The regulations of this Article shall be met in all districts whenever any uses are established or any building or structure is erected, enlarged, or increased in capacity.

A.

In any district, every use, building, or structure established after the date of this Article shall be on a lot or parcel which adjoins a public street, such street right-of-way to be at least sixty-six (66) feet in width unless a greater width has been established prior to commencement of such use or commencement of construction by the Village Board of Trustees or shall adjoin a private street which has been approved as to design and construction by the Village Board of Trustees. A parcel shall not be regarded as adjoining a street, public or private, merely because such street dead ends at the property line, where the common boundary between the street and the parcel is shorter than the full width of the street.

B.

Every building and structure constructed or relocated after the effective date of adoption or amendment of this Article shall be located on lots as to provide safe and convenient access for fire protection vehicles and required off-street parking and loading areas.

On a corner lot in any zoning district, no fence, wall, hedge, screen, structure, or planting shall be placed in such manner as to materially impede the vision between the height of two and one half (2.5) and ten (10) feet above the centerline grades of the intersecting streets in the area bounded by the street right-of-way lines of such corner lots and the line joining points along said street lines twenty (20) feet from their point of intersection as measured along the street right-of-way lines. The same shall apply for fencing abutting detached garages located the non-addressed side of a corner lot.

A.

Applicability: The Village Master Plan includes the goal of pursuing complete streets where feasible. Complete Streets are roadways planned, designed, and constructed to provide access to all legal users. Sidewalks or bike paths shall be required for any site plan, sketch plan, site condominium plan, condominium plan or subdivision plat.

B.

Non-Motorized Circulation in Residential Districts: Sidewalks are required in all residential districts subject to the following:

1.

For new residential neighborhoods and multiple-family developments, a five (5) foot wide sidewalk is required on both sides of the internal streets and along the site's frontage on existing roads. In some cases, the Planning Commission may require a wider dimension along the site's frontage to be consistent with the existing sidewalk or bike path network.

2.

For residential in-fill projects a five (5) foot wide sidewalk is required along the site's frontage.

3.

The Planning Commission may require a trail system within open space areas that shall link to the internal sidewalk system and/or public sidewalk.

4.

Where an approved subdivision plat or site plan contains sidewalks, a certificate of occupancy shall not be issued until the required sidewalk is installed along that individual lot's frontage.

C.

Non-Motorized Circulation in Non-Residential Districts: A six (6) foot wide sidewalk is required along the site's frontage. The Planning Commission may require a link to the sidewalk systems of adjoining residential neighborhoods in instances where the residents would benefit from a direct sidewalk connection to the subject site.

D.

Bike Path: In all zoning districts, for sites that have frontage on an 'Arterial' or 'Collector' as delineated on the Transportation Plan Map in the Village Master Plan, a ten (10) foot wide bike path is required in place of the required sidewalk. Where site constraints exist and where the bike path is not compatible with the improvements and character of adjoining properties, the Planning Commission may permit installation of a sidewalk in place of the bike path. Arterial and Collector routes include: M-50/Tecumseh/Monroe Street, Riley Street/Main/Stowell Road, Toledo Street, Ann Arbor Road, Wilcox Road, Dundee-Azalia Road, Oak Street, Rawson Street, Ypsilanti Street, and Adams Street.

E.

Walkways from the Sidewalk to Building Entrances:

1.

A continuous pedestrian walkway shall be provided from any adjacent street sidewalk to building entrances, including multiple family buildings.

2.

Internal walkways shall incorporate a mix of landscaping, benches, drop-off bays and bicycle facilities for at least fifty (50%) percent of the length of the walkway.

3.

Walkways shall be connected to adjacent sites wherever practicable.

F.

Walkways from Parking Areas to Building Entrances:

1.

Internal pedestrian walkways shall be provided to the building(s) from internal parking areas, including multiple-family buildings.

2.

The walkways shall be designed to separate people from moving vehicles as much as possible.

3.

The walkways shall be distinguished from the parking and driving areas. This may be accomplished with a raised elevation or with the use special pavers, bricks, or scored/stamped concrete. Other materials may be used if they are appropriate to the overall design of the site and building and acceptable to the Village Board of Trustees, Planning Commission or Zoning Enforcement Officer.

G.

