Warsaw City Zoning Code
§ 405.110
Parking and Loading.
[Ord. No. 211 § 2, 12-21-2015]
A.
Purpose. The regulations of this Section are intended to ensure provision of off-street parking and loading facilities in rough proportion to the generalized parking, loading, and transportation demands of different land uses. By requiring such facilities, it is the intent of this Section to help avoid the negative impacts associated with spillover parking into adjacent neighborhoods, while at the same time avoiding the negative environmental and urban design impacts that can result from parking lots and other vehicular use areas. The provisions of this Section are also intended to help protect the public health, safety and general welfare by:
1.
Helping avoid and mitigate traffic congestion;
2.
Encouraging multimodal transportation options and enhanced pedestrian safety;
3.
Providing methods to help reduce stormwater runoff and the heat island effect of large paved parking areas; and
4.
Providing flexible methods of responding to the transportation and access demands of various land uses in different areas of the City.
B.
Applicability And Location.
1.
Generally. The off-street parking and loading standards of this Section shall apply to all parking lots and parking structures accessory to any building constructed and to any use established in every district. Except when specifically exempted, the requirements of this Section shall apply to all temporary parking lots and parking lots that are the principal use on a site.
2.
Expansions and enlargements. The off-street parking and loading standards of this Section shall apply when an existing structure or use is expanded or enlarged. Additional off-street parking and loading spaces shall be required to serve the enlarged or expanded area, provided that in all cases the number of off-street parking and loading spaces provided for the entire use (preexisting plus expansion) shall equal one hundred percent (100%) of the minimum ratio established in Table 405.110-1 and shall not exceed any maximum standards established in this Section.
3.
Change in permitted uses. A permitted use that does not meet the parking requirements of this Section may be converted to another permitted use without full compliance with the required number of parking spaces through the substantial compliance process, provided that:
a.
The applicant provides the maximum amount of parking spaces possible without being required to remove or partially remove a structure.
b.
If a structure or a portion of a structure is voluntarily removed, the resulting area shall be used to provide the additional parking spaces necessary towards fulfilling the requirements of Table 405.110-1.
c.
The amount of parking available is at least eighty percent (80%) of the parking required for the new use in Table 405.110-1.
4.
Location.
a.
Location. Except as otherwise expressly provided in this Code, required off-street parking, loading and vehicle stacking spaces shall be located on the same lot as the principal use.
b.
Parking Accessory to a Residential Use.
(1)
Residential garages shall be utilized primarily for the parking of automobiles, recreational vehicles, and no more than one (1) commercial use vehicle.
(2)
In the absence of a garage, the commercial use vehicle shall be parked in an adequately sized, paved, off-street parking space that meets the requirements of this Code.
(3)
Not more than one-third (1/3) of the required front yard shall be used for parking or be surfaced with impervious or aggregate material that prevents a dust hazard. For lots narrower than forty (40) feet, none of the front yard, other than the driveway shall be paved.
c.
Setbacks.
(1)
Parking lots, parking spaces, vehicle stacking spaces, and loading spaces shall be subject to the setbacks established in each zone district unless otherwise expressly stated in this Code.
(2)
Motor homes, recreational vehicles, and boats shall only be parked in the rear yard or in the corner side yard and shall be parked on a paved surface.
d.
Use of required parking areas for parking only. Required accessory off-street parking spaces in any district shall not be utilized for open storage, sale or rental of goods or storage of inoperable vehicles, unless otherwise permitted in this Code.
C.
Off-Street Parking.
1.
Schedule A: Off-Street Parking. The off-street parking requirements for uses allowed by this Code are listed in Table 405.110-1, Schedule A: Off-Street Parking. The vehicle stacking requirements of Section 405.110(F) may also be applicable to certain uses.
