A.

Purpose. The purpose of this Article is to establish standards for the adequate provision of parking, loading, stacking, and outdoor lighting.

B.

Applicability of Division. All new development or redevelopment, substantial improvement, or expansion of existing development shall comply with the standards of this Article.

1.

New Development. All new parcels proposed for development shall include outdoor lighting and the required number of parking, loading, and stacking spaces as set out in this Article.

2.

Existing Development. Modifications to existing development which result in changes of use or changes to site conditions shall provide improvements as set out in Division 12.5, Nonconforming Sites.

C.

Location of Parking, Loading, Stacking and Lighting. All areas for parking, loading, stacking, and outdoor lighting required by this Article shall be located on an individual property and not on a public street, unless exempted by Section 8.2.3, Alternate Parking Arrangements or Subsection 8.2.1.B, Required Parking, Downtown Districts.

D.

Plans Required. Plans for the location, design, and layout of parking, loading, stacking, and outdoor lighting shall be indicated on the Site Development Plan.

E.

Timing of Completion. Required parking, loading, stacking, and outdoor lighting will be ready for use and approved by the Director prior to issuance of a Certificate of Occupancy.

F.

Maintenance. Required parking, loading, stacking, and outdoor lighting shall be kept in good condition.

A.

Required Parking, Generally. The parking spaces required for individual uses provided in this subsection are set out in Table 8.2.1.A, Required Parking, and are delineated by the land use classifications set out in Division 3.1, Land Uses by Zoning District, for all zoning districts except in the Downtown (DN) and Downtown Transition (DT) districts. Required off-street parking for the Downtown (DN) and Downtown Transition (DT) districts is set out in Subsection 8.2.1.B, Required Parking, Downtown Districts.

B.

Required Parking, Downtown Districts.

1.

Required parking in the Downtown (DN) district and the Downtown Transition (DT) district shall be determined as set out in Table 8.2.1.B, Required Parking, Downtown Districts.

2.

Required parking in the Downtown (DN) district may be achieved through the following:

a.

Off-street Parking Spaces. Off-street parking spaces may not be located between the building and the right-of-way. If an alley or alley right-of-way is present, any off-street parking spaces that are provided may take direct access from the alley. Off-street parking lots shall be screened from adjacent public streets by either the building or an alternative screening method presented to the Director. Driveways shall take access from a side street or alley.

b.

On-Street Parking Spaces. Construction of on-street parking spaces is allowed to meet, in part or in full, minimum parking requirements, provided that the spaces are fronting the parcel proposed for development and are improved to the City's downtown parking specifications for on-street parking. The Director shall consider the adequacy of parking on the existing street and whether improvements will be required to fulfill this option.

c.

Fee-in-Lieu of Parking Spaces.

i.

For nonresidential uses in the Downtown District, a fee-in-lieu of all or a portion of the required parking spaces may be paid to the City of Marble Falls Downtown Parking Fund. Payments to the fund will be on a per parking space basis and are set out in Appendix C, Master Fee Schedule, of the City Code of Ordinances. Payments to the Downtown Parking Fund will be used for the sole purpose of constructing and improving public parking on public property within the Downtown District including on-street parking, public parking lots, and public parking garages.

ii.

Residential and hotel uses shall generally not be eligible to pay the fee-in-lieu unless the Director determines that all other off-street and on-street options have been exhausted and circumstances warrant the paying of the fee.

iii.

The fee in lieu of parking spaces shall be paid in full to the City prior to the issuance of a Building Permit.

3.

Required parking in the Downtown Transition (DT) district may be achieved through the following:

a.

Off-street Parking Spaces. Off-street parking spaces may not be located between the building and the right-of-way. If an alley or alley right-of-way is present, any off-street parking spaces that are provided may take direct access from the alley. Off-street parking lots shall be screened from adjacent public streets by either the building or an alternative screening method presented to the Director.

b.

On-Street Parking Spaces. Construction of on-street parking spaces is allowed to meet, in part or in full, minimum parking requirements, provided that the spaces are fronting the parcel proposed for development and are improved to the City's downtown parking specifications for on-street parking. The Director shall consider the adequacy of parking on the existing street and whether improvements will be required to fulfill this option.

C.

Parking Spaces Types. Required parking shall be comprised of the following types of spaces as set out in this subsection and per the dimensions set out in Table 8.2.4, Parking Space and Aisle Width Dimensions.

1.

