San Juan City Zoning Code
CHAPTER 6
OFF-STREET PARKING REGULATIONS
§ 1.00 Responsibility for Off-Street Parking Facilities.
The provision for and maintenance of off-street parking facilities shall be the joint and several responsibility of the operator and owner of the structure and/or land on which is located the use for which off-street parking facilities are required.
(1999 Unified Development Code)
§ 1.00 MANDATORY REQUIREMENTS.
(a)
It shall be unlawful to issue a permit for:
(1)
the erection of a new structure; or
(2)
building, mechanical, electrical, plumbing, moving or installation) the expansion, enlargement or change in use unless the Planning Department has reviewed the off-street parking plan and has approved the permit conditioned upon the designation of off-street parking facilities.
(b)
There shall be provided at the time any building or structure is erected, or altered to increase its floor area, off-street parking spaces in accordance with the following minimum requirements:
(1999 Unified Development Code)
§ 2.00 RESIDENTIAL USES.
(a)
Dwellings:
Including single-family and duplexes. One parking space for each dwelling unit.
(b)
Multifamily Dwellings:
One and a half parking spaces for each dwelling unit.
(c)
Rooming or Boarding House:
One parking space for each two sleeping rooms.
(d)
Sanitarium, Convalescent Home, Home for children, the Aging or Similar Institution:
One parking space for each six beds.
(1999 Unified Development Code)
§ 3.00 PUBLIC FACILITIES.
(a)
Private Club or Lodge:
One parking space for each 100 square feet of floor area.
(b)
Church or Temple:
One parking space for every five seats in the main auditorium.
(c)
School:
(Except High School or College) one parking space for each ten seats in the auditorium or main assembly room or one space for each classroom, whichever is greater.
(d)
High School:
One parking space for each eight seats in the main auditorium or three spaces for each classroom, whichever is greater, and one space for each two employees.
(e)
County Club or Golf Club:
Five parking spaces for each hole.
(f)
Community Center, Library, Museum or Art Gallery:
Ten parking spaces, plus one additional space for each 300 square feet of floor area in excess of 2,000 sq. ft.
(g)
Hospital:
One parking space for each 250 sq. ft. of floor area.
(h)
Theater or Auditorium (except school):
One parking space for each four seats or bench seating places, or (a) one space per 800 sq. ft. of outdoor area, (b) one space per 200 sq. ft. of indoor recreational area exceeding 2,000 sq. ft. and (c) one space per 100 sq. ft. of associated indoor use whichever is greater.
(i)
Sports Arena, Stadium, or Gymnasium:
One parking space for each five seats or bench seating places.
(j)
Hotel:
One parking space for each guest room two sleeping rooms or suites plus one space for each 200 sq. ft. of commercial floor area contained therein including convention facilities.
(k)
Tourist Home, Cabin or Motel:
One parking space for each sleeping room or suite.
(l)
Dance Hall, Assembly or Exhibition Hall without Fixed Seats:
One parking space per 800 sq. ft. of outdoor recreational area and one space for each 200 square feet of indoor recreational area, and one space per 100 sq. ft. of associated indoor use.
(1999 Unified Development Code)
§ 4.00 COMMERCIAL & INDUSTRIAL.
(a)
Business or Professional Office, Studio:
Three parking spaces, plus one additional parking spaces for each 400 square feet of floor area over 1,000.
(b)
Manufacturing, wholesaling, and processing establishments:
One space per 800 sq. ft. gross floor area plus one parking space for each two employees on the working shift.
(c)
Warehousing:
One space per 2000 sq. ft. gross floor area.
(d)
Miniwarehouses:
Three (3) spaces per office area.
(e)
Restaurants, cafeterias, delicatessens, and other food serving establishments, except drive-in establishments:
One space per 100 sq. ft. of gross area.
(f)
Drive-in eating establishments, where food or drink is served to customers in their vehicles:
Two (2) spaces per 100 sq. ft. of gross floor area with a minimum of 20 spaces for on-premises consumption.