Table 405.110-1 Schedule A: Off-Street Parking | ||
|---|---|---|
Use Category | Use Type | Parking Requirement (number of spaces) |
Residential Uses | ||
Household living | Dwelling, accessory unit or loft | 1 per dwelling unit |
Dwelling, live/work | 1.5 per dwelling unit (work area calculated as retail, office, or commercial use) | |
Dwelling, multifamily | ||
Studio | 1 | |
1-bedroom | 1.5 | |
2-bedroom | 2.0 | |
3-bedroom | 2.5 | |
More than 3-bedroom | 2.5, plus 0.5 for each bedroom more than 3 | |
Dwelling, single-family detached | 2 per dwelling unit | |
Dwelling, townhouse/row house | 2 per dwelling unit | |
Dwelling, two-family/duplex | 2 per dwelling unit | |
HUD-Code manufactured home/mobile home | 2 per dwelling unit | |
Group living | Boarding/fraternity/sorority house or private dorm | 1 per 2 beds and 1 per 100 square feet of gross floor area |
Congregate living facility/senior housing | 1 per 2 beds plus 1 per 100 square feet of assembly area | |
Group home | 1 per 4 beds plus 1 per 100 square feet of assembly area | |
Nursing, convalescent and rest home | 1 per 2 beds plus 1 per 100 square feet of assembly area | |
Shelter | 1 per 4 beds | |
Civic and Institutional Uses | ||
Community and cultural facilities | Cemetery | Schedule C, below |
Cultural institutions and museums | 1 per 400 square feet of gross floor area | |
Government offices and civic buildings | 1 per 300 square feet of gross floor area of space used by the public + 1 per 600 square feet of gross floor area of space not used by the public | |
Libraries | 1 per 300 square feet of gross floor area of space used by the public + 1 per 600 square feet of gross floor area of space not used by the public | |
Philanthropic institution, other than listed | 1 per 300 square feet of gross floor area | |
Religious assembly | 1 per 5 seats, plus 1 per 50 square feet of gross floor area of assembly area without seats, plus additional spaces as required for accessory uses based on parking standards for such use. If no fixed seating, then based on maximum capacity under the provisions of the International Building Code. | |
Day-care | Day-care center | 1 per 400 square feet of gross floor area plus 1 additional per 800 square feet of gross floor area for pickup/delivery |
Educational facilities | Business, professional, vocational, technical school | 1 per 300 square feet of enclosed floor space |
Public or private primary or secondary school | ||
Elementary schools | 2 per classroom | |
Middle schools | 2 per classroom | |
High schools | 6 per classroom and 1 per 300 square feet of administrative office space | |
University, college or seminary | 1 per 300 square feet of enclosed floor space | |
Health care facilities | Hospice, hospital | 1 per 2 beds based on maximum capacity, plus 1 per 350 square feet of office and administrative area, plus parking as required for accessory uses |
Medical or dental office or clinic, including urgent care facilities | 1 per 250 square feet of gross floor area | |
Parks and open space | Community garden | 1 per 5,000 square feet of lot area |
Public park or playground | Schedule C, below. Playfields (soccer, baseball, etc.) shall have minimum of 20 spaces per field. | |
Commercial Uses | ||
Animal-related services | Kennel, commercial | 1 per 800 square feet of gross floor area |
Stables, commercial | 1 per 5 stalls | |
Veterinary clinic | 1 per 600 square feet of gross floor area | |
Auto sales, equipment, and repair | Auto parts sales (with accessory service) | 1 per 1,000 square feet of floor area |
Parking, commercial | None | |
Eating and drinking services | Bar, drinking establishment, tavern | 1 per 100 square feet of gross floor area |
Brewery, distillery, winery | 1 per 100 square feet of floor area accessible to customers | |
Catering | 1 per 400 square feet of gross floor area | |
Restaurant, microbrewery, brewpub | 1 per 250 square feet of floor, including outside dining/drinking areas | |
Restaurant with drive-through | Restaurant plus stacking spaces; see Subsection (F)(3), below | |
Sidewalk cafe | Same as restaurant | |
Financial services | All uses | 1 per 400 square feet of floor area |
Lodging facilities | Bed-and-breakfast inn | 1 per guest room in addition to those required for principal residence |
Hotel, full service | 1 per guest room or residence unit up to 100 units, then 0.75 per unit over 100; 50% of spaces may be counted to satisfy parking requirements of accessory uses | |
Hotel, limited service | 1 per guest room or residence unit up to 100 units, then 0.75 per unit over 100; 50% of spaces may be counted to satisfy parking requirements of accessory uses | |
