Horseshoe Bend City Zoning Code

Off-street parking and loading facilities shall be subject to the following regulations and requirements in addition to the general regulations of the Horseshoe Bend Zoning Ordinance; Stall size and service drive dimensional requirements are set forth in Exhibit 4, "Minimum Standards for Standard Vehicles", of this chapter:

   A.   Use:

      1.   Parking facilities shall be used for vehicle parking only. No automobile sales, dead storage, repair work or dismantling of any kind shall be permitted.

         a.   The use allowed in the building and the corresponding parking spaces required and fixed shall be subscribed on the zoning certificate. Any enlargement or addition to a building, or any change in use of a building, or an enlargement or increase in intensity of use of a building, shall require an amendment to the zoning certificate upon which shall be subscribed the enlargement of a building or use thereof, or the change in use of said building, and the number of parking spaces required and established as a result of such.

   B.   Fractional Requirements: Any fractional requirement shall require one space.

   C.   Restricted Parking: Off-street parking space requirements are based on each space being available on a first-come, first-use basis. If a parking space is to be restricted by one or more parking spaces being assigned to a particular individual or user, such parking space shall be so designated and such restriction shall be subscribed upon the Zoning Certificate. Off-street parking requirements shall be increased by twenty percent (20%) of the number of such restricted spaces.

   D.   Distance for Private Off-Street Parking When Off-Site: The required off-street parking location shall be designated on the Zoning Certificate for a particular premises, and shall be located not more than the following distances measured along the sidewalk or a walkway available for public use from the primary entrance or elevator bank of the premises to the nearest entrance of the parking lot:

      1.   For retail or commercial customer parking, medical-dental clinics, churches, restaurants, bars and entertainment facilities: six hundred (600) feet.

      2.   For employee parking on a daily basis where the car is used occasionally regardless of the nature of the employment: one thousand five hundred (1,500) feet.

      3.   For residential uses: six hundred (600) feet.

      4.   When off-site parking is provided, a directional sign shall be erected on the premises advising the public of the distance and direction to additional parking.

   E.   Staff Determination: The Administrator shall determine parking space requirements for a use not specifically provided by this Title, but the space shall be the same as a use which has similar traffic generating characteristics.

   F.   Reduction of Parking Requirements: Parking space requirements for a particular use as established by Exhibit 8 of this chapter may be reduced upon application for conditional use permit in accordance with the provisions and procedures required by (conditional use permit ) Section 9-7-4 of this Title and upon determination by the City Council based on a specific showing by the applicant that the intensity of the particular use will need a lesser amount of parking space. An application for a reduction in the parking space requirements shall include a survey of persons using and working on the premises and such additional information as the City Council may require by which to demonstrate that the use by the regular employees and business invitee, licensees and visitors to the businesses and occupations in and upon the premises shall require less off-street parking space than required by the pertinent provisions of the Horseshoe Bend Zoning Ordinance.

      1.   In the event a determination is made that the parking space requirements may be reduced, the City Council shall determine the off-street parking space requirements which shall be subscribed upon the conditional use permit.

      2.   In making the determinations allowed in this Section, the schedule of parking requirements shall be deemed the normal standard for average intensity of use of the particular use specified and to the extent that the intensity of use is less than such norm, or the number of individuals using the premises provides less than the average number of cars, the parking requirements may be reduced.

   G.   Compact Spaces: A maximum of thirty-five percent (35%) of the total spaces provided may be designed, designated and used for compact size vehicles. The minimum standards for compact vehicle spaces and driveways are set forth in Exhibit 5. Compact spaces shall be located along the perimeter of the parking lot or in those areas most distant from the structure being served. Parking areas immediately adjacent to or within close proximity to building entrances shall be designated for full size spaces. Compact spaces shall be clearly marked as such on the pavement or curb. Surplus parking (spaces exceeding ordinance requirements) shall also comply with the thirty-five percent (35%) standard for compact spaces. The percentage of compact spaces may be increased by conditional use approval from the City Council. The applicant must demonstrate that the routine use of the parking lot will exceed the thirty-five percent (35%) standard.

   H.   With the exception of auto sales lots in commercial zones, it shall be unlawful to maintain or place vehicles on a property of another for the purpose of sale.