Standard Parking Spaces. All nonresidential, multifamily, and mixed-use parcels proposed for development shall be comprised of a minimum of 85 percent standard spaces.

2.

ADA Parking Spaces. As required by the Americans with Disabilities Act (ADA), a certain number of required disabled parking spaces are required as part of new development and redevelopment (see Section 4.1.2, Accessible Sites and Exterior Facilities: New Construction, of the Texas Accessibility Standards). Required ADA parking spaces shall not count against the minimum 85 percent standard spaces required.

3.

Alternative Parking Spaces. The remaining 15 percent can be allocated to the following alternative parking space types, provided that each space type includes clearly identifiable signage and surface markings.

a.

Compact Spaces.

b.

Motorcycle Parking.

c.

Electric Charging Stations.

4.

Bicycle parking/racks is encouraged but shall not count towards the minimum parking requirements.

D.

Use of Required Parking Spaces. Required parking spaces shall be available for the temporary stopping or parking of vehicles and shall comply with the following.

1.

Designated locations for parking shall be used only for such purposes and for no other permanent or temporary use (e.g., display, storage, or repair). Any future reconsideration of these areas shall be approved by the Director on the Site Development Plan.

2.

Existing off-street parking shall not be reduced for reasons such as change in tenancy, unless the principal building on site is reduced in size or removed, or unless otherwise approved by the Director.

A.

Generally. The number of required parking spaces is calculated according to the formulas set out in Section 8.2.1, Required Off-Street Parking Spaces, Access, and Use. Alternatives to these standards may be considered by the Director as set out in Section 8.2.3, Alternative Parking Arrangements.

B.

Terms. Terms used as variables for parking calculations are measured as follows:

1.

Per Square Foot (sf.) of Gross Floor Area (GFA). The Gross Floor Area represents the interior space of a building, plus (unless otherwise specified) the area of any parts of the parcel proposed for development that are delineated and used in a manner that is comparable in function to the use of the inside of the building (e.g., outdoor dining areas).

2.

Per Dwelling Unit, Per Guest Room or Per Bedroom (BR). The phrase "per dwelling unit" or "per guest room" or "per bedroom" means that the number of parking spaces is calculated based on either the number of overnight guest rooms, residential dwelling units or, in some cases, the number of bedrooms in the dwelling units.

C.

Calculations and Rounding. If the final calculation of the number of required parking spaces includes the fraction of less than one-half, the required number of spaces shall be rounded down to the next lower number. A fraction of one-half or more shall be rounded up to the next higher number (e.g., 1.24 = 1 parking space; 1.58 = 2 parking spaces).

D.

Multiple Uses or Mixed-Uses. If several mixed-use or nonresidential uses occupy a single parcel or building, the off-street parking requirements shall be the cumulative total for all uses set out for individual uses in this Division.

E.

Unlisted Uses. Required parking spaces for unlisted uses will be determined by the Director using one of the following methods:

1.

Comparable Determination. The Director shall classify the use using the same standards set out in Subsection 3.1.1.E, Unlisted Uses.

2.

Parking Study. The Director shall require a parking study by the developer or owner/operator to determine an adequate number of parking spaces.

3.

Alternate Parking Arrangements. The Director shall determine alternative parking arrangements as set out in Section 8.2.3, Alternative Parking Arrangements.

A.

Generally. The Director may consider alternative parking arrangements which account for unique circumstances pertaining to the proposed land use or parcel proposed for development. These flexible alternative parking arrangements include:

1.

Shared parking. Shared parking should be encouraged where complimentary uses have varying peak parking demands and adequate facilities are available. A parking agreement shall be enforced through a written agreement among owners of record to be for periods of five years before renewal. The agreement shall address the size and type of developments, tenants, rate of parking turnover, anticipated peak parking loads, and pedestrian safety. The agreement shall also address maintenance responsibilities.

2.

Off-site parking. Nonresidential, multifamily, or mixed-use parking spaces may be proposed on a separate lot from the principal use if located within 600 feet from the site and demonstrates adequate pedestrian access ways and lighting. Off-site parking shall require a parking agreement which delineates the dedicated spaces in an off-site public or private parking lot or garage. Off-site parking is not permitted if located across an arterial roadway.

3.

Reduction in parking spaces. To consider reduced parking, a parking study shall be completed that justifies the reduction. The parking study shall be prepared by a qualified transportation planner or traffic engineer at the applicant's sole expense and shall include ITE-based recommendations on traffic demand.

4.