(g)
Automotive, lumber, nursery (plant) and affiliated activities:
One space per 200 sq. ft. of gross retail sales/services floor area, and one space per 800 sq. ft. of enclosed storage and/or display area, and one space per 200 sq. ft. of open sales/storage/display area.
(h)
Bank, Medical or Dental Clinic:
One parking space for each 100 square feet of floor area.
(i)
Bowling Alley:
Five parking spaces for each alley and additional parking spaces for each accessory use to be determined accordingly.
(j)
Mortuary of [or] Funeral Home:
One parking space for each 50 square feet of floor space in slumber rooms, parlors or individual funeral service rooms and one space per 100 sq. ft. of associated indoor use.
(k)
Retail Store or Personal Service Establishment:
One parking space for each 200 feet of floor area (excluding theaters).
(l)
Furniture or Appliance Store, Showroom Sales and Service Store, Wholesale Establishments, and Service Clothing or Shoe Repair or Service Shop:
Two parking spaces, plus one additional parking space for each 300 square feet of floor area over 1,000.
(m)
Gasoline Dispensing Establishments:
Two parking spaces per nozzle (in addition to the off-street parking required under other provisions of the Ordinance).
(n)
Printing Establishment:
Two parking spaces, plus one additional parking space for each 300 square feet of floor area.
(1999 Unified Development Code)
§ 1.00 FLOOR AREA.
The gross floor area of the specific use.
(1999 Unified Development Code)
§ 1.01
Where fractional spaces result, the parking spaces shall be construed to be the nearest whole number.
(1999 Unified Development Code)
§ 1.02
The parking space required for a use not specifically mentioned herein shall be the same as required for a use of similar nature.
(1999 Unified Development Code)
§ 1.03
If a building or use constructed or established after the effective date of this Code is:
(a)
changed or enlarged in floor area;
(b)
number of employees;
(c)
number of dwelling units; or
(d)
seating capacity or otherwise -
to create a need for an increase of ten percent or more in the number of existing parking spaces, such spaces shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior to the effective date of this Code is enlarged to the extent of 50 percent or more in floor area used, said building or use shall then and thereafter comply with the off-street parking requirements set forth. |
(1999 Unified Development Code)
§ 1.04
In the case of mixed uses, the parking spaces required shall equal to the sum of the requirements of the various uses computed separately.
(1999 Unified Development Code)
§ 1.00 LOCATION OF PARKING SPACES.
All parking spaces required shall be located on the same lot with the building or use served where:
(a)
an increase in the number of spaces is required by a change or enlargement of use or where such spaces are provided collectively; or
(b)
used jointly by two or more buildings or establishments.
The required spaces may be located elsewhere so long as the distance between the two lots does not exceed 300 feet from the institutional building served and does exceed 500 feet from any other nonresidential building served. |
(1999 Unified Development Code)
§ 1.01
§ 1.02
In any case where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, a written agreement thereby assuring their retention for such purposes, shall be properly drawn and executed by the parties concerned, approved as to form by the City Attorney, and filed with the application for a building permit.
(1999 Unified Development Code)
§ 1.00 TURNAROUNDS.
All parking areas containing three (3) or more parking spaces shall include a turnaround which is designed and located so that vehicles can enter and exit the parking area without backing onto a public right-of-way.
(1999 Unified Development Code)
§ 2.00 DIMENSIONS.
Off-street parking spaces shall have minimum dimensions of:
(a)
nine (9) feet in width; and
(1999 Unified Development Code)
§ 3.00 COMPACT VEHICLES.
Up to thirty (30) percent of the required parking spaces may be designated for use by compact vehicles, with minimum dimensions of eight (8) feet in width and sixteen (16) feet in length. Compact vehicles parking areas shall be identified by either of the following methods:
(a)
Posting signs a minimum of eighteen by twenty-four (18 x 24) inches in size at each end of the designated parking area.
(b)
Individually marking each parking space surface with lettering a minimum of six (6) inches in size.
(1999 Unified Development Code)
§ 4.00 AISLE WIDTH.