Construction standards: The following construction standards shall apply to all pedestrian facilities:

1.

All sidewalks shall be concrete and constructed to the specifications of the American Society of Highway and Transportation Officials (ASHTO).

2.

All bike paths shall be asphalt or concrete, as determined by the Planning Commission and constructed in accordance with the specifications of ASHTO.

3.

Walking trails, when provided, shall be six (6) foot wide crushed aggregate stone or asphalt, or wooden boardwalks in areas with sensitive environmental features. The path shall be linked to the internal sidewalks system.

4.

Sidewalks and bike paths shall be installed by the developer within the dedicated street right-of-way, private road access easements or special easement where grades or other factors prevent placement within the right-of-way or access easement.

5.

Crosswalk pavement markings and signs may be required.

6.

An inclined approach shall be required where sidewalks and bike paths intersect curbs for barrier-free access to the sidewalk.

7.

A performance guarantee, in lieu of sidewalk/pathway construction, may be required by the Planning Commission in instances where significant site constraints, such as significant grade changes to adjacent undeveloped property or when utility and other infrastructure improvements are planned for the site. Under these circumstances, the sidewalk/pathway shall be constructed once the site constraints can be eliminated or reduced.

A.

General Provisions.

1.

Plans and specifications showing required off-street parking spaces, including the means of access, ingress, egress, drainage, and circulation shall be submitted to the Zoning Enforcement Officer for review at the time of application for a building permit for the erection or enlargement of a building or at the time spaces are added or altered, or when a site plan is required under Article 8, Site Plan Review Procedures and Requirements.

2.

No parking area or parking space which exists at the time this Ordinance becomes effective, or which subsequently thereto is provided for the purpose of complying with the provisions of this Ordinance, shall thereafter be relinquished, or reduced in any manner below the requirements established by this Ordinance.

3.

Residential Parking.

a.

Single-family residential off-street parking spaces shall consist of a parking strip, driveway, garage, or combination thereof, and shall be located on the premises they are intended to serve.

b.

No parking shall be permitted on lawns or other unpaved areas on residential lots, with the exception of approved gravel parking areas.

c.

Parking areas in a front yard shall be limited to a drive or driveway and shall not exceed thirty-five (35%) percent of the front yard area.

d.

Parking and storage of recreational vehicles and equipment and commercial vehicles shall be regulated as provided in Section 11.08.

e.

Carports and garages shall be calculated as parking spaces on a one-to-one basis. Carports shall be enclosed or obscured at least twenty-five (25%) percent along all sides visible from public streets, residential districts, or vehicular drives within the site.

4.

Location of All Other Parking.

a.

The parking of vehicles shall not be permitted except in an area that has been designated and improved to provide for such vehicle parking in accordance with the provisions of this Article. Single-family residential uses located in the RM, RM-1, B-1, B-3 or LB Districts shall not be subject to the provisions of this section but shall comply with Section 16.02.C.

b.

Off-street parking shall be located only in the side and rear yards and shall meet the setbacks of Section 16.05.A.6, Parking Lot Setbacks for Non-Single-Family Residential Uses. The Planning Commission may allow parking in the front yard in consideration of site characteristics such as lot size, configuration, site circulation, number of spaces required, topography, existing structures, parking arrangement on adjacent sites, views, uses across the street and similar features.

c.

Off-street parking for uses other than one-family residential in the B-2, B-4, M-1, and M-2 zoning districts are permitted in the front, side, and rear yards and shall meet the setbacks of Section 16.05.A.6 Parking Lot Setbacks for Non-Single Family Residential Uses.

d.

Off-street parking for all multiple-family and non-residential uses shall be either on the same lot or within lots under the same ownership and control as the lot or use being served, except where provided in (e), below.

e.

Required parking may be provided off-site, on a lot or lots where there is a lease or shared parking agreement to accommodate parking, provided such arrangement is approved by the Planning Commission. Any lease or shared parking agreement shall include a provision that requires notification to the Zoning Enforcement Officer of any change in the terms or expiration. The Zoning Enforcement Office may allow modifications to parking agreements where parking compliance is achieved in some other manner, or the Zoning Board of Appeals grants a variance.

f.

