meet the standards listed in the § 65-3.10.
B.
Parking or outdoor storage of commercial vehicles greater than one ton, semitrucks and trailers, mobile homes, tractors, earthmoving equipment, and similar vehicles shall be prohibited from residential districts unless associated with approved construction on the site.
C.
Parking of commercial vehicles over one ton for a period exceeding 24 hours shall be prohibited in the Village Commercial and Central Business District and prohibited in the front yard in the General Business, Village Residential and One Family Residential Districts.
D.
The parking of vehicles advertised for sale on land not leased or owned by the owner of the vehicle for over 24 hours shall be restricted to permitted automobile sales establishments.
E.
The storage of merchandise, motor vehicles for sale, trucks, or the repair of vehicles is prohibited.
§ 65-5.11 Access management.
A.
Statement of purpose. The purpose of this section is to provide access standards which will facilitate through traffic operations, ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access.
B.
Applicability.
1.
The standards in this section shall apply to commercial driveways on roads in the Central Business District (CBD), Village Commercial (VC), Dexter-Ann Arbor Road (ARC), Baker Road Corridor (BRC), Limited Industrial (I-1), Research and Development (R-C), and Public Facilities (PF) Zoning Districts.
2.
For the purposes of this section, a commercial driveway is defined as any vehicular access except those serving one or two dwelling units or serving an essential public service structure solely.
3.
Village Streets in the form-based districts and all roads in the One-Family and Multiple-Family Zoning Districts are exempt from this section. Entrances to any developments in the Mobile Home Park Residential District are commercial driveway and subject to this section.
4.
The access standards contained herein shall be required in addition to, and where permissible shall supersede the requirements of the Washtenaw Road Commissioner.
C.
Number of commercial driveways in the CBD Zoning District. Commercial driveways in the Central Business District Zoning District shall be subject to the following requirements:
1.
Downtown A streets. No new curb cuts established after the date of this chapter shall be allowed on Downtown A roads. All access shall be from existing curb cuts, alleys, and easements.
2.
Downtown B streets. New mid-block curb cuts may be established after the date of this chapter on Downtown B streets. Access changes are permitted where drives can be consolidated, or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this section.
3.
Corridor streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible.
D.
Number of commercial driveways in the VC Zoning District.
1.
Corridor streets. No new mid-block curb cuts established after the date of this chapter are permitted on Corridor roads. Curb cuts may be permitted in cases where drives can be consolidated or repositioned for sharing or improved safety, or when more on-road parking can be provided, subject to the provisions in this section.
2.
Village Streets. No new curb cuts for commercial driveways shall be allowed, except to allow access to Type A property where alley access is not available or feasible.
E.
Standards for the number of commercial driveways for ARC, BRC, I-1, R-D, and PF Zoning Districts. The number of commercial driveways shall be the minimum necessary to provide reasonable access for regular traffic and emergency vehicles, while preserving traffic operations and safety along the public roadway. A single means of direct or indirect access shall be provided for each separately owned parcel. Where possible, this access shall be via a shared driveway or a service drive. Where it is not possible to provide shared access, this access may be by a single commercial driveway. Additional commercial driveways may be permitted at the discretion of the Planning Commission only under one of the following circumstances:
1.
One additional commercial driveway may be allowed for properties with a continuous frontage of over 300 feet, and one additional driveway for each additional 300 feet of frontage.
2.
Two one-way commercial driveways may be permitted along a frontage of at least 125 feet, provided the driveways do not interfere with operations at other driveways or along the road.
3.
Additional commercial driveways may be permitted if justified due to the amount of traffic generated by the use without compromising traffic operations along the public road, based upon a traffic impact study submitted by the applicant.
F.
General standards for driveway location.
1.
Driveways shall be located so as to minimize interference with the free movement of traffic, to provide adequate sight distance, and to provide the most favorable driveway grade to be determined at engineering review.
2.
Driveways, including the radii or tapered approach but not including right turn lanes, passing lanes and tapers, shall be located entirely within the right-of-way frontage, unless otherwise approved by the City Engineer and upon written certification (such as an easement) from the adjacent property owner agreeing to such encroachment.
G.
Driveway spacing standards.
Driveway Spacing Diagram  |
1.
Between driveways: The minimum spacing between two commercial driveways on the same side of the road shall be based upon posted speed limits along the parcel frontage. The minimum spacings indicated below are measured from centerline to centerline of the driveway.