   I.   Off-Site or Shared Parking: Whenever any required parking or loading areas are located on a site which is not within the property limits of the facility being served, the permit applicant shall present an agreement authorizing use of the off-site parking for the duration of use of the site. Such agreement shall subject to approval by the Zoning Administrator. The primary considerations for such approval shall be the functionality of the parking spaces, the safety of parking users and the effects on neighboring land uses. Any change in use or increase in use during the term of the agreement shall require re-evaluation of the conditions and factors upon which the agreement was based.

   J.   Ordinance Procedure - Required Spaces Determined by Zoning Administrator: Where this Title requires the Administrator to prescribe the number of parking and loading spaces, the Administrator shall base his/her determination on the following:

      1.   Traffic generation, giving particular attention to attendance potential at any facility.

      2.   Location of the facility and the peak hours of operation.

      3.   Extent and frequency of loading/unloading operations.

      4.   The number of employees during peak period.

      5.   Any other factors that would affect parking and loading requirements. (Ord. 232, 4-14-2010)

This section applies only to the quantity, dimensional standards, and location of accessible parking spaces. Please note that this section is not a substitute for the International Building Code (IBC), but rather provides for zoning-related standards consistent with the purpose of the IBC. This section does not supersede the IBC. The most restrictive of the two - the IBC and this section - shall prevail in the event of any discrepancies. All other provisions not addressed in this section which are related to accessible parking spaces shall be governed by the IBC.

   A.   Location of Handicapped-Accessible Spaces: The spaces for persons with disabilities shall be located as near as practical to a primary accessible entrance. (Ord. 232, 4-14-2010)

The required number of accessible spaces shall be as follows:

 

 

(Ord. 232, 4-14-2010)

   A.   All accessible spaces shall be a minimum of eight feet (8') in width plus a five foot (5') wide adjacent access aisle.

   B.   One (1) in every eight (8) accessible spaces, but not less than one, shall have an adjacent access aisle eight feet (8') in width and shall be designated as "Van Accessible".

   C.   Exception: If all required spaces are designed in conformance with the "Universal Parking Design" (eleven feet (11') wide stalls with five foot (5') wide adjacent access aisle), then Section above shall not apply.

   D.   All accessible spaces shall be a minimum of twenty feet (20') in length. (Ord. 232, 4-14-2010)

   A.   Access aisles shall not be restricted by planters, curbs, or wheel stops.

   B.   Access aisles shall be level with the parking space.

   C.   Two (2) accessible spaces may utilize the same adjacent access aisle.

   D.   Accessible parking spaces shall be designed as reserved for the disabled by a sign showing the symbol of accessibility. Such sign shall not be obscured by a vehicle parking in the space. (Ord. 232, 4-14-2010)

   A.   Access aisles shall be connected to an accessible route to the accessible entrance of a building. The parking access aisle must either:

      1.   Blend with the accessible route; or

      2.   Have a curb ramp. Such ramp opening must be located within the access aisle boundaries and not within the parking space boundaries.

   B.   Parking spaces for disabled people and accessible passenger loading zones that serve a particular building shall be the spaces or zones located closest to the nearest entrance on an accessible route.

   C.   At least half (1/2) of the spaces are encouraged to be located adjacent to the buildings so that the disabled will not have to cross traffic aisles.

   D.   Parking Space Sizes: Off-street parking spaces shall meet the minimum dimensions for the types of spaces and conditions. (Ord. 232, 4-14-2010)

   A.   Joint or mixed use of off-street parking facilities shall be as follows:

      1.   Mixed Uses: Total requirements for off-street parking spaces shall be the sum of the requirements for the various uses.

      2.   Joint Use: The Zoning Administrator upon application for a permit in accordance with the provisions and procedures described below, may authorize the joint use of parking facilities provided:

         a.   The applicant shows there is no substantial conflict in the principal operating hours of the building, structure or use for which the joint use of parking facilities is proposed;

         b.   The parking facility for such proposed joint use is no further than three hundred (300) feet from the building, structure or use for which the off-street parking is required; and

         c.   The parties concerned in the joint use of off street parking facilities shall submit a written agreement in a form to be recorded for such joint use, approved by the City Attorney as to form and content, and such agreement, when approved as conforming to the provisions of this Chapter, shall be recorded in the office of the County Recorder and copies thereof filed with the City Clerk.

