Weldon Spring City Zoning Code
ARTICLE VIII
Off-Street Parking and Loading
Section 405.265 Purpose And Intent.
[Ord. No. 18-12, 12-11-2018]
The purpose of this Article is to ensure that an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading spaces are provided on every site. Such roads, pedestrian walks and off-street parking and loading facilities shall be designed as an integral part of an overall site design and shall be properly related to existing and proposed buildings and appropriate landscaping. Parking facilities shall be landscaped and screened to the extent necessary to eliminate unsightliness and monotony of large concentrations of parked cars. Parking facilities shall be designed with careful regard to orderly arrangement, topography, landscaping and ease of access and shall be developed as an integral part of an overall site design. Any above ground loading facility shall be screened from public view to the extent necessary to eliminate unsightliness. Off-street parking spaces shall be required for all uses in all zoning districts. Off-street loading facilities shall be provided as required by Section 405.305.
Section 405.270 Procedure.
[Ord. No. 18-12, 12-11-2018]
Every site plan application for the construction or improvement of a parking and/or loading facility shall include a concept landscape plan, drawn to scale, showing any off-street parking or loading facilities and related site improvements and landscaping.
Section 405.275 Increased Parking Demand.
[Ord. No. 18-12, 12-11-2018]
When any building, structure or site undergoes a change of use or any increase in the number of dwelling units, floor area, seating capacity or other unit of measurement specified hereinafter as a means for determining required off-street parking or loading facilities and when such a change or increase would, through application of the provisions of these standards thereto, result in a requirement for greater total off-street parking and/or loading spaces, such off-street parking and/or loading facilities shall be increased to equal or exceed the off-street parking and loading requirements resulting from application of the provisions of these standards to the entire building, structure or site as modified in use or capacity.
Section 405.280 General Provisions.
[Ord. No. 18-12, 12-11-2018]
A.
Prohibition Of Repair, Service Or Sales Use Of Parking Facilities. No required off-street parking or loading facilities shall be utilized for motor vehicle repair work, service, display or sales of any kind, except as expressly permitted elsewhere in this Chapter.
B.
Prohibition Of Use Of Required Parking As Commercial Or Public Lot. No area designated as a required parking area in connection with any designated building, structure, site or use shall be operated as a commercial or public parking facility providing parking spaces for the general public.
C.
Entries And Exits. All entrances and exits to parking and loading areas from a public right-of-way shall be subject to specific approval by the Planning and Zoning Commission by site plan approval in accordance with Article VII in order to ensure the smooth and safe circulation of vehicles to and from the public street system. The number of entrances and exits shall be limited to one (1) entrance and one (1) exit or one (1) combined entrance and exit per three hundred (300) linear feet of street frontage unless additional entrances and/or exits are deemed necessary by the Planning and Zoning Commission. Except for single-family residential dwellings, all parking access shall be designed to prevent the need to back directly onto a public road or right-of-way.
D.
Location Of Parking Or Loading Space. All required off-street parking or loading spaces shall be provided on the same parcel of land occupied by the use or building to which it is appurtenant.
E.
Joint Parking Facilities. Off-street parking facilities for different buildings, structures or uses or for mixed uses may be provided and used collectively or jointly in any zoning district in which separate off-street parking facilities for each constituent use would be permitted, subject to the following provisions.
1.
The total number of spaces so located together is not less than the sum of the separate requirements for each use except as provided by Sections 405.280(E)(3), 405.280(E)(4) and 405.295(N)(2).
2.
A legally sufficient written agreement assuring the perpetual joint usage of said common parking for the combination of uses or buildings is properly drawn and executed by the parties concerned, approved as to form and execution by the City Attorney, filed with and made part of the application for a land use permit and recorded in the St. Charles County Recorder of Deeds office.
3.
Up to fifty percent (50%) of the parking spaces required for a theater (unless the theater's required parking spaces are based on the provisions of Section 405.295(N)(2)) or other place of evening entertainment, for a church or for multiple-family residences may be provided and used jointly by banks, offices, retail stores, repair shops, service establishments and similar uses not normally open, used or operated during evening hours if specifically approved by the Planning and Zoning Commission; and, provided, however, that written agreement assuring the retention for such purpose shall be properly drawn and executed by the parties concerned, approved as to form and execution by the City Attorney, shall be filed and made part of the application for a land use permit and recorded in the St. Charles County Recorder of Deeds office. Such approval may, with thirty (30) days' prior written notice, be rescinded by the Board of Aldermen and additional parking shall be obtained by the owners in the event that the Board of Aldermen determines that such joint use is resulting in a public nuisance or is otherwise adversely affecting the public health, safety or welfare.
4.
Land uses which do not meet the criteria of Section 405.280(E)(3) above but which can clearly demonstrate the ability to successfully provide joint parking facilities to the satisfaction of the Planning and Zoning Commission may be permitted to share up to fifty percent (50%) of their required parking spaces provided that written agreement assuring the retention for such purpose shall be properly drawn and executed by the parties concerned, approved as to form and execution by the City Attorney and shall be filed and made part of the application for a building permit and recorded in the St. Charles County Recorder of Deeds office. Such approval may, with thirty (30) days' prior written notice, be rescinded by the Board of Aldermen and additional parking shall be obtained by the owners in the event that the Board of Aldermen determines that such joint use is resulting in a public nuisance or is otherwise adversely affecting the public health, safety or welfare.
Section 405.285 Maintenance Standards.
[Ord. No. 18-12, 12-11-2018]
A.