Posted Speed Limit (MPH) | Minimum Driveway Spacing (feet) |
|---|---|
25 | 125 |
30 | 155 |
35 | 185 |
2.
For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection.
3.
Offsets: To reduce left-turn conflicts, new commercial driveways should be aligned with driveways or roads on the opposite side of the roadway where possible. If alignment is not possible, driveways should be offset a minimum of 250 feet along Dexter-Ann Arbor Road and 150 feet along other roadways. Longer offsets may be required depending on the expected inbound left-turn volumes of the driveways, or sight distance limitations.
4.
Spacing from intersections: Minimum spacing requirements between a proposed full movement or channelized commercial driveway and an intersection either adjacent or on the opposite side of the road may be set on a case-by-case basis by the Planning Commission during site plan review. In no instance shall the spacing distance be less than the distances listed in the following table. The following measurements are from the near edge of the proposed driveway, measured at the throat perpendicular to the road, to the near lane edge of the intersecting road or pavement edge for uncurbed sections. For sites with insufficient road frontage to meet the above criterion, the Planning Commission may require construction of the driveway along a side road, a shared driveway with an adjacent property, or construction of a driveway along the property line farthest from the intersection.
Minimum Commercial Driveway Spacing from Street Intersections | ||
|---|---|---|
Location of Driveway | Minimum Spacing for a Full Movement Driveway (feet) | Minimum Spacing for a Channelized Driveway Restricting Left Turns (feet) |
Along Dexter-Ann Arbor Road | 200 | 125 |
Along other roads | 75 | 50 |
H.
Commercial driveway design.
1.
All commercial driveways shall be designed according to the City of Dexter Engineering Standards or Washtenaw County Road Commission, as appropriate.
2.
For high traffic generators, or for commercial driveways along roadways experiencing or expected to experience congestion, the Planning Commission may require two clearly marked egress lanes.
3.
Where a boulevard entrance is desired by the applicant or Planning Commission, a fully curbed island shall separate the ingress and egress lanes. The radii forming the edges on this island shall be designed to accommodate the largest vehicle that will normally use the driveway. The minimum area of the island shall be 180 sq. ft. The Planning Commission may require landscaping on the section outside the public right-of-way. Such landscaping shall be tolerant of roadway conditions.
4.
All commercial driveways shall provide an unobstructed clear vision of 10 feet in a triangular area measured ten (10) feet back from the point of intersection of the driveway edge and the road right-of-way.
5.
The edge of commercial driveways shall be setback at least four feet from the side or rear property line. This setback is intended to help control storm water runoff, and permit snow storage on site, and provide adequate area for any necessary on-site landscaping.
I.
Shared driveways and service drives. The use of shared driveways and service roads, in conjunction with driveway spacing, is intended to preserve traffic flow along major thoroughfares and minimize traffic conflicts, while retaining reasonable access to the property. Where noted above, or where the Planning Commission determines that reducing the number of access points may have a beneficial impact on traffic operations and safety while preserving the property owner's right to reasonable access, access from a side road, a shared driveway or service road connecting two or more properties or uses may be required in the following cases:
1.
Where the driveway spacing standards of this section cannot be met.
2.
When the driveway could potentially interfere with traffic operations at an existing or potential traffic signal location.
3.
Where there is congestion or a relatively high number of accidents.
4.
Where the property frontage has limited sight distance.
5.
Where the fire department recommends a second means of emergency access.
6.
Where the access is serving properties within the same zoning district, or the uses are determined by the Planning Commission to be compatible such as commercial to professional business uses or single-family to multiple-family development.
7.
Where an access agreement between all property owners involved is provided to the City for review.
J.
Service road design standards.
1.
Location: Service roads shall generally be parallel or perpendicular to the rear property line and may be located either, adjacent to, or behind, principal buildings and shall not be permitted in front of the principal building. In considering the most appropriate alignment for a service road, the Planning Commission shall consider the setbacks of existing buildings and anticipated traffic flow for the site.
2.
Access easement: The service road shall be within an access easement permitting traffic circulation between properties. This easement shall be 60 feet wide. The required width shall remain free and clear of obstructions, unless otherwise approved by the Planning Commission.
3.
Construction and materials: Service roads shall have a base, pavement, and curb with gutter in accordance with the City Engineering Standards for public roads, except the width of the service road shall have a minimum pavement width of 18 feet face-to-face of curb.