All off-street parking required to meet the requirements of this article shall be provided within the same zoning district as the principal use and shall be within three hundred (300) feet of the building entrances, as determined by the Planning Commission, except that valet parking may be provided elsewhere.

g.

Parking is prohibited in the curb-lawn or tree-lawn (between curb and sidewalk) sections along public rights-of-way, on lawn areas or outside of designated parking spaces.

5.

Parking in the B-1, Central Business District. Buildings and uses in the B-1, Central Business District shall be exempt from providing off-street parking, with the exception of new residential uses. All off-street parking in existence at the time of adoption of this Ordinance shall remain.

6.

Parking Lot Setbacks for Non-Single-Family Residential Uses. Parking lots, including drives, and maneuvering aisles but excluding driveways, shall meet the setback requirement as set forth in the schedule of regulations for that district. Required parking lot setback areas shall be landscaped according to the standards of Article 14, Landscape Standards. The Planning Commission may waive this requirement where a shared access driveway, connected parking lots, or rear service drive is provided, or where landscaping or a wall is provided to screen views and headlight glare.

7.

Change in Use or Intensity.

a.

Whenever the use of a building or lot is changed, parking facilities shall be provided as required by this Article for the new use.

b.

When an existing use changes employment, operations or activities that may produce parking demand in excess of available spaces, the Village shall require documentation showing adequate parking is provided or will be expanded to meet the requirements of this Article.

c.

If any building, structure, or lot is increased through the addition of dwelling units, increase in floor area, increase in seating capacity or through other means, additional off-street parking shall be provided to bring the site into compliance with this Article.

d.

Any area once designated as required off-street parking shall not be changed to any other use unless and until equal facilities meeting the standards of this article are provided elsewhere, or the parking requirements of the site change as determined by the Zoning Enforcement Official.

e.

Off-street parking, existing at the effective date of this Article, in connection with the operation of an existing building or use, shall not be reduced to an amount less than required for a similar new building or new use.

8.

Storage and Repair. The use of required parking and loading areas for any other use shall be expressly prohibited.

9.

Shared Parking. The shared provision of off-street parking for two (2) or more buildings or uses is permitted where the locational requirements of this article are met, and a written agreement is submitted as noted above. In such cases the total number of spaces provided collectively shall not be less than the sum of spaces required for each separate use. However, the Planning Commission may reduce the total number of spaces by up to thirty (30%) percent if they determine that the operating hours of the buildings or uses do not overlap.

10.

Additional Parking. In order to minimize excessive areas of pavement which depreciate aesthetic standards and contribute to high rates of storm water runoff, the number of spaces provided shall not exceed ten (10%) percent beyond the number required by this article, except as approved by the Planning Commission. In granting additional parking spaces, the Planning Commission shall determine such parking will be required to accommodate the use on a typical day, based on documented evidence provided by the property owner or applicant.

11.

Construction Parking. During construction, gravel surfacing may be permitted for such temporary parking as determined by the Zoning Enforcement Officer.

12.

Deferred Parking Spaces.

a.

The Planning Commission may approve a lesser amount of parking, based upon demonstration by the property owner or applicant that the required amount of parking is greater than the intended use will generate. An area, to meet the parking space requirements of this Article, shall be retained as open space in the event additional parking is required. The site plan shall note the area where parking is being deferred, including dimensions and dotted parking lot layout. Any required landscaping placed within the "banked" parking area shall be replaced by the owner/applicant if the parking area is expanded. The owner shall agree to construct the additional parking, based on observed use, within six (6) months of being informed of such request from the Village.

b.

Design of the storm water management facilities for the entire potential parking area (i.e., including the "banked" parking area) shall be carried out at the time of the planning commission's approval of the lesser amount of parking. The construction of all storm water management facilities may not be required to serve the lesser amount of parking. In such cases, the property owner shall agree to construct the additional storm water management facilities when the additional parking is constructed. The site plan shall note the area where the deferred storm water management facilities will be constructed.

B.

Rules for Calculating Required Number of Parking Spaces.

1.

Usable Floor Area and Gross Floor Area.

a.

Where useable floor area or gross floor area is the unit for determining the required number of off-street parking spaces, the floor area shall be determined based upon a floor plan submitted as part of the site plan application.

b.