The minimum width of and depth of stalls, and width of access aisles (for one-way and two-way operation) internal to a parking lot or structure shall be as follows:
Parking | Direction of Parking | Width of Stall | Depth of Stall Perpendicular to Aisle | Width of Aisle (1-way and 2-way) |
|---|---|---|---|---|
30 | Drive In | 9 | 18.0 | 12/19 |
45 | Drive In | 9 | 18.0 | 12/19 |
60 | Drive In | 9 | 18.0 | 20/20 |
75 | Drive In | 9 | 18.0 | 22/22 |
90 | Drive In | 9 | 18.0 | 25/25 |
(1999 Unified Development Code)
§ 5.00 USE OF PAVED ALLEYS.
When off-street parking facilities are located adjacent to a public alley, the width and area of said alley (if improved as required herein) may be considered in satisfying the maneuvering space requirement.
(1999 Unified Development Code)
§ 6.00 EXCESS FACILITIES.
Where off-street parking facilities are provided in excess of these requirements, or provided but not required by this Chapter, the off-street parking facilities shall nonetheless comply with the minimum requirements for off-street parking and maneuvering space herein specified.
(1999 Unified Development Code)
§ 1.00 Sharing Off-Street Parking Facilities.
Either part or all of the required off-street parking facilities may be located on a site other than the one occupied by the use of structure requiring such facilities.
(a)
Cooperative parking plan.
Two (2) or more uses may share the same off-street parking facilities and each use may be considered as having provided such shared space individually. Such shared parking space, however, shall not be considered as having been provided individually unless the schedules of operation of all such uses are such that none of the uses sharing the facilities require the off-street parking facilities at the same time. This arrangement for sharing of off-street parking facilities shall be known as a cooperative parking plan.
(b)
Application for approval of cooperative parking plan.
An application for approval of a cooperative [parking plan] shall be filed with the Director of Public Works by the owner of the entire land area to be included within the cooperative parking plan, the owner or owners of all structures then existing on such land area, and all parties having a legal interest in such land area and structures. Sufficient evidence to establish the status of applicants as owners or parties in interest shall be provided. The application shall include plans showing the location of the uses or structures for which off-street parking facilities are required, the location of the off-street parking facilities, and the schedule of times used by those sharing in common.
(c)
Registration of cooperative parking plan.
The application shall be reviewed for approval or disapproval by the Directors of Planning and Public Works. Upon approval, a copy of the plan shall be registered among the records of the Directors of Public Works and shall thereafter be binding upon the applicants, their heirs, successors and assigns. The registration shall limit and control the issuance and validity of permits and certificates and shall restrict, limit, and control the use and operation of all land and structures included within such cooperative parking plan.
(d)
Amendment or withdrawal of cooperative parking plan.
Pursuant to the same procedure and subject to the same limitations and requirements by which the cooperative parking plan was approved and registered, any such plan may be amended or withdrawn, either partially or completely, if all land and structures remaining under such plan comply with all the conditions [and all land and structures] withdrawn from such plan comply with the regulations of this chapter.
(1999 Unified Development Code)
§ 1.00 WHEN APPLICABLE.
No structure shall be designed, erected, altered, used, or occupied unless the off-street truck loading facilities herein required are provided. In the event that structures are enlarged, expanded, or changed, the structures shall not be used, occupied, or operated unless there is provided at least the amount of off-street truck loading facilities that would be required if the increment were a separate structure.
(1999 Unified Development Code)
§ 2.00 WHEN REQUIRED.
Truck loading facilities, shall be required in all zones for structures containing uses devoted to businesses, industry, manufacturing, storage, warehousing, processing, offices, professional buildings, hotels, multiple-family dwellings, hospitals, airports, railroad terminals, and any buildings of a commercial nature.
(1999 Unified Development Code)
§ 3.00 RESPONSIBILITY.
The provision for and maintenance of the off-street truck loading facilities shall be the joint and several responsibility of the operator and owner of the land upon which the structure requiring the facilities is located.
(1999 Unified Development Code)
§ 4.00 MINIMUM REQUIREMENT.