4.
Parking: The service road is intended to be used exclusively for circulation, not as a parking maneuvering aisle. The Planning Commission may require the posting of "no parking" signs along the service road. In reviewing the site plan, the Planning Commission may permit temporary parking in the easement area where a continuous service road is not yet available, provided that the layout allows removal of the parking in the future to allow extension of the service road.
5.
Access to service road: The Planning Commission shall approve the location of all accesses to the service road, based on the driveway spacing standards of this section.
6.
Temporary access: The Planning Commission may approve temporary accesses where a continuous service road is not yet available and a performance bond or escrow is created to assure elimination of temporary access when the service road is continued. Occupancy permits shall not be issued until monies have been deposited with the City of Dexter.
7.
Elevation: The site plan shall indicate the proposed elevation of the service road at the right-of-way line and the City shall maintain a record of all service road elevations so that their grades can be coordinated.
8.
Maintenance: Each property owner shall be responsible for maintenance of the easement and service drive. The required easement agreement shall state the responsibilities of the property owner(s).
K.
Modification of standards for expansion or redevelopment of existing sites. For expansion and/or redevelopment of existing sites where the Planning Commission determines that compliance with all standards of this section is unreasonable, the standards shall be applied to the maximum extent possible. For developments qualifying for administrative review by the Zoning Administrator under § 65-21.03, the Zoning Administrator may make the same findings and have the power to make modifications. In these situations, suitable alternatives which substantially achieve the purpose of this section may be accepted by the Planning Commission or the Zoning Administrator, provided that the applicant demonstrates all of the following apply:
1.
Size of the parcel is insufficient to meet the dimensional standards.
2.
The spacing of existing, adjacent driveways or environmental constraints prohibit adherence to the access standards at a reasonable cost.
3.
The use will generate less than 500 total vehicle trips per day or less than 75 total vehicle trips in the peak hour of travel on the adjacent road, based on rates developed by the Trip Generation Institute of Transportation Engineers.
4.
There is no other reasonable means of access.
L.
Modification of standards for new development. The Planning Commission shall have the authority to modify the standards of this section for new development upon consideration of the following:
1.
The standards of this section would prevent reasonable access to the site.
2.
Access via a shared driveway or service road is not possible due to the presence of existing buildings or topographic conditions.
3.
Roadway improvements (such as the addition of a traffic signal, a center turn lane or bypass lane) will be made to improve overall traffic operations prior to project completion, or occupancy of the building.
4.
The use involves the redesign of an existing development or a new use which will generate less traffic than the previous use.
5.
The proposed location and design are supported by the City Engineer as an acceptable design under the existing site conditions. The Planning Commission may also request the applicant provide a traffic impact study to support the requested access design.
6.
The modification shall be of the minimum amount necessary, but in no case shall spacing to another full-access driveway be less than 60 feet, measured centerline to centerline.
7.
Where there is a change in use or expansion at a site that does not comply with standards herein, the Planning Commission shall determine the amount of upgrade needed in consideration of the existing and expected traffic pattern and the capability to meet the standards herein to the extent practical.
8.
Where installation of additional impervious surface and subsequent additional stormwater cannot be properly managed or justified based on the overall plan and purpose of the additional drive.
§ 65-5.12 Driveways in residential zoning districts.
A.
Statement of purpose. The purpose of this section is to provide standards for driveways on parcels in the which will ensure public safety along roadways, and protect the public investment in the road system; while providing property owners with reasonable, though not always direct, access.
B.
Applicability. The standards in this section shall apply to commercial driveways on roads in the One-Family Residential District (R-1), Multiple-Family Residential District (MF), Village Residential 1 District (VR-1), and Village Residential 2 District (VR-2) Zoning Districts.
1.
Driveway definitions. For the purposes of this section, driveways are defined as follows:
COMMERCIAL DRIVEWAY
A commercial driveway is defined as any vehicular access except those serving one or two dwelling units or serving an essential public service structure solely.
RESIDENTIAL DRIVEWAY
A residential driveway is defined as any vehicular access serving one or two dwelling units.
C.
Commercial driveways in residential districts.
1.
All commercial driveways in the Residential Districts are subject to the provisions in § 65-5.11F and H and may be eligible for modifications based on the circumstances and standards in § 65-5.11K and L.
2.
Commercial Driveways are subject to the following regulations based on zoning district and street types:
a.