Usable floor area (UFA) is defined as that area to be used for sale of merchandise or services, or for use to serve patrons, clients, or customers. Usable floor area shall be measured from the interior faces of the exterior walls, and total usable floor area for a building shall include the sum of the usable floor for all floors. Floor area used or intended to be used principally for the incidental service, storage, installations of mechanical equipment, heating systems, sanitary facilities and similar uses shall be excluded from the computation.

c.

Gross floor area (GFA) is defined as the sum of all gross horizontal areas of all floors of a building or buildings, measured from the outside dimensions of the outside face of the outside wall. Unenclosed courtyards or patios shall not be considered part of the gross area, except where they are utilized for commercial purposes such as the outdoor sale of merchandise.

d.

Where the usable floor area cannot be established at the time of plan review, it shall be considered to be eighty-five (85%) percent of the gross floor area.

2.

Bench Seating. In stadiums, sports arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each twenty-four (24) inches of such seating shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together.

3.

Employees. For requirements stated in terms of employees, the calculation shall be based upon the maximum number of employees likely to be on the premises at one (1) time and may include overlap of employees during shift changes.

4.

Capacity. For requirements stated in terms of capacity or permitted occupancy, the number shall be determined on the basis of the largest ratings by the local, county or state, building, fire, or health codes.

5.

Fractional Spaces. When the number of required parking spaces result in a fractional space, any fraction up to and including one-quarter (¼) shall be disregarded and fractions over one-quarter (¼) shall be counted as one (1) additional required space.

6.

Public Parking is Available. Where a common municipal parking area is in existence, the off-street parking requirements can be waived, or reduced, if sidewalks are provided between the parking area and the use and the lot is no more than a five hundred (500) foot distance measured along the sidewalks from the entrance of the establishment concerned. Any change in tenancy or use shall be judged as sufficient cause for review by the Planning Commission for the purpose of determining off-street parking requirements.

7.

Two (2) or More Uses Proposed. The number of parking spaces required for land or buildings used for two (2) or more purposes shall be the sum of the requirements for the various uses computed in accordance with this Article.

If a parking lot serves two (2) or more uses where the operating hours of the uses do not overlap, the total number of required spaces may be less than the sum of requirements for each use, to a limit of the sum of one-half (½) of the parking requirements of each use. In no case, however, shall the number of spaces required be less than the sum of the largest number of spaces required for one (1) use plus one-half (½) of the required spaces for each additional use. The Zoning Enforcement Officer shall determine the conditions of overlapping requirements and the amount of reductions in the required number of spaces which shall be permitted, in accordance with this subsection.

8.

Similar Uses. Where a use is not specifically listed in the Schedule of Off-Street Parking Requirements below, the parking requirements of a similar use shall apply. The Zoning Enforcement Officer shall make the interpretation. The Zoning Enforcement Officer may also refer to national parking generation studies in determining the required parking calculation.

9.

Reduction or Modification of Required Spaces. The required number of spaces in the tables that follow may be reduced or modified by the Planning Commission under the following circumstances:

a.

A shared parking agreement or leased parking has been provided as noted in this Article.

b.

Convenient municipal off-street parking is available to meet peak time parking demands of the use. The Village Board of Trustees may require payment to offset acquisition, construction, and maintenance costs.

c.

The number of required spaces may be reduced in consideration of available curbside spaces within a convenient walking distance, but not those located fronting a residential use.

d.

Where the applicant has provided a parking study, conducted by a qualified traffic engineer, that demonstrates that another standard would be more appropriate based on actual number of employees, expected level of customer traffic or actual counts at a similar establishment.

10.

Schedule of Off-Street Parking Requirement. The minimum number of spaces shall be determined by the type of use found in Table 16.05.

C.

Off-Street Parking Space Layout, Standards, Construction and Maintenance. Wherever a parking lot is built, such parking lot shall be laid out, constructed, and maintained in accordance with the following standards:

1.

Aisle Lane Widths, Parking Space Widths and Parking Space Length: Aisle's lane widths, parking space widths and parking space lengths are to be provided as shown in the table below. All spaces shall have adequate access by means of aisles or lanes. Aisles for access to all parking spaces on two-way aisles shall be designed and clearly marked for two-way movement. Aisles for angle parking spaces shall have one-way movement only and shall be clearly marked for one-way movement.