         d.   The Zoning Administrator will review the application relative to the approval criteria and make a determination of approval or denial within thirty (30) calendar days of receipt of application and will submit the findings and conclusions, with required conditions, in writing to the applicant. In the event the Zoning Administrator approves said application, a radius notice will be sent informing owners of properties within three hundred (300) feet of the subject property of the Zoning Administrator's decision and of their right to appeal that decision pursuant to Section 9-4-8-1 of this Title. (Ord. 232, 4-14-2010

   A.   Access driveways providing reasonable access to required private or public parking areas including garages may extend through the front or street side setback in a perpendicular manner provided they comply with Section 9-11-4-4. Driveways, which extend through the setback in other than a perpendicular manner, may be approved if due to physical limitations of the site or for aesthetic or safety purposes. The Zoning Administrator may approve such unusual driveways upon a determination that the following are true:

      1.   The driveway is clearly for access to a garage or parking area; and

      2.   The proposed driveway does not have a negative impact on adjacent properties; and

      3.   The driveway is required because of physical limitations of the site; or

      4.   The driveway is required to enhance the aesthetics of the site such as preserving existing trees; or

      5.   The driveway is required for safety reasons such as avoiding backing into a busy street or a street with limited motorist visibility.

   B.   Driveways which are not approved by the Zoning Administrator require a variance from the City Council. (Ord. 232, 4-14-2010)

Public or private parking areas and parking spaces shall not be permitted in any required yard of any residential land use zone, except as follows:

   A.   Trailers, camp trailers, boats, boat trailers, recreational vehicles and all other vehicles not in daily use are restricted from parking in the front and street side yard setbacks or adjacent street for more than forty eight (48) hours.

   B.    Alley loaded parking and parking structures may encroach into rear or interior side setbacks per Section 9-11-4.

   C.   Open air public or private parking areas and service drives, which are utilized in conjunction with any building or use permitted in a residential land use zone, shall be permitted in side yards that do not abut a street; provided that a minimum five foot (5') wide landscaping and screening area be constructed and maintained adjacent to the adjoining property line as provided for in Section 9-11-4-4. No vehicle or the parking thereof shall be permitted in said minimum five foot (5') wide landscaping and screening area. In the case of detached single family residential uses in the R-1, R-2 and R-3 Zones, a three foot (3') wide landscaping and screening area is required.

   D.   Cars, trucks, trailers, boats, boat trailers and recreational vehicles shall not be parked on:

      1.   Required yard areas;

      2.   Unimproved parking areas;

      3.   Areas not designed for vehicle parking;

      4.   The required side and rear yard setbacks; and,

      5.   Adjacent residential zoned street for more than forty-eight (48) hours.

   E.   No commercial vehicle or trailer shall be parked, stored, or otherwise left unattended at any place in a residential Zone whether on a lot or on the public right-of-way for over two (2) hours except while actually engaged in pickup or delivery activities, or during the course of actual construction, alteration or repair of buildings and structures or any other permitted use in the immediate proximity.

   F.   All parking areas, driveways, and other vehicular access, for single family or two-family residential uses, shall be paved of asphalt, concrete, or other hard surface material approved by the Zoning Administrator. Other residential uses are subject to standards in accordance with Sections 9-11-4-2, 9-11-4-3 and 9-11-4-4.

   G.   Driveways for single family or two-family residential uses shall be a minimum of nine feet (9') wide. Driveways or service drives for other residential uses are subject to Section 9-11-4-3 J.

   H.   Interior garage dimensions shall comply with Section 9-11-4-4 A.1.

   I.   Driveways are permitted in the front and street side setbacks in accordance with Section 9-11-4-1.

   J.   For single family residential uses, individual driveways in the front setback shall not exceed a width of thirty-three feet (33') within the setback. For the purpose of this section, individual driveways are those vehicular access ways separated from any other vehicular access way by a minimum of five feet (5') of landscaping or similar material not designed to accommodate vehicles. More restrictive standards shall prevail where applicable.

   K.    The Zoning Administrator may permit up to one half (1/2) of the parking required for a single family or two-family residential use to conform to compact parking stall dimensional standards on lots having topographic or other physical constraints. However, interior garage dimensions must comply with Section 9-11-4-4 and the requirements of this section.

   L.   Parking on substandard lots of record is regulated by Section 9-11-4-3 F. (Ord. 232, 4-14-2010)

   A.   Service drives:

      1.   May not landlocked adjacent property due to topographic or parcel layout; and

      2.   May not interfere with the continuity of public streets.

When public streets are feasible and necessary to the proper development of the public street system as determined by the City Engineer, then public streets shall be required.

