(a)

Generally.

(1)

The elimination of existing buildings and structures or uses that do not conform to this chapter is as much a subject of health, safety and general welfare as is the prevention of the establishment of new uses that would violate the provisions of this chapter. It is also the intent of this chapter to administer the elimination of nonconforming uses, buildings, and structures so as to avoid any unreasonable invasion of established private property rights.

(2)

Any structure or use of land lawfully existing at the time of the enactment of this chapter and its amendments, but not in conformity with its use provisions is "grandfathered" and may be continued subject to the following provisions.

(b)

Unsafe structures. Any structure or portion thereof declared unsafe by an appropriate governing authority may be restored to a safe condition, provided the requirements of this section are met.

(c)

Alterations. Any change in a lawfully existing nonconforming building, use, building site or yard area is subject to the following:

(1)

No lawfully existing nonconforming building can be structurally altered, except repairs on the building or installation of plumbing fixtures required by law, the changing of interior partitions, and interior remodeling. Structurally altering a lawfully existing nonconforming building shall not exceed 50 percent of the value of the building as determined by the building inspector. Restorations and remodeling of existing nonconforming agricultural buildings is permitted.

(2)

No lawfully existing nonconforming building or lands, except those residential dwellings needing repairs on the building or installation of plumbing fixtures as required by law, can be substantially added to, moved, or extended in any manner unless such building or land is changed to conform to the provisions of this chapter.

(3)

If a lawfully existing nonconforming building is moved, all nonconforming minimum yard requirements, as defined in article VI of this chapter or elsewhere in this chapter, must be eliminated.

(4)

Whenever an owner of a lawfully existing residential dwelling must make repairs on or installation of plumbing fixtures which will force the location of the future addition of the dwelling nearer the lot line, the addition to the dwelling shall be allowed to extend to the existing building line, but no nearer the property line than any existing portion of the dwelling.

(d)

Extensions. A lawfully existing nonconforming use is restricted to the lot occupied by such use as of the effective date of the ordinance from which this chapter is derived. A nonconforming use must not be extended to include either additional building or land, except as permitted in subsection (c)(4) of this section, or unless the owner applies for and is granted a variance.

(e)

Restoration of damaged buildings. Unless otherwise specified, a lawfully existing nonconforming structure that is destroyed (damage equals or exceeds 50 percent of the structures' replacement value, as determined by the building inspector), through no intent of the owner, may not be reconstructed or restored to the same nonconforming use except upon approval of the City of Greensboro Building Inspector. This does not apply to damage due to wind storms, i.e., tornados.

(f)

Discontinuance. A lawfully existing nonconforming use that has been discontinued for a continuous period of, five years shall not be reestablished and any future use shall be in conformance with this chapter. Where government action impedes access to land, the time of any resulting discontinuance of a nonconforming use shall not be counted towards the time periods of this section.

(Zoning Ord. 2007, § 6.1)

(a)

Required. Within the City of Greensboro, off-street automobile storage or parking space shall be provided on every lot on which any permitted or conditional use is established in accordance with this chapter.

(b)

General requirements. For the purpose of this chapter, the following general requirements are specified:

(1)

The term "off-street parking space" means a space at least ten feet wide and 18 feet in length with a minimum net area of 180 square feet. Minimum driving lane requirements for egress and ingress and maneuverability of vehicles in the parking area shall be:

a.

90-degree parking: 24 feet.

b.

60-degree parking: 18 feet.

c.

45-degree parking: 14 feet.

(2)

If an off-street parking space cannot be reasonably provided on the same lot on which the principal use is conducted, the City of Greensboro Building Inspector may permit such space to be provided on other off-street property, provided such space lies within 600 feet of the property line of the principal use. The parking space shall be associated with the permitted use and shall not thereafter be reduced or encroached upon in any manner.

(3)

The required number of parking spaces for any number of separate uses may be combined in one lot, but the required space assigned to one use may not be assigned to another use at the same time.

