To ensure the provision of off-street parking facilities that are sufficient in number, adequately sized and properly designed to meet the range of parking needs and demands that are associated with land uses in the city or with land uses allowed by this article. Off-street parking is a site, or portion of a site, which includes the off-street parking of vehicles, including parking spaces, aisles, access drives, and providing vehicular access to a public street. Additionally, this article recognizes that parking requirements have been excessive and existing lots may be overparked; overly large parking lots are a drain on economic vitality, present safety hazards to pedestrians and motorists, and create environmental hazards such as heat islands, stormwater runoff, loss of habitat, and flood hazard. For these reasons, this article attempts to right size off-street parking requirements, establishes flexible parking requirements and eliminates parking requirements for certain projects. Furthermore, this article provides access management standards to ensure safe, efficient travel for all street users, managing access resolves conflicts between vehicles, pedestrians, and bicycles.

(Ord. of 11-13-2023)

A)

Parking required. Except for when as listed in section 8.03 flexibility in standards, off-street parking requirements must be met when one or more of the following occurs:

1)

Construction of any new building or structure.

2)

Commencement of any special land use.

3)

Any addition or alteration to a building or structure that intensifies the use and there is an increase in seating capacity, which requires additional parking.

4)

Required employee parking must be identified by a sign or pavement striping, unless waived by administration.

B)

Uses not listed. Where no default parking standard is offered in this article, the zoning administrator may apply a standard for a similarly determined use listed in the zoning ordinance.

C)

Uses meeting more than one category. Where more than one use is present in a building or on a site, the various components of the use must comply with the parking requirements applicable to each component. The applicant must provide information regarding the floor area, employees, or other relevant information about each use to allow the city to determine the minimum parking requirements for the building or site. Shared parking provisions may be applied if applicable.

D)

Permit required. No parking lot may be constructed until a permit is issued by the building department.

E)

Parking in the rear, side and front yards. Parking must be located within a rear yard or within a screened side yard in the MU-2, DT and LI districts (front yard parking is not permitted). In the MU-1 and MU-3 District, parking areas in the front yard are permitted, provided they are screened from the right-of-way, pedestrian areas, and any residentially zoned or used property.

F)

Storage of vehicles prohibited. Parking must be for the use of occupants, employees, visitors, and patrons and is limited in use to motor vehicles. The storage of merchandise or motor vehicles for sale and the repair of vehicles is prohibited.

G)

Ten-foot landscaped yard required. Where a parking lot is contiguous to or across the street from a residential district or use, a ten-foot landscaped yard is required, unless the parcel is too narrow. Then the required landscaped yard dimension is set by the zoning administrator.

H)

Outdoor display areas. Where permitted, any outdoor display areas for ancillary sales of products such as, vehicles or merchandise, must be provided in a specific area designated on the site plan and may not block parking spaces or interfere with site circulation of automobiles or pedestrians.

I)

Residential parking.

1)

Parking may consist of a parking strip, parking bay, driveway, garage, or combination thereof that consists of asphalt or concrete. Driveways cannot be wider than three feet on either side of the opening of the garage door(s) or carport opening.

2)

Parking is prohibited on lawn areas.

3)

The parking or storage of commercially licensed motor vehicles is not permitted in the following cases if such parking or storage exceeds a one-hour period (this subsection does not apply to the lawful and expeditious loading, unloading, delivery or pick-up of materials, goods, merchandise, or persons):

a)

The parking or storage of commercially licensed motor vehicles for which the Secretary of State requires either gross vehicle weight or International Registration Plan registration plates for operation, including, but not limited to, semi-tractors, semi-trailers, semi-trucks, and tow trucks.

b)

The parking or storage of commercially licensed motor vehicles used to transport persons for hire, including, but not limited to, taxicabs, limousines, hearses, and buses.

c)

The parking or storage of commercially licensed motor vehicles which weigh over 6,000 pounds when empty but fully equipped for service.