   B.   Service drives shall be designed and constructed to facilitate the flow of traffic, provide maximum safety for traffic ingress and egress, and provide maximum safety for pedestrian and vehicular traffic on site.

   C.   The service drive must not encourage or promote the use of the service drive as a "pass-through" between public streets.

   D.   Grade: Maximum grade for service drives shall be ten percent (10%) unless specifically approved by the City Engineer and the Fire District. A maximum grade of two percent (2%), unless specifically approved by the City Engineer, shall be required for the initial 80 feet from the intersecting curb to provide a landing at the junction of the service drive and the public right-of-way.

   E.   Where determined by the City Engineer for drainage control, vertical curbing is required.

   F.   Except single-family or two-family dwellings on a single lot, parking spaces in groups of three or more (3+) shall be served by a service drive designed to prevent backing onto a public street.

   G.   Service drives shall comply with the requirements of the Fire District.

   H.   Service drives shall be designed to intersect the public right-of-way at a ninety (90) degree angle or as near to that angle as possible. Discrepancies shall require review and approval by the City Engineer.

   I.   A service drive, which provides access to any type or degree of development from a local street, shall be setback a minimum of fifty feet (50') from an intersection of public streets as depicted in the following manner. Under unusual circumstances, the Planning Director may waive this requirement.

   J.    Service Drive Widths:

      1.   Drive through lanes and associated escape lanes shall each be a minimum of ten feet (10') wide.

      2.   A driveway for a single-family dwelling and for a two-family dwelling may be a minimum of nine feet (9') wide.

      3.   One-way service drives without parking on either side shall be a minimum of ten feet (10') wide. Two-way service drives without parking on either side shall be a minimum of twenty feet (20') wide.

      4.   Garages shall be setback twenty feet (20') or greater, or between three (3) to eight (8) feet from the edge of the service drive. The combined width of the service drive and the garage setback shall be a minimum of twenty-eight feet (28').

      5.   Except at the intersection of a service drive and public road, the service drive shall be narrowed to twenty feet (20') where occupied by a crosswalk.

      6.   Twenty-four feet (24') of clear width shall be maintained between building appurtenances, such as carport overhangs, that border service drives. (Ord. 232, 4-14-2010)

All public or private parking areas and parking spaces shall be designed and laid out to conform to the minimum standards required by this Chapter and in accordance with the minimum standards for parking lot design as follows:

   A.   Minimum dimensional standards for parking lot designs are stated in "EXHIBIT 4, Minimum Standards for Standard Vehicles."

      1.   The minimum unobstructed interior width of a two-car private residential garage shall be twenty (20) feet. The minimum unobstructed depth of the stalls must be twenty (20) feet for the first stall and may be sixteen (16) feet for the second stall. These dimensions must be kept clear of any permanent obstructions including, but not limited to, mechanical units.

      2.   Vehicle backup areas shall be provided. This area may include the width of the service drive or alley.

      3.   Except at the intersection of a service drive and public road, the service drive shall be narrowed to twenty feet (20') where occupied by a crosswalk.

      4.   Twenty-four feet (24') of clear width shall be maintained between building appurtenances, such as carport overhangs, that border service drives.

 

 

 

   B.   Surfacing: All parking lots, service drives, vehicle storage areas, and vehicle sales lots shall be paved and constructed to meet the City of Horseshoe Bend Standards, for base course and asphaltic concrete mat thickness; curbs and gutters where applicable; utilizing the appropriate traffic index. The design shall be prepared by a licensed, professional engineer.

   C.   Exceptions: Gravel surface may be utilized within industrial zones for enclosed storage yards or grounds maintenance areas and for recreational vehicle storage lots approved through the Conditional Use Permit process. Gravel surface may be allowed in commercial zones where the outdoor storage use has been approved through a Conditional Use Permit.

   D.   Within the commercial zones, storage yards must be enclosed by a six (6) foot high, solid fence and may not be located in front of the main building. All areas must obtain approval from the City Engineer.

   E.   Grading: Except parking areas for single-family and two-family dwellings, parking areas shall be graded to prevent storm water runoff from crossing the sidewalk or from running onto adjacent properties or rights-of-way.

   F.   Bumper: All parking areas shall be provided with a substantial wheel restraint which will prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions, except that the requirements of this subsection may be waived by the City Council for proper cause.