(4)

Area reserved for off-street parking in accordance with the requirements of this chapter shall not be reduced in area or changed to any other use unless the permitted use which it serves is discontinued or modified, and unless equivalent parking space is provided to the satisfaction of the City of Greensboro Building Inspection Office.

(5)

Off-street parking existing at the effective date of the ordinance from which this chapter is derived 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 use.

(c)

Parking space requirements for all districts.

(1)

Off-street automobile storage of parking space shall be provided with vehicular access to a street or alley, and shall be equal to the minimum requirements for the specific land use set forth.

(2)

For specific buildings or uses not scheduled in subsection (1) of this section, the administrator shall apply the unit of measurement set forth in the schedule in subsection (1) of this section which is deemed to be the most similar to the proposed building or use, or approve site specific parking based on developer submitted data (subject to administrator approval), or apply an appropriate standard from an accepted reference manual.

(d)

Shared parking. Two or more uses may share parking facilities without providing the minimum number of on-site required spaces for each use, provided the following conditions are met:

(1)

The minimum required number of parking spaces for the combined uses may be reduced by 20 percent where hours of operation overlap with approval of the planning and zoning board.

(2)

Off-site spaces shall be within 600 feet of the property line of the principal use. If the pedestrian access is to cross an arterial street, appropriate safety measures must be present to help the pedestrian cross the street. In any event, safe and convenient pedestrian access, such as a sidewalk or path, must exist or be provided from the structure or use to the parking lot.

(3)

The parking facility to be shared must contain at least the minimum required spaces of the largest individual use sharing the lot and shall be developed to the extent of at least being paved and striped according to the standards of this chapter.

(4)

The parking facility to be shared must be owned by the owner of one of the uses or leased for at least a 20-year term or through a permanent easement by the owner of the uses being served.

(5)

No changes shall be made to the shared parking facility which would reduce the parking provided for the uses, unless the owner of one of the uses makes other arrangements to provide parking. No such changes shall be made without approval of the zoning administrator.

(6)

Parking spaces to be shared must not be reserved for a specific person, individual, or use on a 24-hour basis.

(7)

Handicap parking spaces cannot be shared, unless the establishments that are to share the spaces are adjacent to the handicap spaces and not inconvenient to the users of such spaces.

(8)

Loading space shall not be used for general parking.

(9)

Any proposed change in the use of a structure that shares a parking facility will require proof that adequate parking is available.

(10)

Off-site and shared parking may be used in combination to develop parking facilities, provided all the requirements of this section are met.

(e)

Stacking space for drive-through facilities.

(1)

Stacking spaces shall be provided for any use having a drive-through facility or areas having drop-off and pick-up areas. The following general standards shall apply to all stacking spaces and drive-through facilities:

a.

Stacking spaces and lanes for drive-through stations shall not impede on and off site traffic movements, shall not cross or pass through off-street parking areas, and shall not create a potentially unsafe condition where crossed by pedestrian access to a public entrance of a building.

b.

Drive-through lanes shall be separated from off-street parking areas. Individual lanes shall be striped, marked or otherwise distinctly delineated.

c.

Approach lanes for drive-through facilities shall have the following minimum widths:

1.

One lane: 12 feet per lane.

2.

Two or more lanes: Ten feet per lane.

d.

All drive-through facilities shall be provided with a bypass lane with a minimum width of ten feet.

e.

Alleys or driveways in residentially zoned areas adjacent to drive-through facilities shall not be used for circulation of customer traffic.

f.

Each stacking space shall be a minimum of ten feet by 20 feet.

(2)

The number of stacking spaces shall be provided as follows:

a.

Financial institutions with drive-through windows: Two stacking spaces for each window.

b.

Drive-in or fast food restaurant: Six stacking spaces per drive-through window measured from the order board or station.

c.

All other uses: Three stacking spaces for each window.

(f)

Parking area site requirements. All off-street parking shall be laid out, constructed, and maintained according to the following requirements for B1, B2, C3, L1, OI and CPUD. Off-street parking includes parking spaces or lots for customers and employees.