Residence hotel | 1 per guest room or residence unit up to 100 units, then 0.75 per unit over 100; 50% of spaces may be counted to satisfy parking requirements of accessory uses | |
Office, business or professional | All uses | 3 per 1,000 square feet of floor area |
Personal services | Copy center | 3 per 1,000 square feet of floor area |
General personal services | 1 per 300 square feet of gross floor area | |
Recreation and entertainment, indoor | Bowling alley | 4 per lane |
Private club | 1 per 3 seats. If no fixed seating, then based on maximum capacity under provisions of International Building Code. | |
Recreation, indoor (other than listed) | 1 per 200 square feet of floor area | |
Skating rink, indoor | 1 per 300 square feet of gross floor area | |
Theater, indoor; auditorium, stadium | 1 per 4 seats. If no fixed seating, then based on maximum capacity under provisions of International Building Code. | |
Recreation and entertainment, outdoor | Country club | 5 per 1,000 square feet within an enclosed building, plus 1 per 3 persons at projected capacity |
Golf course | 4 per green | |
Gun club, skeet or target range, outdoor | 2 per target area, or 1 per 5 seats, whichever is greater | |
Yacht club or marina | 0.75 per boat slip plus parking as required for other uses | |
Retail (sales) | Farmers' market | 1 per 250 square feet, with a minimum of 6 |
General retail store, other than listed | 1 per 300 square feet of gross floor area | |
Nursery garden shop or plant sales | ||
Retail sales area | 1 per 250 square feet | |
Greenhouse sales area | 1 per 500 square feet | |
Outdoor display area | 1 per 1,000 square feet | |
Open air vending machine | None | |
Industrial Uses | ||
Industrial service | Custom and craft work | Schedule B, below |
Transportation-related uses | Airport or landing field | 1 per 400 square feet passenger terminal area |
Transit passenger shelter | None | |
Transit passenger terminal | 1 per 200 square feet of gross floor space | |
Utilities | Electric utility substation | None |
Gas well | Schedule C, below | |
Radio or TV recording studio | 1 per 300 square feet of gross floor area | |
Utility lines, towers or meeting station | None | |
Utility installation other than listed | None | |
Telecommunications facilities | ||
Building-mounted antennas and towers | None | |
Towers less than or equal to 75 feet and stealth towers less than or equal to 100 feet | 1 | |
Towers greater than 75 feet and stealth towers greater than 100 feet | 1 | |
Wholesale distribution and storage | All | Schedule B, below |
2.
Schedule B: Off-Street Parking Standards for Industrial Uses. Uses that reference this Subsection in Table 405.110-1 shall provide the minimum number of spaces identified in Table 405.110-2, Schedule B: Off-Street Parking Standards for Selected Industrial Uses.
Table 405.110-2 Schedule B: Off-Street Parking Standards for Selected Industrial Uses | |
|---|---|
Use or Activity (GFA = gross floor area) | Required Number of Spaces (space/per square feet) |
Accessory office or administrative area | 1.0/500 |
Accessory indoor sales area | 1.0/200 |
Indoor storage, distribution, warehousing, assembly, vehicular service or manufacturing area: | |
1-3,000 square feet GFA | 1.0/250 |
3,001-5,000 square feet GFA | 1.0/500 |
5,001-10,000 square feet GFA | 1.0/750 |
10,001 or more square feet GFA | 1.0/1,250 |
Outdoor sales, display or storage area (3,000 square feet or less) | 1.0/750 |
Outdoor sales, display or storage area (more than 3,000 square feet) | 1.0/1,000 |
NOTE: The total number of required spaces is cumulative based on the variety of different functions present in a single use. |
3.
Schedule C: Parking Calculation. Uses that do not have established standards in Schedule A or B may be required to establish parking standards pursuant to this Schedule C. This schedule is typically applicable to uses that have widely varying parking characteristics that make it difficult to establish a single standard. Upon receiving an application for a use subject to Schedule C standards, the Director shall apply the off-street parking standard specified for the listed use that is deemed most similar to the proposed use. The Director may also establish minimum off-street parking requirements based on a parking study prepared by the applicant. Such a study shall include estimates of parking demand based on recommendations of the Institute of Transportation Engineers (ITE), or other acceptable estimates, and shall include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use. Comparability shall be determined by density, scale, bulk, area, type of activity and location. The study shall document the source of data used to develop the recommendations.