   G.   Bumper Overhang: When the City Council approves parking stall dimensions that allow bumper overhang onto a sidewalk or landscape strip, the parking stall dimension may be reduced two feet (2') in length if two feet (2') in width is added to the required sidewalk or landscape strip. Bumper overhang shall not damage landscaping.

   H.   Landscaping and Screening: All parking and storage areas (except those in conjunction with single family residences) including vehicle sales areas, truck parking areas, bus parking areas and service drives shall meet the following standards:

      1.   Along all streets there must be provided a continuous landscape area in accordance with the following standards:

         a.   The City Council shall require street trees with a minimum size of two inch (2") caliper in the landscape area.

         b.   Shrubs, lawn or other ground cover approved by the City Council shall be installed in all landscape areas. Landscape plants shall not include plastic or other artificial materials. The use of rock mulch shall be allowed at the discretion of the City Council. Only natural colored rock mulch shall be allowed with no patterning of the material.

         c.   All landscaped areas shall be provided with an underground irrigation system.

      2.   A minimum five (5) to six (6) ft. high solid screen shall be provided when a parking lot is adjacent to residential land uses. This screen may include fencing, walls and/or landscape combinations that will provide a dense barrier.

      3.   A minimum of five percent (5%) of the parking lot area, including drives, shall be landscaped with interior planters. Perimeter required landscaping shall not constitute part of the percentage. The City Council may approve a transfer of all or part of the required interior landscaping to other areas of the site.

      4.   Existing healthy trees should be retained as approved by Zoning Administrator and be considered in the design and grading of the property.

      5.   The Zoning Administrator may grant up to a ten percent (10%) reduction in the required number of parking spaces in order to preserve an existing tree(s).

      6.   The Zoning Administrator may grant up to a ten percent (10%) reduction in the required number of parking spaces in order to preserve an existing tree(s).

   I.   Clear Vision Triangle: A clear vision triangle shall be observed in regard to all visual barriers including all vegetation (except deciduous trees pruned at least eight (8) ft. in height above the sidewalk and fourteen (14) feet above the roadway, walls, signs, vehicles, solid fences or other sight obstructions exceeding three (3) feet in height. As shown in Exhibit 7 below.

   J.   Lighting: Any lights provided to illuminate any public or private parking area or vehicle sales area shall be so arranged as to reflect the light away from any abutting or adjacent residential land use zone or residential use.

   K.   Marking: All parking spaces shall be substantially marked in compliance with the provisions of this Title. The edge of a service drive shall be marked when bordered by garages that are setback from said service drive.

   L.   Ingress and Egress: Ingress and egress of parking structures shall be designed with due regard for visibility and safety.

   M.   Pedestrian Access: The development shall provide sidewalks and crosswalks that completely link, parking areas, buildings, open spaces and adjacent pathways. Sidewalks shall be at least four feet (4') wide, sited and illuminated to provide safe passage and observation of the pathway route. Sidewalk crossings of service drives shall be provided and clearly distinguished from the service drive.

   N.   Service Drives:

      1.   Service drives and parking lots shall allow public access to places of public use and/or interest.

      2.   Service drives that serve more than forty (40) dwelling units will be designed based upon the standards of this Title and by a traffic plan prepared by a traffic engineer, submitted to and approved by the City Engineer and the Zoning Administrator for the interior roadway and parking system. The required transportation plan shall include the following information: The adequacy of approach streets and highways to accommodate development traffic; the need to expand or modify existing facilities; the locations and design of development driveways; pedestrian and bicycle facilities; consideration for service/emergency vehicular movement; safety for vehicular and pedestrian traffic; livability of the residential environment; economy of land use, construction and maintenance; and recommended street layout and dimensional standards. This requirement may be waived when it can be shown by the applicant that no section of on-site roadway will exceed two hundred and forty (240) vehicles per day.

   O.   Utility Location: Residential projects, that at a later date may be subdivided, should place utilities in the roadway or in easements parallel and next to the roadway. Projects that are later subdivided and do not comply with this recommendation may be subject to significant reconstruction and relocation costs.

   P.   Safety: As a means to improve traffic safety and to improve the visual quality of an area, the number of driveway intersections with public or private roadway in residential projects shall be minimized. Use of parking courts, alleys and common driveways is strongly encouraged. (Ord. 232, 4-14-2010)

 

(Ord. 232, 4-14-2010)