Every building or part thereof erected or occupied for retail business, service, manufacturing, storage, warehouse, hotel, mortuary, or any other use similarly involving the receipt or distribution by vehicles of materials or merchandise, shall provide and maintain on the same premises loading space in accordance with the following requirements:
One designated loading space is required for a nonresidential building with total floor area in excess of 10,000 square feet and for each additional 15,000 square feet, or fraction thereof.
(1999 Unified Development Code)
§ 5.00 TYPES AND LOCATION.
(a)
Types.
There shall be two sizes of off-street truck loading spaces designated “large” and “small.”
(1)
Large spaces.
Each large space shall have an overhead clearance of at least fourteen (14) feet, shall be at least twelve (12) feet wide, and shall be at least fifty (50) feet long, exclusive of access or maneuvering area, platform, and other appurtenances;
(2)
Small spaces.
Each small space shall have an overhead clearance of at least ten (10) feet, shall be at least eight (8) feet wide, and shall be at least twenty (20) feet long, exclusive of access or maneuvering area, platform and other appurtenances.
(b)
Location.
Off-street truck loading facilities shall be located on the same lot on which the structure for which they are provided is located; provided, however, that facilities provided under cooperative arrangement as hereinafter permitted may be located on another site not more than three hundred (300) feet from the structure for which they are provided.
(c)
When off-street parking facilities are located adjacent to a public alley, the width and area of said alley may be used to satisfy the maneuvering space requirement.
(1999 Unified Development Code)
§ 6.00 CONSTRUCTION AND MAINTENANCE.
Off-street truck facilities shall be constructed, maintained and operated in accordance with the following specifications:
(a)
Drainage and surfacing.
Areas shall be properly graded for drainage, surfaced with concrete, asphaltic concrete, or asphalt, and maintained in good condition free of weeds, dust, trash, and debris.
(b)
Protective screen fencing.
Areas shall be provided with protective screen fencing such that occupants of adjacent structures are not unreasonably disturbed by the movement of vehicles either during the day or night.
(c)
Lighting.
Lighting facilities shall be so arranged that they neither unreasonably disturb occupants of adjacent residential properties nor interfere with traffic;
(d)
Entrances and exits.
Areas shall be provided with entrances and exits so located as to minimize traffic congestion.
(1999 Unified Development Code)
§ 7.00 COMBINED FACILITIES.
Requirements for the provision of off-street truck loading facilities with respect to two (2) or more structures may be satisfied by the permanent allocation of the requisite number of spaces for each use in a common truck loading facility, cooperatively established and operated; provided, however, that the total number of spaces designed is not less than the sum of the individual requirements unless, in the opinion of the individual requirements, [sic] unless in the opinion of the Director of Planning, a lesser number of spaces will be adequate, taking into account the respective times of usage of the truck loading facilities by the individual users, the character of the merchandise, and related factors. In order to eliminate a multiplicity of individual facilities, to conserve space where space is at a premium, and to promote orderly development generally, the Director of Planning is hereby authorized to plan and group off-street truck loading facilities cooperatively for a number of structures requiring such facilities within close proximity to one another in a given area in such manner as to obtain maximum efficiency and capacity, provided consent thereto is obtained from the participants in the cooperative plan.
(1999 Unified Development Code)
§ 8.00 MINIMUM TRUCK LOADING SPACES.
Square Feet of Gross Floor Area in Structure | Required No. of Spaces |
|---|---|
up to and including 12,500 | 1 (small) |
12,501 up to and including 25,000 | 2 (small) |
25,001 up to and including 40,000 | 1 (large) |
40,001 up to and including 100,000 | 2 (large) |
For each additional 80,000 over 100,000 | 1 (large) |
(1999 Unified Development Code)
§ 9.00 WAIVER.
The Director of Public Works is authorized to waive the off-street loading requirements for structures that are required to provide and maintain fewer than five (5) off-street parking spaces, or any other structure if the design and the proposed use of the structure shows no need of off-street loading.
(1999 Unified Development Code)
§ 1.00 PERMITS.