J)

Maximum parking.

1)

To minimize excessive areas of pavement which negatively impact aesthetic standards and contribute to high volumes of stormwater runoff, the maximum amount of required off-street parking permitted for any use cannot exceed 130 percent of the minimum parking requirements for a specific use. This does not apply to one- or two-family dwelling units or for the approved storage of vehicles for auto repair, sales, and storage and distribution.

2)

The planning commission may permit additional parking over and above the maximum parking limit based on documented evidence indicating that the maximum parking permitted will not be sufficient to accommodate the use on a typical day.

K)

Pervious durable surface types. The materials listed below may be used in surface parking lots and are a type of structural green infrastructure. The benefits of pervious durable surfaces include minimized runoff and prevents ice formation as water seeps through pavement instead of freezing as weather changes, reduces surface temperatures, requires less salt than traditional pavement types, involves lower installation costs (no underground piping, storm drains, grading etc.), and has a low life-cycle costs compared to concrete (20 to 40 years if installed correctly). Accessible pathways to meet ADA requirements must still be provided.

1)

Permeable interlocking concrete pavers.

2)

Resin-bound paving.

3)

Permeable asphalt.

4)

Permeable concrete.

5)

Plastic grids and grass pavers. Plastic grids help reinforce driveways, parking lots, and fire lanes. Plastic grids can be planted with grass. Only in areas with occasional parking, not in high-use areas. This will need review and approval by the planning and building department and the city engineer prior to installation.

6)

Additional permeable, durable materials are permitted with review by the city engineer and the building official.

(Ord. of 11-13-2023; Ord. No. 24-1238, 6-4-2024)

A)

Exceptions. If off-street parking spaces are for general members of the public and they are non-accessible parking spaces (i.e., non-designated ADA parking), then minimum spaces are not required for the following instances. Parking spaces for employees are still required, as outlined in the off-street parking requirements table.

1)

Non-residential projects in the DT, Downtown District.

2)

Accessory dwelling units.

3)

Affordable housing units.

4)

Small businesses with an occupancy level of 50 persons or less, only when not subject to special land use approval.

B)

Credits towards off-street parking requirement. The city allows for flexibility in how businesses provide parking. For non-residential projects, required parking spaces must be within 500 feet radius of such lot. For residential projects, required parking spaces must be within 300 feet radius of such lot. Both measurements are performed from property line to property line. Businesses may meet the number of required parking spaces by any of the following:

1)

Offer off-street parking within the same lot.

2)

Count the on-street parking spaces located along the public parking lane corresponding to the lot frontage, including side streets.

3)

Provide an adjacent shared parking lot or parking facility via a shared parking agreement.

4)

Ask planning commission for a waiver in parking.

5)

Allow one bicycle parking structure with the ability to lock at least two bicycles to substitute for one parking space. Bicycle parking structures can only count towards ten percent or less of total parking requirements.

6)

Allow only one electronic vehicle charging station with the ability to serve at least two vehicles to reduce the overall parking requirement by four spaces.

7)

Locate the business near transit stops (at least 300 feet) for one parking space reduction. Local transit stops can only count towards 20 percent or less of the total parking requirements.

C)

Shared parking agreement. In all non-residential and mixed-use zones, private parking facilities may be shared by multiple uses whose activities are not normally conducted during the same hours, or when hours of peak use vary. The applicant has the burden of proof of a reduction in the total number of required off-street parking spaces. No reduction in the number of spaces reserved for persons with disabilities is permitted on site.

1)

Proof from applicant. Evidence must be submitted that demonstrates shared parking will not result in inadequate parking. Below is a list of required application information:

a)

An analysis of available and used parking spaces based on parking counts taken at certain time intervals and days to verify parking usage patterns.

b)

The type and hours of operation and parking demand for each land use.

c)

A sketch or site plan displaying shared use spaces in the lot and walking distance to the uses sharing the lot.

d)

A description of the character of land use and parking patterns of adjacent land uses.

e)

An estimate of anticipated turnover in parking space use over the course of 12 to 24 hours at the site.