4.
Parking Reductions.
a.
C-2 downtown parking. No off-street parking or loading space shall be required for any use located in the C-2 District.
b.
On-street parking. The use of legal, on-street parking to meet a portion of the minimum off-street parking requirements is permitted.
c.
Small use exception. Any individual use in a space that is two thousand (2,000) square feet or smaller shall be exempt from the minimum parking requirement of Table 405.110-1.
d.
Senior housing.
(1)
The required minimum number of off-street parking spaces may be reduced by thirty-three percent (33%) for any group living use or multifamily use in which occupancy of at least eighty percent (80%) of the units is restricted for use by those sixty (60) years of age or older.
(2)
The required minimum number of off-street parking spaces may be reduced by fifty percent (50%) for any group living use or multifamily use in which occupancy of more than eighty percent (80%) of the units is restricted for use by those meeting the definition of handicapped individuals under the federal Fair Housing Act amendments.
D.
Handicapped/Accessible Parking.
1.
Handicapped parking spaces shall be designed in accordance with the federal standards established in the Federal Register, dated August 4, 1982, Subpart C, Section 1190.31, Accessible Building and Facilities; New Construction, or as officially updated by the federal government.
2.
The minimum number of accessible spaces to be provided is established as a portion of the total number of off-street parking spaces provided; spaces reserved for persons with disabilities are counted toward fulfilling off-street parking requirements.
E.
Computation Of Parking And Loading Requirements.
1.
Fractions. When determination of the number of off-street parking spaces required by this regulation results in a requirement of a fractional space, the fraction of one-half (1/2) or less may be disregarded, and a fraction in excess of one-half (1/2) shall be counted as one (1) parking space.
2.
Different use areas. Except as provided for in this Section, parking shall be calculated separately for each different use area in a building or on a site, including all accessory uses.
3.
Combinations of uses. If the City determines that a proposed use represents a combination of uses listed in Table 405.110-1, the minimum and maximum parking space standards shall be those that would apply if the two (2) (or more) uses were developed separately, unless the Director determines that a lower standard would be adequate because of differences in peak operating hours.
4.
On-street parking. Except as permitted elsewhere in this Code, on-street parking shall not be used to satisfy the off-street parking standards of this Subsection.
5.
Calculation based on type of measurement.
a.
Parking based on seating. When the standards use seating as a unit of measurement, all calculations shall be based on the occupant load of the areas used for seating.
b.
Parking based on floor area. Except as provided for in this Section, when the standards use amount of square footage in buildings as a unit of measurement, all calculations shall be based on gross floor area minus ten percent (10%) except as may hereinafter be modified.
c.
Parking based on occupants. Except as provided for in this Section, when the standards use the number of occupants as a unit of measurement, all calculations shall be based on the maximum fire-rated capacity.
6.
Parking for unspecified uses.
a.
Parking standards for uses not specifically listed in Table 405.110-1 shall be determined by the City based on the standards for the closest comparable use or by reference to the most recent version of standard parking resources published by the National Parking Association, the American Planning Association, and the Institute of Transportation Engineers.
b.
The City may alternately require the submittal of a parking demand study that justifies estimates of parking demand based on the recommendations of the Institute of Traffic Engineers (ITE), and includes relevant data collected from uses or combinations of uses that are the same or comparable to the proposed use in terms of density, scale, bulk, area, type of activity, and location.
F.
Drive-Through Lanes And Vehicle Stacking. Any facility offering drive-through service shall provide stacking lanes which are a minimum of eight (8) feet in width and which provide direct forward access to each service window, station or other point of service. Such stacking lane shall be marked and shall be separate from any other driveway, parking space or aisle. Stacking lanes shall be measured from the point of service and shall provide twenty (20) feet per vehicle. Common stacking lanes for several service points may be used for financial and restaurant uses, provided that separate stacking for at least three (3) vehicles is provided for each point of service before stacking is merged into a common lane.
1.
General. Unless otherwise specified below, each service point shall be provided with a stacking lane for a minimum of three (3) vehicles. The off-street loading zone must lie outside the stacking lane.