To secure a permit to construct a private driveway or revise an existing driveway, the applicant shall contact the Planning Department, at which time details of the permit will be initiated. Design layout and construction details shall be submitted to the Planning Department for review. The following information shall be provided by the applicant prior to the processing of the permit:
(a)
Vicinity map showing location of property respect to arterial streets, railroads, etc.;
(b)
Map showing streets, alleys, rights-of-way, and all utilities, together with the width and location of existing driveways, on both sides of the street, for a distance of 150 feet beyond property lines;
(c)
Description of the proposed use of the property;
(d)
Location and geometric of proposed access points and the use of each point (i.e. entrance only, exit only, or entrance and exit);
(e)
Location and size of all existing and proposed buildings;
(f)
Proposed parking arrangements and number of spaces; and
(g)
Location and size of all permanent signs.
When: | |
(a) | the permit has been prepared; and |
(b) | a statement agreeing to comply with its terms, design and construction requirements has been signed by the applicant and Code Enforcement Officer - |
The permit shall become valid. | |
Exception: If access or exit driveway is to be constructed on a State or Federal Highway, the Texas Department of Transportation shall also approve and sign the permit before it becomes valid. Once the applicant’s permit has been approved by the City and the Texas Department of Transportation, and received by the applicant, he or she may begin construction as per permit. | |
All permits for the use of access drives shall be considered limited use permits and must be reapplied for upon every change in [use and] a certificate of occupancy for commercial and industrial property will not be made until the access drive permits for that property have been issued. | |
(1999 Unified Development Code)
§ 2.00 PERMIT FEES.
Permit fees shall be based on total cost of construction of curb, gutter and parking area. Permit fees are $10.00 minimum, plus $3.00 for every $1,000.00 of construction or a fractional part of each $1,000.00 cost of construction.
(1999 Unified Development Code)
§ 3.00 GENERAL REQUIREMENTS.
(a)
Definitions:
The following terms shall have the meaning ascribed to them in this section:
(1)
Applications:
Applications for permits shall be made by the owner or lessee, who shall represent all parties in interest, and such permits shall be only for bona fide purpose of securing or changing access to his property.
(2)
Commercial Driveways:
A commercial driveway is an entrance and/or exit from any commercial business or similar type of use. The maximum width of any one opening to be 45 feet.
(3)
Public Access Driveway:
A public access driveway includes all approaches to a public right-of-way [from] schools, churches, governmental buildings and other uses of a similar nature. The maximum width of any one [opening] shall be 45 feet.
(4)
Private Driveways:
A private driveway is an entrance to and/or exit from a single-family dwelling and shall not exceed 25 feet in width.
(5)
Materials:
The permit holder shall furnish all materials and labor necessary for the construction of access and/or exit as authorized by the permit. The cost of relocation of any City-owned utility as may be necessary to complete the requirements of the permit will be paid by the permit holder. All materials shall be of accepted quality and shall be subject to inspection and approval of the City.
(6)
Maintenance and Inspection:
The City reserves the right to inspect these installations at the time of construction and at all times thereafter, and to require such changes and repairs as may be considered necessary to provide protection of life and property on or adjacent to the City Street or State Highway. The cost of any changes, repairs and maintenance of driveways and/or exits will be the responsibility of the permit holder or lessee.
(7)
Design and Construction:
(A)
All parts of entrances and/or exits, including the radii, shall be confined within the grantee’s property frontage.
(B)
Pedestrian use of driveways over City and State right-of-way shall be considered when designing commercial and public access driveways.
(C)
Location and design of access for street and highway traffic and for the users of the driveway. If in the opinion of the Planning Department the proposed driveway does not meet these conditions, no permit shall be issued.
(D)
If a permit is denied by the Planning Department, the applicant may file an appeal in writing with the Department for a hearing. The hearing shall be held within thirty days after the filing of said appeal.
(8)
General Requirements.
(A)
Drainage and surfacing.
Areas shall be properly graded for drainage, surfaced with concrete, asphaltic concrete, or asphalt and maintained in good condition free of weeds, dust, trash and debris.