(1)

All parking areas shall be hard surfaces with concrete or plant mix material. Parking areas may consist of gravel or crusher-run with the approval of the planning and zoning board. Parking areas without hard surfaces shall install parking blocks each perpendicular or diagonal parking space except where the parking space is adjacent to concrete curbs.

(2)

Lighting facilities, if provided, shall be arranged so that light is reflected away from adjacent properties and streets.

(3)

The parking area shall be adequately drained.

(4)

No sign shall be placed within the public right-of-way. Signs and planting strips shall not obstruct the visibility of drivers or pedestrians.

(5)

All parking lots must be maintained in a clean, litter-free condition.

(g)

Landscape standards for parking lots.

(1)

Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare, headlights, and parking lot lights from the public right-of-way and from adjoining properties. In addition, parking lots should be adequately shaded to reduce the amount of reflected heat.

a.

When a lot is located adjacent to a public right-of-way, a minimum of ten feet of landscaped land will be provided between the right-of-way and the parking lot to reduce the visual impact of the parking lot. The landscaping site plan must be approved by the zoning administrator.

b.

Along the perimeter of the parking lot, to reduce its visual impact, provide a ten-foot wide landscape strip around the perimeter of the lot, to be planted with shade trees and low shrubs. Provide a minimum of one shade tree per every 40 feet of lot perimeter. However, this does not mean that shade trees must be located 40 feet on center. Additional shade trees may be necessary to effectively shade/screen the parking lot.

c.

For the purpose of calculating off-street parking lot square footage, all areas within the lot's perimeter are counted, including the planting islands, curbed areas, corner lots, parking spaces, and all interior driveways and aisles except those with no parking spaces located on either side. Landscaped areas outside the parking lot may not be used to meet the interior planting requirement. Landscape provisions only apply to parking areas for customers or employees. The amount of landscaping required is based on the following sliding scale:

(2)

The percentages in subsection (g)(1)c of this section must be planted in shade trees. This is necessary to break up the visual expansiveness of lots and to reduce glare and heat. Landscaping requirements will be to plant a minimum of one over story or two under story trees per 200 square feet of required interior planting area. The trees shall meet the following criteria:

a.

Over story trees shall be a minimum of 2½ inches caliper. Over story trees include but are not limited to oaks, pines, and maples.

b.

Under story trees shall be a minimum of one-inch caliper. Under story trees include but are not limited to dogwoods, crepe myrtles, and redbuds.

c.

No more than one-third of the trees can be under story trees.

d.

No more than 50 percent of the trees can be of a single variety.

(3)

To achieve these objectives, the following alternatives should be considered:

a.

Provide a continuous landscape strip between every four rows of parking. This should be a minimum of eight feet in width to accommodate a low hedge and over story trees.

b.

Create large planting islands (over 600 square feet) to be located throughout the lot and planted with shade trees, low shrubs, and/or ground over. These should preferably be located at the ends of parking rows.

c.

Provide planting islands (a minimum of nine feet wide) between every ten to 15 spaces to avoid long rows of parked cars. Each of these planting islands should provide at least one shade tree having a clear trunk height of at least six feet.

(4)

Within the interior of the parking lot, landscaping should be used to delineate vehicular and pedestrian circulation patterns. Clear and legible signs, different color and texture paving materials, raised areas, and other techniques should be used to further direct the flow of both vehicular and pedestrian traffic within the lot.

(5)

The general guidelines listed in this subsection should be followed for all parking lots.

a.

Use shade trees with ground cover of low shrubs as the primary landscape material within parking lots. Avoid tall shrubs or low branching trees that will restrict visibility.

b.

For planting islands that are parallel to spaces, islands should be a minimum of nine feet wide to allow doors to open.

c.

For planting islands that are perpendicular to spaces, islands should be a minimum of eight feet wide to allow for overhang of parked cars. If parking is only on one side of the island, an eight-foot width is still required.

d.