2.
Financial. Each teller station at a drive-through financial institution shall be provided with a stacking lane for a minimum of five (5) vehicles.
3.
Restaurant. Each remote ordering station and each service window at a restaurant with drive-through service shall be provided with a stacking lane for a minimum of five (5) vehicles.
G.
Off-Site Parking. The Director may allow required parking spaces to be provided on a building site other than that of the use for which the spaces are required. In general, such exception may be considered for employee parking or for institutional type uses, such as hospitals, churches or other uses where longer-term parking is common. Off-site parking shall meet the following conditions:
1.
Same ownership. The parking area is located on land under the same ownership as the use it serves, or a recorded easement in perpetuity that has been established for the use of an off-site location for parking and filed with the Benton County Recorder of Deeds.
2.
Distance between off-site parking area and the proposed use.
a.
Off-site parking for multiple-family dwellings shall not be located more than six hundred (600) feet from any normally used entrance of the principal use served.
b.
Off-site parking for nonresidential or mixed uses shall not be located more than six hundred (600) feet from any normally used entrance of the principal use served.
c.
The above distances shall be measured along the shortest legal, practical walking route. This route may include crossing a right-of-way, provided that it uses a legal crosswalk.
3.
No undue hazard. The off-site parking area shall be convenient to the use without causing unreasonable:
a.
Hazard to pedestrians;
b.
Hazard to vehicular traffic;
c.
Traffic congestion;
d.
Interference with commercial activity or convenient access to other parking areas in the vicinity;
e.
Detriment to the appropriate use of business lands in the vicinity; or
f.
Detriment to any abutting residential neighborhood.
4.
Easement required. A permanent and irrevocable easement of the parking facilities in favor of the premises to be benefited thereby shall be dedicated and recorded in the Benton county records as a condition of such use.
H.
Shared Parking. The Director may allow shared parking. Shared parking shall mean that the required spaces provided for one use may also be credited as required spaces for a complementary use. A permanent and irrevocable easement of the parking facilities in favor of the use to be benefited thereby shall be dedicated and recorded in the Benton County records as a condition of such use. Shared parking shall meet the following conditions:
1.
Proximity to use. Shared parking spaces shall be located within six hundred (600) linear feet of the primary entrance of all uses served as measured along the shortest legal, practical walking route. This route may include crossing a right-of-way, provided that it uses a legal crosswalk. Such distance shall not apply if a remote parking shuttle bus service is provided and approved as part of a development approval. Shared parking spaces shall not be separated from the use they serve by an arterial or collector street with a right-of-way greater than eighty (80) feet. In addition, adequate and safe pedestrian access must be provided from and to the shared parking areas.
2.
Same or more intensive use. A shared parking area shall be located on a site with the same or more intensive zone district classification than required for the primary uses served.
3.
Calculating shared parking.
a.
General. Where two (2) land uses listed in separate use categories in Table 405.050-1 share a parking lot or structure, the total off-site parking required for those uses may be reduced by the factors shown in Table 405.110-3, below. Total off-street parking required shall be the sum of the two (2) parking requirements for the two (2) uses divided by the factors in Table 405.110-3. If uses in three (3) or more categories of Table 405.050-1 share a parking lot or structure, the Director shall determine the parking reduction based on the relative sizes of the various uses and the reduction factors listed in Table 405.110-3.
Table 405.110-3 Joint Parking Reduction Factors [Add the two parking requirements and divide by these factors] | |||||
|---|---|---|---|---|---|
Property Use | Multifamily Residential | Public and Institutional | Food, Beverage, Indoor Entertainment, or Visitor Accommodation | Retail | Other Commercial |
Multifamily residential | 1.0 | ||||
Public and institutional | 1.1 | 1.0 | |||
Food, beverage, indoor entertainment, or visitor accommodation | 1.1 | 1.2 | 1.0 | ||
Retail | 1.2 | 1.3 | 1.3 | 1.0 | |
Other commercial | 1.3 | 1.5 | 1.7 | 1.2 | 1.0 |
4.