2)

Distance and design standards.

a)

See 194 (B) for distance and measurements. A waiver of the maximum allowable distance between the user and associated shared parking may be approved by the planning commission, with written justification and supporting information provided by the applicant.

b)

Users sharing a parking facility shall provide for safe, convenient walking between land uses and parking, including safe, well-marked pedestrian crossings, signage, and adequate lighting. Pedestrian paths should be as direct and short as possible, without compromising safety. A pedestrian circulation plan that shows connections and walkways between the parking facilities and subject uses must be provided.

c)

Shared parking areas must be paved and properly striped. Details regarding the maintenance of the shared parking areas, including snow removal, must be provided within the shared parking agreement.

d)

Signage to direct drivers to the most convenient parking areas for each use shall be provided.

3)

Process. A shared parking agreement requires a public hearing with the planning commission. Planning commission has final authority over granting shared parking agreements. The zoning administrator must follow the public hearing procedures. If the planning commission approves the shared parking agreement, and prior to the issuance of a certificate of compliance, a written agreement shall be reviewed and approved by the city attorney and executed by the property owner to assure the continued availability of the shared parking spaces for the life of the development. The agreement shall, at a minimum:

a)

List the names and ownership interest of all parties to the agreement and contain the signatures of those parties.

b)

Provide a legal description of the land upon which the parking area(s) and building(s) appurtenant to the parking areas are located.

c)

Include a sketch or site plan showing the area of the parking parcel, pedestrian and driver circulation, maintenance, etc.

d)

Provide details regarding the maintenance of the shared parking areas, including snow removal.

4)

Change in use. Should any of the shared parking uses be changed, or should the planning department find that any of the conditions described in the approved shared parking study or agreement no longer exist, or if insufficient parking is an issue due to complaints, the owner shall have the option of submitting a revised shared parking study and an amended shared parking agreement in accordance with the standards of this subsection or of providing the number of spaces required for each use as if computed separately. If the building department determines that the revised shared parking study or agreement does not satisfy the off-street parking needs of the proposed uses, the shared parking request shall be denied, and no certificates of occupancy shall be issued until the full number of off-street parking spaces are provided.

D)

Parking waivers. The zoning administrator and planning commission may grant waivers in off-street parking requirements, provided that there is no reduction in the number of spaces reserved for persons with disabilities.

1)

Building official. The zoning administrator may waive five off-street parking spaces or less, provided that the five parking spaces do not make up more than ten percent of the total site parking.

2)

Planning commission. The planning commission may modify the numerical requirements for off-street parking. The planning commission may attach conditions of approval to a modification in the minimum required parking.

3)

Proof from applicant. In order for the zoning administrator or planning commission to waive off-street parking requirements, the applicant must demonstrate that the required amount of parking spaces is excessive based on the needs of the proposed use or that the site cannot physically accommodate the required number of parking spaces.

4)

Process. If the parking space reduction is six spaces or more or more than 11 percent of the total site parking, then a public hearing is required. Planning commission has final authority over granting parking waivers.

(Ord. of 11-13-2023)

A)

Minimum off-street parking requirements. Unless otherwise specified in this article, the minimum number of off-street parking spaces is determined in accordance with the table in subsection (below.

B)

Usable floor area. To compute the number of parking spaces required, the definition of usable floor area (UFA) governs: that area used for, or intended to be used for, the sale of merchandise or service or to serve patrons, clients, or customers. Such floor area which is used or intended to be used principally for the storage or processing of merchandise or for hallways, utilities, or sanitary facilities, is excluded from this computation. Measurement of usable floor is the sum of the horizontal areas of the several floors of the building, measured from the interior faces of the exterior walls.

C)

Rounding of spaces. Any fraction up to and including one-half is rounded down; any fraction greater than one-half is rounded up.