Screening of mechanical equipment, trash, and loading areas should be provided. This can be achieved using walls, fences, and/or landscaping.

e.

Where appropriate, the use of porous pavement and/or specially designed brick or block should be considered to increase on site water retention for plant material and groundwater supplies and to reduce problems associated with runoff.

(h)

Maintenance of perimeter and interior parking lot landscaping. The owner, tenant, and their agent, if any, are jointly and severally responsible for the maintenance of all landscaping in good condition so as to present a healthy, neat, and orderly appearance and shall be kept free from refuse and debris. All landscaped areas must be watered via underground sprinkler systems or be provided with a readily available water supply with at least one outlet located within 150 feet of all plant material to be maintained.

(1)

All plant growth in landscaped areas must be controlled by pruning, trimming, or other suitable methods so that plant materials do not interfere with public utilities, restrict pedestrian or vehicular access, or otherwise constitute a traffic hazard.

(2)

All planted areas must be maintained in a relatively weed free condition and clear of undergrowth.

(3)

All planting must be fertilized and irrigated at such intervals as necessary to promote optimum growth.

(4)

All trees, shrubs, ground cover, and other plant materials must be replaced during the next suitable planting period if they die or become unhealthy because of accidents, drainage problems, disease, or other causes.

(5)

Replacement plants must conform to all standards that govern the original installation of plantings.

(Zoning Ord. 2007, § 6.2)

(a)

Generally. Off-street loading and unloading spaces shall be provided as required by this section.

(b)

Size of off-street loading spaces. Each off-street loading space shall have minimum dimensions of 14 feet in height, 12 feet in width, and 55 feet in length. However, upon sufficient demonstration that a particular loading space will be used exclusively by shorter trucks, the zoning administrator may reduce the minimum length accordingly to as little as 35 feet.

(c)

Connection to street or alley. Each required off-street loading space shall have direct access to a street or alley or have a driveway which offers satisfactory ingress and egress for trucks.

(d)

Floor area over 10,000 square feet. Sufficient space for off-street loading and unloading must be provided for each hospital, institution, hotel, commercial or industrial building or similar use requiring the receipt or distribution of materials or merchandise, and having a floor area of more than 10,000 square feet of floor space. Such space must be located so as not to hinder the free movement of pedestrians and vehicles over a sidewalk, street or alley.

(e)

Floor area less than 10,000 square feet. Sufficient off-street loading space (not necessarily a full space if shared by adjacent establishments) must be provided for each commercial or industrial building requiring the receipt or distribution of materials for merchandise and having a floor area of less than 10,000 square feet. The space must be located so as not to hinder the free movement of pedestrians and vehicles over a sidewalk, street or alley.

(f)

Bus and trucking terminals. There shall be provided sufficient space to accommodate the maximum number of buses or trucks to be stored or loaded at the terminal at any one time.

(g)

Location of off-street loading spaces. All required off-street loading spaces shall be located on the same lot as the building which they are intended to serve or on an adjacent lot when the loading spaces are shared with the use occupying said adjacent lot.

(h)

Permanent reservation. Area reserved for off-street loading in accordance with this section must not be reduced or changed to any other use unless the permitted use that the off-street loading serves is discontinued or modified. However, equivalent loading space may be provided and approved by the zoning administrator.

(Zoning Ord. 2007, § 6.3)

The requirements for controlling curb cuts and maintaining vision clearance shall be as follows:

(1)

Curb cuts.

a.

No curb cut shall be less than nine feet nor exceed 30 feet in length unless the property will primarily serve tractor-trailer traffic. Except in residential districts, no curb cut shall be closer than 100 feet to another curb cut or access point. At street intersections, no curb cut or other access point shall be located closer to the intersection than is necessary to serve the property but in no case shall be closer than 50 feet from the intersecting point of the two streets rights-of-way or property lines involved (or such lines extended in case of a rounded corner), whichever is the least restrictive.

b.