Additional joint parking permitted for certain uses. As an alternative to those reduction factors listed in Table 405.110-3, a) up to fifty percent (50%) of the parking spaces required for food, beverage and indoor entertainment uses, and up to one hundred percent (100%) of parking spaces required for religious assembly uses and elementary, middle, high school, university, or college auditoriums may be used jointly by b) any nonresidential use not normally open, used, or operated during the same hours as those listed in Item a).
I.
Bicycle Parking.
1.
Required number of spaces. Bicycle parking shall be provided as follows:
Use | Bicycle Parking Spaces1 |
|---|---|
Multiple-family | 2 or 1 per 10 units |
Group home | 1 per 4 bedrooms |
Office | 4 or 1 per 8,000 square feet (net area) |
Commercial sales and service | 4 or 1 per 4,000 square feet (net area) |
Community use (nonutility) | 4 or 1 per 8,000 square feet (net area) |
Schools | 0.5 per classroom |
Notes: | |
1 | Whichever measurement results in the higher number of spaces. |
2.
Design and location.
a.
Bicycle parking facilities shall include a rack or storage facility (e.g., locker) that enables bicycles to be secured. Where racks are used, they shall meet the following standards:
(1)
The bicycle frame and one wheel can be locked to the rack with a high-security, U-shaped shackle lock if both wheels are left on the bicycle;
(2)
A bicycle six (6) feet long can be securely held with its frame supported so that the bicycle cannot be pushed or fall in a manner that will damage the wheels or components; and
(3)
The rack must be securely anchored.
b.
Bicycle racks and storage facilities shall be accessible without moving another bicycle.
c.
Bicycle racks and storage facilities shall be located in convenient, visible, well-lit areas with easy access and near main entrances of all commercial, residential/and institutional buildings. Such locations shall be clearly noted with signage.
d.
The racks and storage facilities shall be located so they do not interfere with pedestrian traffic and shall be protected from potential damage by motor vehicles.
e.
Bicycle parking shall not be within any required landscape area nor interfere with any pedestrian pathway.
J.
Design And Maintenance.
1.
Parking layout and construction standards. Every parcel of land hereafter used as a public or private parking area, including commercial parking lots and vehicular display/storage areas, shall be developed and maintained in accordance with the following requirements.
a.
Minimum size and setbacks. A required off-street parking space shall be a minimum of eight (8) feet six (6) inches in width and nineteen (19) feet in length.
b.
Curbs or wheel stops required. In any parking space which faces toward a property line or a building, a wheel stop and/or a curb shall be provided that prevents a vehicle from extending across the property line or hitting the building. As determine by the Director, wheel stops may also be required where a curb will not be sufficient.
c.
Parallel parking. The minimum paved dimension for a parallel parking space shall be eight (8) feet by twenty-two (22) feet.
d.
Surfacing.
(1)
Except as provided herein, all parking spaces and access drives shall be surfaced with asphalt or concrete pavement. All pavement must be of sufficient strength to support the heaviest vehicular loads imposed on it, and shall be so graded and drained to dispose of all surface water in accordance with the requirements of the City of Warsaw, and shall be marked to provide for orderly and safe loading, unloading, parking and storage of vehicles. All surfaces shall be maintained in good condition, generally free of potholes, cracks or broken pavement and allowing uninhibited access to all parking and loading spaces or drives.
(2)
The use of pervious or semipervious parking area surfacing materials, including but not limited to grasscrete, ring and grid systems used in conjunction with grass seed or sod, permeable concrete or asphalt, porous or grid pavers, or recycled materials, such as glass, rubber, used asphalt, brick, block and concrete, may be approved by the Director for the required vehicular surface area on a lot, provided that such areas are properly maintained and that the underlying soil conditions support the use of such materials. Decorative dust-free gravel used in conjunction with reinforced matting, grid pavers or pervious asphalt is permitted as an alternative parking area surfacing material in the RH-O District. Where possible, such materials should be used in areas proximate to and in combination with on-site stormwater control devices.
2.
Parking garage. The off-street parking required by this Section may be located in a parking structure, whether on the same or on a different lot than the uses which it serves. Such structure shall be subject to the following:
a.