(B)
Wheel guards.
Boundary or perimeter areas shall be provided with wheel guards or bumper guards, so located that no part of parked vehicles will extend beyond the property line of the parking area.
(C)
Protective screen fencing.
Areas shall be provided with protective screen fencing so that occupants of adjacent structures are not unreasonably disturbed by the movement of vehicles either during the day or night.
(D)
Lighting.
Facilities shall be arranged so that the source of light is concealed from public view and from adjacent residential properties and does not interfere with traffic. To the extent reasonably and economically possible, contents shall be underground and overhead wires shall be prohibited.
(E)
Entrances and exits.
Facilities shall be provided with entrances and exits so located as to minimize traffic congestion.
(F)
Prohibition of other uses.
Facilities shall not be used for the sale, repair, dismantling, or servicing of any vehicle, equipment, materials, or supplies.
(G)
Limitation on size of vehicles.
In residential districts facilities shall be used only by vehicles up to three-fourths (3/4) ton.
(1999 Unified Development Code)
§ 4.00 CONSTRUCTION REQUIREMENTS.
Off-street parking facilities shall be constructed, maintained and operated in accordance with the following specifications.
(a)
Concrete curb and gutter shall be constructed of standard commercial grade concrete. Lay-down gutter in public and commercial grade driveway shall be a minimum of 7" thick and shall be reinforced with 6 gauge 6 x 6 wire mesh.
(b)
Where existing curb and gutter is installed and the permit holder has been granted a permit for a new commercial driveway, only the curb shall be removed and new curb returns shall be installed. Minimum radii of curb returns to be 10 feet. The City may require valley gutter (for surface drainage purposes) to be replaced if broken or damaged to a point that it is not in serviceable condition. The City, at its election, may require the installation of curb and gutter based upon a review of the location and use of the development and the presence of drainage and facilities.
(c)
Where driveways cross existing sidewalks, a concrete apron with curb returns shall be installed and designed so as not to cause danger to pedestrians who use sidewalks.
(1999 Unified Development Code)
§ 1.00 ASPHALT PAVING.
The subgrade shall be so shaped so that the underlying sections of the base material and pavement will direct drainage toward the center of the lot and then out of the drive. Generally, the shape shall be 1/4" per foot in the direction of drainage. The subgrade, when shaped and to the proper grade, shall then be compacted to 90% of the standard proctor density. Following compaction of the subgrade sufficient caliche shall be added so that it can be shaped and compacted to ninety-five (95) percent of standard proctor density and be of at least six (6) inches in thickness in all areas.
The wearing surface shall be composed of 125 # per square yard asphalt surface treatment and may be either cold mix LRA, or hot mix.
(1999 Unified Development Code)
§ 2.00 CONCRETE PAVING.
Concrete paving shall be of a minimum of 4" thick and shall be reinforced with 6 gauge 6 x 6 wire mesh.
COMMENTARY
It is the intent of these regulations to provide for the comprehensive enforcement of its zoning regulations and major thoroughfare plan as integral elements of the comprehensive plan.
The City Commission recognizes that all too often in the past the lack of stringent off-street parking requirements has resulted in public thoroughfares being relied on by the public to park their motor vehicles. This restricts the flow of traffic on public thoroughfares; imposes unnecessary risks and hazards on the traveling public; and impedes the orderly growth of the community.
In this connection, the off-street parking requirements have the following objectives: 1) first, and foremost, to dedicate streets to the purpose for which they were designed: to carry motor vehicle traffic; 2) second, to retain in city streets the level of intensity of traffic flow as designated by the major thoroughfare plan (e.g. a secondary vehicles to move relatively unimpeded by uncontrolled access to the thoroughfare from on-street parking; 3) third, to impose reasonable requirements on property owners to designate off-street parking areas, including for garbage collection, and delivery and loading areas on their properties in conformity with acceptable standards; and 4) finally, to accomplish these objectives in way that improves the aesthetic value of our community.
(1999 Unified Development Code)