A permit must be obtained from the Georgia Department of Transportation before curb cuts or any other point of access is authorized onto state owned highway rights-of-way from abutting property. Individuals requesting a development permit for property that abut a state owned highway must contact the district traffic engineer for consultation and GDOT permit issuance before a local permit will be issued.

(2)

Vision clearance. In all use districts, no fence, wall, shrubbery, sign, marquee or other obstruction to vision between the heights of 2.5 and ten feet from the ground level is permitted within 50 feet of the intersection of the right-of-way lines of two streets or railroad lines, of a street intersection with a railroad line, or of curb cuts or driveways.

(Zoning Ord. 2007, § 6.4)

All streets in the City of Greensboro shall conform to the provisions contained in chapter 113.

(Zoning Ord. 2007, § 6.5)

Commercial vehicles and trailers of all types, including travel, boat, camping and hauling, shall not be parked or stored on any lot or parcel in any residential zoning district except in accordance with the following requirements:

(1)

No commercial vehicle used for hauling explosives, gasoline or liquefied petroleum products is permitted in any residential district.

(2)

Recreational vehicles, hauling trailers, or boat trailers are permitted if parked or stored behind the front yard building line in residential districts.

(3)

A recreational vehicle shall not be occupied either temporarily or permanently while it is parked or stored in any area except in a recreational vehicle park authorized under this chapter, or as otherwise stated in this chapter.

(4)

No automobile, recreation vehicle, trailer, or other vehicle for sale shall be parked in the right-of-way.

(Zoning Ord. 2007, § 6.6)

(a)

All required buffer areas and landscape strips are in addition to area, yard, and height requirements for the zoning district as specified in article VI of this chapter.

(b)

In any business (B1, B2, C3) or industrial (LI) district, any operation not conducted within a building, such as outdoor recreation, outdoor storage of materials, and outdoor servicing activities, a ten-foot vegetated landscaped buffer area is too maintained on the front property line. Twenty percent of the total area is to consist of landscaped materials of not less than two feet tall or a decorative fence of not less than two feet in height. The planning and zoning board shall, based on the character of the area, determine whether the applicant must install the landscape material or the decorative fence. All non-operating inventory must be stored behind the landscaped area or the decorative fence.

(c)

In any district not subject to the requirements of subsection (b) of this section but requiring screening of a specified operation, said screening shall be a solid wall or solid fence or tight evergreen hedge not less than six feet in height. The tight evergreen hedge shall grow to at least six feet in height within five years. There shall be a perimeter landscape strip at least ten feet wide, unless otherwise specified, that conforms to the planting requirements of section 121-92(g)(5)b. All buffer area requirements are in addition to the area, yard, and height requirements for that district (article VI of this chapter). Prior to any site construction or grading, the planning and zoning board must approve a landscaping plan.

(d)

A perimeter landscape strip of ten feet in width, or six feet if the commercial or industrial site is less than 15,000 square feet and not regulated by subsections (b) and (c) of this section, shall be planted in accordance with section 121-92(g)(5)b adjacent to the lot line when the following conditions exist or are created.

(e)

A proposed structure will exist on a lot where the side or rear lot line is a district boundary other than B1, B2, C3, or LI.

(f)

The lot or parcel on the opposite side of the boundary is zoned R1, R2, or RM.

(g)

All outdoor lighting must reflect away from all residential dwellings and shall be situated to not directly reflect into any public rights-of-way.

(h)

Any grading, improvement or construction adjacent to the buffer must not disturb or encroach on the buffer area.

(i)

A manufactured home park shall be screened by a tight evergreen hedge or suitable landscaping and contain a perimeter landscape strip at least 30 feet wide, unless otherwise specified. All perimeter landscape strip requirements are in addition to the area, yard, and height requirements for that district (see article VI of this chapter). Prior to any site construction or grading, the planning and zoning administrator must approve a landscaping plan.

(j)

A ten-foot rear and side yard vegetated buffer is required for all multifamily development in addition to required side and rear yards specified in articles VI or VII of this chapter.

(Zoning Ord. 2007, § 6.7)