Ground floor parking provided in a parking structure shall be landscaped and screened, insofar as practicable, from surrounding uses and from public view as required by Section 405.120(B), Screening. In addition, for uses located on the same lot as the structure, the conditions required for shared parking shall apply. For uses located on a different lot than the structure, the conditions required for off-site parking shall apply.
b.
Parking structures with ground floors that are not completely wrapped with commercial, office, institutional, public uses or civic uses on the side facing an intersection (except sides abutting alleys) shall not:
(1)
Abut street intersections or public/civic use areas;
(2)
Be adjacent to public squares; or
(3)
Occupy sites that are the terminus of a street vista.
c.
Design.
(1)
Parking structures should be constructed of materials of similar quality and shall be compatible in appearance with adjacent buildings.
(2)
Facades of parking structures not occupied by commercial, office, institutional, public uses or civic uses shall be articulated through the use of three (3) or more of the following architectural features:
(a)
Windows or window-shaped openings;
(b)
Masonry columns;
(c)
Decorative wall insets or projections;
(d)
Awnings;
(e)
Changes in color or texture of materials;
(f)
Approved public art;
(g)
Integrated landscape planters; or
(h)
Other similar features approved by the City.
(3)
Vehicle entries to off-street parking structures shall be integrated into the placement and design of adjacent buildings or oriented away from the primary street frontage. At a minimum, parking structures shall have user vehicle access from locations that minimize conflicts with pedestrian circulation.
K.
Off-Street Loading.
1.
General requirements.
a.
Location. All required loading berths shall be located on the same lot as the use served. No permitted or required loading berth shall be located within fifty (50) feet of the nearest point of intersection of any two (2) streets, measured from edge of asphalt. No loading berth shall be located in a required front yard.
b.
Size. Unless otherwise specified, a required off-street loading berth shall be at least twelve (12) feet in width by thirty-five (35) feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least fifteen (15) feet.
c.
Access. Each required off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement, and shall meet standard Public Works Department specifications. All driveways servicing off-street loading berths shall be in accordance with applicable driveway standards.
d.
Utilization. Space allocated to any off-street loading use shall not, while so allocated, be used to satisfy the space requirements for any required off-street parking facilities or portions thereof.
e.
Central loading. Central loading facilities may be substituted for loading berths on individual lots, provided that the following conditions are fulfilled:
(1)
Each lot served shall have direct access to the central loading area without crossing streets or alleys at grade.
(2)
Total off-street loading berths provided shall meet the minimum requirements herein specified, based on the sum of the several types of uses served.
f.
Minimum facilities. Uses for which off-street loading facilities are required herein, but which are located in buildings of less floor area than the minimum prescribed for such required facilities, shall be provided with the adequate receiving facilities accessible by motor vehicle off any adjacent alley, service drive, parking lot or open space located on the same lot.
2.
Specific requirements. The minimum amount of off-street loading or unloading space to be provided shall be as follows:
Table 405.110-4 Off-Street Loading Requirements | |||
|---|---|---|---|
Use | Floor Area Requiring One 12-Foot by 35-Foot Berth (square feet) | Floor Area Requiring Additional 12-Foot by 35-Foot Berth (square feet) | Floor Area Requiring 12-Foot by 55-Foot Berth (square feet) |
(1) Residential: multifamily dwellings | |||
As determined by the Planning and Zoning Commission | |||
(2) Office; Institutional; Educational | |||
a. Health and medical institutional uses; educational, cultural, religious institutions; recreation and social; banks, financial institutions; medical-dental clinics; business and professional offices | 10,000 | Over 100,000 | |
(3) Commercial Uses | |||
a. Retail | 5,000 | Over 20,000 | Over 35,000 |
b. Hotels-motels | 10,000 | Over 100,000 | — |
c. Commercial recreation | 10,000 | Over 100,000 | — |
d. Wholesale | 10,000 | Over 40,000 | — |
e. Restaurants | 5,000 | Over 25,000 | — |
(4) Industrial Uses | |||
a. Manufacturing | Up to 5,000 | Over 40,000 | — |
b. Storage | Up to 10,000 | Over 25,000 | — |
(5) Other Uses | |||
a. Stadiums, auditoriums and arenas | Up to 20,000 | — | Over 20,000 |
b. Transportation terminals | 5,000 | Over 40,000 | — |