2.

Storm Water Drainage: All off-street parking areas shall drain into the appropriate facilities for handling storm water run-off and shall be directed to prevent direct drainage onto abutting properties, toward buildings, or onto public streets.

3.

Surface Treatment and Pavement Marking. Surfaces of parking lots, including maneuvering lanes and driveways, containing four (4) or more parking spaces shall be constructed and maintained with concrete or asphalt surfaces and curb and gutters in accordance with Village standards. Pavement Markings. All parking and loading spaces shall be delineated with pavement markings. The visibility of pavement markings delineating parking and loading spaces and directional control shall be maintained.

4.

Curbs. A raised or rolled concrete curb at least six (6) inches in height shall be installed with the construction of all driveways, parking lots, access lanes and other vehicle maneuvering areas to prevent motor vehicle conflicts with abutting landscape areas, sidewalks, streets, buildings, or adjoining property.

5.

Maneuvering Lanes: All off-street parking areas that make it necessary or possible for vehicles to back directly into a public street are prohibited provided that this prohibition shall not apply to off-street parking areas of one-family or two-family dwellings.

6.

Ingress and Egress. Ingress and egress to parking lots shall be provided for all vehicles by means of clearly limited and defined drives. One-way driveways shall be a minimum of twelve (12) feet wide and two-way driveways shall be a minimum of twenty-four (24) feet wide.

7.

Small Vehicles. Ten (10%) percent of spaces in each parking lot may be provided for parking of smaller vehicles. The spaces shall be clearly identified through the use of signs and/or pavement markings as being for small vehicles. Small vehicle parking spaces shall be a minimum of seven and a half (7.5) feet wide and a minimum of eight (8) feet long.

8.

Overhang of Curbs and Sidewalks. If parking spaces on the outer edge of the lot abut a curb, a credit of one and one-half (1.5) feet shall be given toward the length of the space to account for vehicle overhang. If the spaces abut a sidewalk, the sidewalk must be a minimum of eight (8) feet wide.

9.

Stacking Spaces. Stacking spaces shall be nine (9) feet wide and twenty-five (25) feet long. Stacking spaces shall be illustrated on the site plan and shall not block driveways, parking aisles or circulation around a building or restrict access to waste receptacles and loading areas.

10.

Barrier Free Parking: Off-street parking facilities are required to provide barrier-free parking located and designed in accordance with the provisions of the Americans with Disabilities Act of 1989, as amended and the Michigan Barrier Free Design manual.

A.

Applicability: In connection with every building or part thereof hereafter erected, except single-family and two-family dwellings, off-street loading and unloading spaces for uses which customarily receive or distribute material or merchandise by vehicles shall be provided on the same lot with such buildings. Off-street loading spaces are hereby required in order to avoid interference with public use of streets and parking areas.

B.

Not Required Parking: Required loading areas shall not be included in calculations for off-street parking space requirements.

C.

Review Required. Plans and specifications showing required loading and unloading spaces and the means of ingress and egress and internal circulation shall be submitted to the Zoning Enforcement Officer for review at the time of application for a building permit for the erection or enlargement of a use of a building or structure or at the time such spaces are added or altered, or when a site plan is required in accordance with Article 8, Site Plan Review Procedures and Requirements.

D.

Size of Spaces. The size of all required loading/unloading spaces shall be at least ten (10) feet by fifty (50) feet or five hundred (500) square feet for office uses and at least ten (10) feet by seventy (70) feet or seven hundred (700) square feet in areas for commercial and industrial uses, with a clearance of at least fourteen (14) feet in height.

E.

Number of Spaces. The minimum number of loading spaces in all zoning districts shall be provided in accordance with the following table. The Planning Commission may modify these requirements upon making the determination that another standard would be more appropriate because of the number or type of deliveries experienced by a particular business or use.

F.

Location. Loading spaces shall meet the following location requirements:

1.

Loading spaces shall be provided off-street in the rear or side yard behind the front building line of the principal structure and shall not be permitted in the front yard or where visible from a street or residential district.

2.

Loading spaces shall meet parking space setback requirements.

3.

For sites with frontage on U.S. 23 right-of-way, loading spaces are permitted in those areas. Additional landscaping is required for sites abutting the U.S. 23 right-of-way per Section 14.