D)

Employee parking. Employee parking spaces are required for the number of employees in the largest working shift.

E)

Required off-street parking spaces.

(Ord. of 11-13-2023; Ord. No. 24-1238, 6-4-2024)

A)

Each parking lot that serves a building, except one- and two-family dwelling units, must provide parking that meets the requirements for barrier-free access. A barrier-free route of travel from accessible parking spaces to the nearest barrier-free building approach must be provided.

B)

A minimum number of barrier-free spaces is required, as described in the table below:

C)

The minimum dimensions for barrier-free spaces are:

(Ord. of 11-13-2023)

Off-street parking lots must be laid out, constructed, and maintained as follows:

A)

Dimensions. Parking facilities must be in accord with the following dimensions:

B)

Length reduction. Parking stall length may be reduced from 20 feet to 18 feet when the vehicle overhang is positioned over open green space or would not interfere with pedestrian access.

C)

Lane widths. All maneuvering lane widths permit one-way traffic movement, except that the 90 degree pattern may permit two-way movement.

D)

Street backing. All spaces must be provided adequate access by means of maneuvering lanes; backing directly onto a street is prohibited.

E)

Aisle length. Parking aisles cannot exceed 300 feet without a break in circulation.

F)

Signage and striping. Appropriate signage and striping must be included within all parking lots. Designating the traffic flow at all entrances and exits (i.e., directional arrows) may be required by the planning commission if traffic safety is a concern.

G)

Curbing. Bumper stops, wheel chocks are not permitted, parking areas must be curbed. Curbing prevents a vehicle from touching any required wall or fence, extending beyond the property line or extending into landscaped areas and/or pedestrian ways.

H)

Screening wall. A wall must be provided on all sides of an off-street parking area abutting or adjacent to a residential district. Where a wall extends to an alley which is a means of ingress and egress to an off-street parking area, the wall may end not more than ten feet from such alley line in order to permit a wider means of access to the parking area.

1)

The masonry wall cannot be less than six feet in height (measured from the surface of the parking lot) and must consist of either stone, brick, stamped concrete, or split-faced concrete block.

2)

The planning commission, upon application by the property owner of the off-street parking area, may waive or modify the wall requirement by approving either an earth berm or evergreen screen (minimum six feet in height) in its place.

I)

Grading. The parking lot must be graded and adequately drained so as to dispose of all surface water accumulated in the parking area in such a way as to preclude drainage of water onto adjacent property or toward building.

J)

Surfacing. The entire parking area, storage area and non-landscaped portion of the lot, including parking spaces and maneuvering lanes, must be provided with asphalt or concrete surfacing.

K)

Parking dimension deviations. Upon review of a site plan, the planning commission may permit reduced parking space dimensions for off-street parking lots that are not used by the general public and in a controlled environment, including but not limited to vehicles in storage awaiting repair and subsequent pick-up by their owners, provided the following conditions are met:

1)

The subject vehicles cannot be used by the general public and must be located off-street.

2)

Traffic and activity of the subject vehicles does not result in the daily turnover of the site and is of low frequency, including but not limited to valet parking lots.

3)

Requests for parking space dimensional reductions are the minimum deviation possible from the ordinance; in no instance may any parking space be less than seven feet by 16 feet.

4)

The parking area where such vehicles are located are demarcated by an enclosure, landscaping, or similar barrier.

(Ord. of 11-13-2023)

A)

Types of EVSE. There are three classifications of electric vehicle supply equipment, see text and graphic below.

1)

EV-C (electric vehicle capable). EV-C are parking spaces having a capped cable/raceway connecting the parking space to an installed electric panel with a dedicated branch circuit(s) to easily install the infrastructure and equipment needed for a future electric vehicle charging station. The dedicated branch circuit panel space shall be stenciled or marked legibly with the following text: Future Electric Vehicle Charging Circuit.