All commercial driveways in the R-1 and MF Zoning Districts are subject to the requirements of § 65-5.11E and G.
b.
All commercial driveways in the VR-1 and VR-2 Zoning Districts are subject to the requirements of § 65-5.11D.
D.
Residential driveways. All residential driveways in the R-1, MF, VR-1 and VR-2 Zoning Districts are subject to the following regulations:
1.
Minimum setback from side lot lines: All residential driveways must have a minimum setback of two feet from the side lot line.
2.
Number of residential driveways: A maximum of one residential driveway per dwelling unit.
§ 65-5.13 Pedestrian access.
A.
Intent: This section is intended to provide safe, direct, and convenient pedestrian facilities between all buildings or structures, public roads and sidewalks, and parking. Pedestrian access is important for the overall function, activity level, and comfort of all users.
B.
Where required: This section applies to all developments requiring site plan approval, except for developments located in the RD District where sidewalks are not required.
C.
General standards: The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians, and transit throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development. The on-site pedestrian system must provide continuity, road crossings, visual interest, and security as defined by the standards in this section.
D.
On-site design standards: To the maximum extent feasible, pedestrian access shall be accommodated in the following manner:
1.
Minimizing pedestrian/vehicular conflicts. Physical separation of pedestrian and vehicular access shall be considered the most effective means of avoiding conflicts and unsafe conditions. Where complete separation of pedestrians and vehicles is not possible, potential hazards shall be minimized by the use of techniques such as special paving, grade separations, pavement marking, signs or striping, bollards, pedestrian safety islands, landscaping, lighting, or other traffic calming measures to clearly delineate pedestrian areas for both day and night use.
2.
Multi-use paths. Where bicycle paths are required or are specifically part of a site plan and pedestrians and bicyclists share walkways, the following design standards shall apply:
a.
A minimum width of 10 feet shall be required.
b.
Additional width of up to four feet may be required to accommodate higher volumes of bicycle and pedestrian traffic.
c.
The pathway shall meet American Association of State Highway and Transportation Officials (AASHTO) guidelines and applicable City of Dexter Engineering Standards.
d.
New, reconstructed, or replacement paths shall be aligned with existing or proposed paths.
e.
If existing infrastructure, natural impediments, topography, or mature trees would make construction of a multi-use path impractical and the City Engineer concurs in such a determination, the owner shall be required to provide the path in an alternative on-site route which adequately provides a proper connection to the City's existing non-motorized transportation system.
3.
Curb cuts and ramps. Curb cuts and ramps shall be located at convenient, safe locations for the physically disabled, for bicyclists, and for people pushing strollers or carts. The location and design of curb cuts and ramps shall meet the requirements of the Michigan Barrier-Free Code and the Americans With Disabilities Act[1] and, to the extent possible, shall avoid crossing or funneling pedestrian traffic through loading areas, drive-through lanes, and outdoor trash storage/collection areas.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
4.
Sidewalks. All sidewalks shall meet the following design standards:
a.
Width. Sidewalks shall have a minimum clear width of six feet and shall be constructed in accordance with the City of Dexter Engineering Standards.
b.
Within the site. Sidewalks within the site shall:
i.
Be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Such sidewalks shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access.
ii.
Connecting sidewalks shall either be grade separated from the parking lot or clearly delineated so as to avoid pedestrian/vehicular conflicts, with a paved surface not less than six feet in width.
iii.
Where it is necessary for the pedestrian access to cross maneuvering aisles or internal roadways, the crossings shall emphasize and place priority on pedestrian access and safety. The pedestrian crossings must be well-marked, using such measures as pavement treatments, signs, striping, signals, lighting, pedestrian safety islands, landscaping, and other traffic calming techniques.
c.
Off-site design standards: Sidewalks located along or within road rights-of-way shall meet the following design standards.
i.
Sidewalks shall be installed along all road frontages per the City of Dexter Engineering Standards.
ii.
New, reconstructed, or replacement sidewalks shall be aligned with existing or proposed paths.
iii.
If existing infrastructure, natural impediments, topography or mature trees would make construction of a sidewalk impractical and the City Engineer concurs in such a determination, the owner shall be required to provide the sidewalk in an alternative on-site route which adequately provides a proper connection to the City's existing non-motorized transportation system.
5.
Waivers: The Planning Commission may make waive the requirements of this section for areas not already served by sidewalks or if the installation of sidewalks would serve no public benefit.