4.

Loading spaces shall not be closer than fifty (50) feet to any residential district property line.

5.

Where the loading space requires an overhead door on the building elevation, the overhead doors shall not be visible from the street.

6.

In accordance with Article 14, the Planning Commission has the discretion to require additional screening beyond the requirements of Article 14 in order to provide adequate screening of loading areas from abutting properties.

G.

Access and Vehicular Movement. Site Plans shall illustrate expected vehicular path and turning radii of loading/unloading vehicles to demonstrate there are no conflicts with internal circulation, parking, and accessory structures. Off-street loading facilities that make it necessary or possible to back directly into a public street shall be prohibited. All maneuvering of trucks and other vehicles shall take place on the site and not within a public right-of-way.

H.

Surface. Loading dock approaches and loading spaces shall be surfaced with asphalt or concrete paving so as to provide permanent, durable, and dustless surface with a base sufficient to accommodate expected vehicle weight.

I.

Storm Water Drainage. Loading areas shall be graded and drained consistent with the storm water drainage standards for parking lot described in Section 16.05.C.2.

J.

Storage and Repair. The storage of merchandise, sale of motor vehicles, storage of inoperable vehicles or repair of vehicles is prohibited in required loading spaces.

K.

Change in Use or Intensity.

1.

Whenever the use of a building or lot is changed, loading facilities shall be provided as required by this article for the new use.

2.

If any building, structure, or lot is increased in floor area or through other means, additional loading shall be provided to bring the site into compliance with this Article.

3.

Any area designated for required loading shall not be changed to any other use unless and until equal facilities meeting the standards of this article are provided elsewhere, or the loading requirements of the site change as determined by the Zoning Enforcement Officer.

4.

Loading facilities, existing at the effective date of this Article, in connections with the operation of an existing building or use, shall not be reduced to an amount less than required for a similar new building or new use.

5.

When changes in activity occur that may produce loading demand in excess of available loading facilities, the Village shall require documentation showing adequate loading facilities be provided or will be expanded to meet anticipated needs.

L.

Deferment of Off-Street Loading. The Planning Commission may approve a lesser amount of loading based upon demonstration by the property owner or applicant that the required amount of loading is greater than the intended use will generate. An area, to meet the loading space requirements of this Article, shall be retained as open space in the event additional loading is required. The site plan shall note the area where parking is being deferred, including dimensions and dotted parking lot layout. Any required landscaping placed within the "banked" parking area shall be replaced by the owner/applicant if the parking area is expanded. The owner shall agree to construct the additional parking, based on observed use, within six (6) months of being informed of such request from the Village.

1.

Design of the storm water management facilities for the entire potential parking area (i.e., including the "banked" parking area) shall be carried out at the time of the Planning Commission's approval of the lesser amount of parking. The construction of all storm water management facilities may not be required to serve the lesser amount of parking. In such cases, the property owner shall agree to construct the additional storm water management facilities when the additional parking is constructed. The site plan shall note the area where the deferred storm water management facilities will be constructed.

A.

Commercial vehicles shall not be considered as an accessory use to a single-family dwelling except as permitted below:

1.

The vehicle shall be used as the principal means of transportation for a resident in the conduct of such resident's employment or profession or is the resident's sole means of motor vehicle transportation.

2.

The vehicle shall not be a utility trailer, dump truck, stake truck, flat-bed truck, wrecker, or semi-tractor.

3.

No part of the vehicle may exceed seven (7) feet in overall height, measured from grade.

4.

The vehicle shall not have outside brackets or holders for ladders, tools, pipes, or other similar equipment.

5.

The vehicle shall not have more than four (4) rear wheels.

6.

The vehicle shall not exceed eleven thousand (11,000) pounds gross weight.

B.

The parking or storage of essential public service vehicles, such as a police vehicle, fire department or vehicle of a public agency where the vehicle is operated by the homeowner, or the occupant is exempt from these provisions.

C.

Commercial vehicles which are employed in conjunction with the permitted use of a lot, parcel or any premises shall be parked or stored in compliance with the following provisions:

1.

For sites with a site plan approved subsequent to the effective date of this Section, such vehicles shall be parked or stored in parking or loading spaces designated for that purpose on the site plan.