2)

EV-R (electric vehicle ready). EV-R are parking spaces that are ready for installation of an electric vehicle charging station except for the EVCS itself. EV-R parking spaces shall have a junction box, terminated in an approved method, for a direct-buried cable or raceway to an electrical panel with a dedicated branch circuit(s) to power a charging station. The junction box shall be clearly marked and labeled with the following text: EV Ready Circuit. See Figure EV-R.

3)

EV-I (electric vehicle installed). EV-I are parking spaces with an operational electric vehicle charging station. See Figure EV-I.

B)

Standards for EVSE.

1)

Permitted in all districts. The various types of EVSEs, Level 1, Level 2, and Level 3 are permitted as accessory use within all zoning districts. The different levels entail varying power supply and charging rates.

2)

New construction. All new construction of residential and commercial properties (including single-family dwellings, two-family dwellings, multiple-family dwellings, mixed-use, etc.) must have EV-capable parking spaces on the lot. At least 20 percent of the required off-street parking spaces must be EV-capable.

3)

Waiver. The planning commission is able to waive the requirement of installing EVSE if the project is minor in nature and if the installation of the EVSE would result in a major cost burden to the project and prohibits the success of the project.

4)

Signage. EV-I parking spaces must have signage indicating it is to be used exclusively for electric vehicles. Pavement markings should be added. The signage must use the MDOT-approved sign (illustrated below) to ensure EV use. The standardized sign helps create continuity among EV drivers and the general public. Sign details are available on the Clean Energy Coalition website (cec-mi.org ). The parking space should be painted with the EV symbol, shown in Image 1. The paint color should match the color of the parking space lines, and dark colors should be avoided.

5)

Protection. Free-standing EVSEs shall have bollards, bumper blocks, or raised curbs to protect the system.

6)

No obstructions. EVSEs shall not create a trip hazard or violation of the accessible path of travel when the cord is connected to an electric vehicle.

7)

Placement.

a)

EVSEs shall be wall-mounted or located to accommodate the charging of more than one parking stall.

b)

EVSEs may not reduce the required dimensions of parking spaces and maneuvering lanes and must maintain compliance with state barrier-free design requirements.

c)

EVSEs located on any walkways must maintain at least four feet of walkway width for pedestrians.

d)

EVSEs may not be in any required interior landscape island, right-of-way screening, or conflicting land use buffer.

8)

Renewable electric supply recommended. Typical electric vehicles as described and defined here are three times more efficient than the most efficient petroleum-based combustion vehicles. They produce no tailpipe emissions and have more than 50 percent lower greenhouse gas emissions assuming 2019 DTE upstream emissions associated with the production of electricity. For electric vehicles to operate in the most efficient, environmentally and financially beneficial way, EVSEs should be powered by a renewable energy source. Options can be on-site solar power generation or subscribing with a utility or a third party for renewable energy.

9)

Accessibility. Must meet or exceed the standards represented in the graphic below.

(Ord. No. 24-1238, 6-4-2024)

Editor's note— Ord. No. 24-1238, adopted June 4, 2024, renumbered the former §§ 8.07—8.09 as § 8.08—8.10, respectively, and enacted a new § 8.07 as set out herein. The historical notation has been retained with the amended provisions for reference purposes.

A)

Location. In connection with every building, structure, or use hereafter erected (except one- and two-family dwelling units) an off-street loading zone must be provided in the rear yard or if in the side yard, screened from the public right-of-way and any residentially zoned or used property. A dedicated alley may satisfy the requirement for off-street loading and unload.

B)

Dimensions. Loading zones must be a minimum of ten feet by 40 feet, with a 14-foot height clearance.

C)

Access. Loading zones cannot back out directly onto a public road.

D)

Quantity. In the case of a mix of uses or a mixed-use building on one developed lot, the total requirements for loading zones is the sum of the various uses computed separately. Loading zones must be provided as follows:

E)

Waiver. The planning commission may modify or waive the requirement for a loading zone, upon determination that adequate loading space is available to serve the building/use, or that provision of such a loading zone is unnecessary for the use.