On-street parking. In unique circumstances, the Director may consider the allowance and construction of on-street parking spaces if it is determined that there is little or no negative impact on surrounding properties or the function of the public street.

5.

Alley access. Where alley access is available, parking spaces may be arranged to be directly accessed from the alley without maneuvering space on-site.

B.

Approval. Approval of alternative parking arrangements shall be concurrent with review and approval of the Site Development Plan.

(Ord. No. 2019-O-05A, § II.E, 5-21-2019)

A.

Generally. The minimum parking dimensions and standards of this Section are established to ensure durable construction and the safe maneuvering of vehicles and pedestrians as part of new parcels proposed for development.

B.

Required Dimensions. All off-street parking spaces and drive aisles shall be designed and configured as set out in Table 8.2.4, Parking Space and Aisle Width Dimensions.

C.

Design Standards.

1.

Access to Required Parking Spaces. All off-street parking spaces shall be accessible from a private, on-site drive aisle with maneuvering space outside of the public right-of-way and shall not be permanently obstructed for any reason.

2.

Surface Materials. All off-street vehicle parking, driveways, drive aisles, loading spaces, and approaches to parking spaces shall be constructed and maintained on an all-weather surface such as asphalt, concrete, or similar approved material to ensure a dust-free condition and provide for long-term durability. The City Engineer may consider permeable pavement, pavers, grasscrete or similar material or other pervious material in certain situations such as overflow parking, tree protection, rural development, or for alternative parking arrangements approved by the Director. Gravel, crushed granite, or grass shall not be used as a surface material.

3.

Curbs. New parcels proposed for development which include nonresidential, mixed-use, or apartment uses shall provide concrete curbs along the perimeter of all parking lots and driveways and interior islands, unless approved to use LID techniques as set out in Section 5.3.2, Low Impact Development Techniques, for treatment of stormwater runoff.

4.

Turnarounds. Parking lot drive aisles that exceed 150 feet in length shall have a secondary egress point or an approved fire truck turnaround.

5.

Pavement Markings and Signage. Parking (including ADA-accessible markings), loading, and fire lanes and associated directional arrows shall be clearly marked on the surface at four-inch widths and frequently maintained to ensure compliance.

6.

Tree Islands and Landscaping. Interior tree islands, end cap islands, and associated plantings shall be located and maintained as set out in Division 9.2, Landscaping.

7.

Pedestrian Accessways. New parcels proposed for development shall include parking lot design which provides for a connected, delineated pedestrian accessway between the main entrance of each principal building to all ADA parking spaces and existing/future sidewalks for each abutting right-of-way.

8.

Vertical Clearance. All parking spaces and drive aisle lanes shall have a vertical clearance of at least 10 feet.

9.

Solid Waste Enclosures. Solid waste enclosures shall comply with the standards set out in Section 4.6.3, Mechanical Equipment and Solid Waste Receptacles.

A.

Generally. Off-street vehicle stacking requirements apply to parcels proposed for development which contain drive-through service in order to provide sufficient queuing space for vehicles prior to a transaction taking place, or for areas where the stacking of vehicles could cause imminent danger to the flow of traffic in the public right-of-way.

B.

Required Stacking Approach Distances. The minimum approach distance for stacking lanes shall be as set out in Table 8.3.1, Vehicle Stacking Approach Requirements.

C.

Design Standards.

1.

Stacking Lanes.

a.

Stacking lanes shall be a minimum of 10 feet in width.

b.

The number of stacking lanes shall be determined by the developer or owner/operator.

c.

The minimum linear approach distance for each stacking lane shall be fully located within the parcel proposed for development and not in the public right-of-way.

d.

The location of stacking lanes may not impede designated pedestrian or vehicular movements including parking spaces, loading zones, or points of ingress/egress to the site.

e.

Stacking lanes shall not be located between the front façade of the building and the principal street frontage.

f.

The transaction space (e.g., a service window) can be counted as part of the minimum approach distance.

2.

By-Pass Lanes.

a.

A by-pass lane is required on any parcel proposed for development which includes a vehicle stacking lane, provided there is no drive aisle providing for the same vehicular circulation.

b.

The by-pass lane shall be at least 10 feet in width and shall run parallel to the stacking lane to provide for continual flow of vehicular movement around the site.

c.

For controlled entry/gated entrances (e.g., a key code kiosk or guard entry station), a turnaround space shall be provided between the kiosk and gate to allow a vehicle to exit the entrance queue.

A.