2.

For situations not covered under (a) above, such vehicles shall not be parked while the commercial establishment is closed to the public or stored in any parking space adjacent to the public right-of-way except when the number of commercial vehicles under control of the owner and/or occupant exceeds the number of available parking spaces.

D.

Commercial vehicles intended to be used as signs are prohibited. No commercial vehicle may be parked on a business premises or an industrial lot for a time period exceeding forty-eight (48) hours for the intended purpose, as determined by the building official, of advertising a product or serving as a business sign.

E.

In any multiple-family residential district, the property owner or the controlling association shall provide a designated area, approved by the Planning Commission, to park or store commercial vehicles. Required parking spaces shall not be used for the parking or storage of commercial vehicles.

F.

The parking or storage of commercial vehicles for residential, office or storage purposes shall not be permitted.

A.

Intent. The standards of this section are intended to preserve the capacity of the street system and to minimize potential for traffic collisions, in balance with the need to provide reasonable access to properties.

B.

Location in General. Driveways shall be located to minimize interference with the free movement of traffic, to provide adequate sight distance and to provide the most favorable driveway grade. Driveways, including the radii 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 Village and upon written certification from the adjacent property owner agreeing to such encroachment.

C.

Number of Driveways. The number of commercial driveways (not including driveways for two-family dwelling units or unmanned public utility uses) shall be the minimum necessary to provide reasonable access for regular traffic and emergency vehicles, while preserving traffic operations and safety along streets.

D.

Driveway Spacing from an Intersection. Minimum spacing requirements between a proposed driveway and an intersection either adjacent or on the opposite side of the street shall not be less than the distances listed in Table 16.08.D. The following measurements are from the near edge of the proposed driveway, measured at the throat perpendicular to the street, to the near lane edge of the intersecting street or pavement edge for uncurbed sections.

E.

Minimum Spacing between Driveways. Minimum spacing between two (2) commercial driveways shall be determined based upon posted speed limits along the parcel frontage. The minimum spacings indicated in Table 16.08.E are measured from centerline to centerline.

F.

Offset. To reduce left-turn conflicts, commercial driveways should be aligned with driveways or streets on the opposite side of the roadway where possible. If alignment is not possible, driveways should be offset based upon the posted speed limit along the parcel frontage. The minimum spacing indicate in Table 16.08.F are measured from centerline to centerline.

G.

Access Management In the B-4 District. Sites in the B-4 district shall also be subject to the following regulations. Where these regulations conflict with other regulations in this section, the more restrictive standard shall apply.

1.

Access shall be limited to planned entrances along M-50. Additional access points shall only be considered if spaced at least five hundred (500) feet apart and a traffic impact study demonstrates overall traffic operations and safety will be improved. The Village may require access points be shared or via a channelized design for right turns only via internal access roads.

2.

Stacking or queueing depth at site access points shall be sufficient to accommodate expected peak hour volumes without conflict to inbound or internal circulation. Access points along internal streets shall be setback at least one hundred-fifty (150) feet from the M-50 curb line to promote good traffic operations at the intersections.

3.

Where possible, the interior drive system shall provide circulation between uses in order to minimize the need for traffic to access M-50 when traveling to an abutting or nearby site.

H.

Modification of Standards. Given the existing built conditions through much of the Village, the standards above may be modified by the Planning Commission based upon analysis of existing and expected traffic operations, and restrictions imposed by current development or site conditions. The Planning Commission may require preparation by the applicant of a traffic study and/or a review by the Village Engineer to assist in their decision. In no case, however, shall the minimum distance between driveways be less than sixty (60) feet.

I.

Shared Access System. The Planning Commission may require a shared access system where it is determined to have a beneficial impact on traffic operations and safety. This determination shall be based on the expected traffic patterns, existing traffic conditions and the feasibility for shared access. This shared access system could involve a shared driveway, connections of parking lots or a drive connecting two (2) or more lots or uses, access from a side street, a shared driveway or service road connecting two (2) or more properties or uses. In such cases a shared access agreement shall be provided to the Village.

J.

Changes in Use. When a use is proposed to change or expand, the Planning Commission may require the removal or redesign of access points to bring the site closer to conformity with this Section.