(Ord. of 11-13-2023; Ord. No. 24-1238, 6-4-2024)

Editor's note— See editor's note at § 8.07.

A)

Number of non-residential driveways. Access must be provided for each site; where feasible, access must be provided via a shared access driveway. One additional driveway may be allowed for properties with a continuous frontage of over 500 feet and one additional driveway for each additional 250 feet of frontage. The planning commission may determine additional driveways are justified due to the amount of traffic generated by the use without compromising traffic operations along the street, based upon a traffic impact study submitted by the applicant.

B)

Driveway spacing. The minimum space between two non-residential driveways on the same side of the road is based upon posted speed limits along the parcel frontage. The minimum spacings indicated below are measured from centerline to centerline, as follows:

C)

Intersection setback. The minimum space between a proposed non-residential driveway and an intersection must be setback 50 feet.

D)

Modification of standards. During the site plan review, the planning commission has the authority to modify these standards upon consideration of the following:

1)

The standards would prevent reasonable access to the site or access via a shared driveway or service/frontage road is not possible due to the presence of existing buildings or topographic conditions.

2)

Roadway improvements (such as the addition of a traffic signal, center turn lane, or bypass lane) will be made to improve overall traffic operations prior to project completion, or occupancy of the building.

3)

The use involves the redesign of an existing development or a new use which will generate less traffic than the previous use.

4)

The proposed location and design are supported by the Michigan Department of Transportation (MDOT) or Macomb County 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.

5)

Where there is a change in use or expansion at a site that does not comply with standards of this zoning ordinance, the planning commission may determine the amount of upgrade needed in consideration of the existing and expected traffic pattern and the capability to meet the standards of this ordinance to the extent practical.

E)

Traffic impact studies. The city may require a traffic impact study (TIS) for all development proposals that it reviews. The TIS must be submitted by the applicant to determine the potential future traffic conditions on adjacent roadways once the proposed development is finished. The TIS must include a prediction of the peak-hour operational conditions at site driveways and road intersections affected by the development. The results of the TIS may be used in the final design of access points and internal circulation and may identify necessary off-site road improvements. At a minimum, the TIS shall meet standards as published by the Southeast Michigan Council of Governments (SEMCOG) and MDOT in the handbook titled Evaluating Traffic Impact Studies and found acceptable by the city prior to being used.

F)

Commercial cross-access.

1)

Cross access drive(s) are an easement which will permit the use of the drive for traffic circulation to provide ingress and egress to the two or more properties. All non-one- or two-family residential developments in the MU-1, MU-2, MU-3, and DT Districts must permit pedestrian and vehicle cross access for adjacent non-one- or two-family sites.

2)

A cross access agreement must be in a recordable form, approved by the city attorney and will run with the land and benefit/burden the heirs, assigns and transferees of the properties to be served by the drivers. The easement must specify the means by which the drives will be maintained, including a specification of responsible parties for snow plowing, repair, and other maintenance practices.

3)

The applicant must have the easement(s) recorded with the Macomb County Register of Deeds office and submit a copy to the city for permanent records.

(Ord. of 11-13-2023; Ord. No. 24-1238, 6-4-2024)

Editor's note— See editor's note at § 8.07.

All parking lots and loading zones must be maintained in accordance with this article, an approved site plan, and the following:

A)

Alterations to an approved parking lot or loading zone that are not in accordance with an approved site plan are a violation of this ordinance.

B)

All parking lots, perimeter landscaped areas, and required screening must be kept clean and free from tall grass, weeds, trash, and debris. Surfacing, curbing, lighting fixtures, signage, and related improvements must be kept in good repair.

C)

Parking lots and loading zones must be diligently kept clear of snow; up to ten percent of the parking lot may be used for snow deposit.

(Ord. of 11-13-2023; Ord. No. 24-1238, 6-4-2024)

Editor's note— See editor's note at § 8.07.