Generally. The minimum loading dimensions and standards of this Section are established to ensure the safe maneuvering of delivery and other vehicles and pedestrians as part of new parcels proposed for development. Off-street loading shall be required where the use or operations of such development necessitates the need for the delivery of bulk materials and loading docks. At no time shall goods or materials be loaded or unloaded from the right-of-way of a public street, nor any part of a parked delivery vehicle be allowed to extend into the right-of-way of a public street, except in the Downtown (DN) or Downtown Transition (DT) districts.

B.

Required Dimensions. Off-street loading spaces, excluding maneuvering areas, shall be at least 12 feet wide and 20 feet long unless off-street loading will involve the use of semi-tractor trailer combinations or other vehicles in excess of 25 feet in length, in which case the minimum size of a space shall be 12 feet by 54 feet. All off-street loading spaces must have a minimum of vertical clearance of 14 feet.

C.

Design Standards.

1.

The approach and maneuvering area for off-street loading spaces shall provide for the adequate on-site turning movements of delivery vehicles into and out of the lot or parcel proposed for development so that it does not pose a material threat to public safety, require or force the delivery vehicle, or any part of the delivery vehicle, to extend into right-of-way of a public street, or force the delivery vehicle to travel over infrastructure or landscaping that is not designed for such use.

2.

The location of off-street loading spaces shall not interfere with any fire exits or emergency access facilities to either a building or site.

3.

Loading spaces for semi-tractor trailer combinations or other vehicles in excess of 25 feet in length shall be located on the side or rear of the building and shall be buffered from view of public street rights-of-way and abutting properties as set out in Division 9.3, Buffering.

D.

Use of Required Loading Spaces. Required loading spaces shall be available for the temporary stopping or parking of delivery vehicles and shall comply with the following:

1.

Designated locations for loading shall be used only for such purposes and for no other permanent or temporary use (e.g., display, storage, or repair). Any future reconsideration of these areas shall be approved by the Director on the Site Development Plan.

2.

Existing on-site, off-street loading areas shall not be reduced for reasons such as change in tenancy, unless the principal building on site is reduced in size or removed, or unless otherwise approved by the Director.

A.

Generally. The outdoor lighting standards of this Section are established to ensure implementation of lighting best practices which result in glare reduction and reduced light trespass, lower energy usage, improved visibility that fosters a safer environment, improved public and environmental health, and a better view of the beautiful Texas Hill Country night skies.

B.

Required Outdoor Lighting Standards.

1.

All roads, driveways, sidewalks, parking lots, and building entrances of nonresidential, multifamily, or mixed-use parcels proposed for development shall be sufficiently illuminated to ensure the security of property and safety of persons using such areas and facilities. Where the proposed improvements are located on private property, the responsibility for lighting such areas shall fall upon the developer or owner/operator.

2.

The outdoor lighting requirements for individual uses are set out in Table 8.5.1, Required Outdoor Lighting.

C.

Design Standards.

1.

All Fixtures.

a.

No freestanding light fixture shall be greater than 25 feet in height.

b.

All lighting fixtures that are mounted within 15 feet of a residentially used or zoned property, or public right-of-way, shall be classified as IES Type III or Type F (asymmetric forward throw). These fixtures shall be fitted with a "house side shielding" reflector on the side facing the residentially used or zoned property, or public right-of-way.

2.

Primary Fixtures. Primary fixtures, for which illumination provides for security of property and safety of persons, shall be "cut-off" fixtures that limit lighting that is visible or measurable at the property line and shall conform with the Illuminating Engineering Society of North America ("IES") criteria for full cut-off fixtures (i.e., 100 percent of light output is below 90 degrees, and 90 percent of light output is below 80 degrees from a vertical line through the fixture).

3.

Decorative Fixtures. Decorative fixtures, for which illumination is more intended for aesthetic purposes, shall comply with the following:

a.

Lighting fixtures that illuminate landscape plantings, pedestrian walkways, signage, or product display areas shall also conform to the full cut-off fixture requirement.

b.

Light fixtures used to illuminate flags, statues, or any other objects mounted on a pole, pedestal, or platform shall use a narrow cone beam of light that will not extend beyond the illuminated object.

c.

For upward-directed architectural, landscape, and decorative lighting, direct light emissions shall not be visible above the primary building roofline.

d.

"No cut-off" fixtures may be used only for decorative purposes, provided they have luminaires that produce no more than 1,500 lumens (approximately equal to a 100-watt incandescent bulb) and they have a maximum height of 15 feet.