Size Of Parking Spaces. Parking spaces, except for handicapped spaces, shall be at least nine (9) feet wide, at least eighteen (18) feet long and shall provide at least one hundred eighty (180) square feet of parking area except that parallel parking spaces shall have minimum dimensions of ten (10) feet wide by twenty-two (22) feet long. The Planning and Zoning Commission may approve the use of continuous concrete curbs as wheel stops and thus measure the size of parking spaces to be two (2) feet less in length than otherwise required. In such instances the parking layout should allow for the vehicle to overhang the curb by two (2) feet and such overhang area must be clear of all obstructions (signs, trees, etc.) and may not be regarded as required landscape area or pedestrian circulation space.
B.
Intentionally Left Blank.
C.
Intentionally Left Blank.
D.
Pavement Marking. All parking spaces shall be marked by durable painted lines at least four (4) inches wide and extending the length of the space or by curbs or other means to indicate individual spaces. Handicapped parking spaces shall be identified through the use of light blue painted lines. Signs or markers located on the surface within a parking facility shall be used as necessary to ensure efficient and safe traffic operation of the facility.
E.
Driving Aisles. Every parking lot shall provide driving aisles at least twenty-four (24) feet wide and every parking space shall have access to a driving aisle at least twenty-four (24) feet wide except for parking spaces for single-family dwellings.
F.
Lighting. Lighting of parking lots shall comply with the City's lighting ordinance.
G.
Screening And Landscaping. All parking and loading areas shall be landscaped and provide screening in accordance with the requirements of Section 405.250, Landscaping.
H.
Signs. Parking direction and regulation signs may be provided but shall be in accordance with the City's sign ordinance.
I.
Maintenance. Any person operating or owning a parking facility shall keep it free, as may be practical, of dust and loose particles and shall promptly remove the snow and ice from the surface of the parking facility. Such person shall also keep all adjacent sidewalks free from dirt, ice, sleet and snow and shall keep the sidewalks in a safe condition for use by pedestrians. All signs, markers or any other methods used to indicate direction of traffic movement and location of parking spaces shall be maintained in a neat and legible condition. Likewise any walls, landscaping including trees and shrubbery, as well as surfacing and curbing of the parking facility, shall be maintained in good condition throughout its use for parking purposes and the Board of Aldermen shall have the authority to prohibit the use of the area for parking purposes, after fifteen (15) days' written notice, unless and until proper maintenance, repair or rehabilitation is completed, including the replacement of any landscaping material which may die from time to time or the failure of the landscape irrigation or surface drainage system within the parking area.
Section 405.290 Parking And Storage Of Vehicles In Residential Districts.
[Ord. No. 18-12, 12-11-2018]
A.
General. The following regulations apply to vehicles parked in residential areas.
1.
No Vehicle May Be Parked In Any Grassy Area. Vehicles shall only be parked in an area which has been hard surfaced to specifically provide a vehicle parking or driving area.
2.
Except for parking of vehicles by short-term visitors, a maximum of three (3) vehicles may be parked in unenclosed areas on any single-family zoned lot. However, if there are more than three (3) licensed drivers permanently residing on the premises, there may be one (1) vehicle for each licensed driver. Additional vehicles shall be parked within completely enclosed buildings.
B.
Hazardous Materials. No commercial vehicle which is used for hauling explosives, gasoline, liquefied petroleum products or any other hazardous material shall be permitted to be parked in a residential area except for up to one (1) hour for deliveries.
C.
Commercial Vehicles. Commercial vehicles may not be parked on lots in residential areas, subject to the following regulations:
1.
Commercial vehicles may not be parked on streets in a residential area for a period longer than eight (8) hours continuously.
2.
No more than a single commercial vehicle may be parked in unenclosed areas on any lot.
3.
Commercial vehicles shall not be parked overnight on any residential lot except for sedans, vans, sport-utility vehicles, and pick-up trucks.
D.
Trailers And Recreational Vehicles. Properly licensed trailers and recreational vehicles may be parked in single-family residential areas, subject to the following regulations:
1.
Trailers may not be parked overnight on public or private streets.
2.
Recreational vehicles may be parked on streets for no more than three (3) consecutive nights.
3.
No more than a single trailer or recreational vehicle may be parked in unenclosed areas on any residential lot.
4.
No trailer or recreational vehicle shall be used as a dwelling or an office, or for any other commercial purpose, except as a temporary construction trailer on permitted construction sites.
5.
No trailer or recreational vehicle shall be parked on the paved driveway in the front yard of any residential lot for more than seven (7) days during a thirty-day period.
E.
Inoperable Or Unlicensed Vehicles. Inoperative or unlicensed vehicles, or parts of vehicles, are allowed in residential areas only if they are stored within a completely enclosed building or structure.
F.
Storage Pods And Construction Dumpsters.
1.
Temporary construction dumpsters or dumpster bags may be placed within street R.O.W. and shall be equipped with reflective markings or equivalent safety measures to insure visibility. The dumpsters or dumpster bags shall be placed behind the street curbing and not on the street pavement. Placement on the property driveways is encouraged. Any damage to the street pavement or ground behind the curbing from placing the dumpster or bag shall be repaired by the person renting or placing the dumpster. Dumpsters or bags shall not be overfilled and trash shall be piled no higher than the walls of the dumpster or bag. Dumpsters or storage pods shall not be used or occupied as living quarters. Dumpsters shall be allowed to remain in place on the property or right-of-way (R.O.W.) for a period not exceeding six (6) weeks. If additional time is needed to complete the project the Zoning Commissioner shall consider any proposed time extension to the property owner.
2.
Temporary storage pods shall not be placed within street right-of-way. Storage pods shall not remain in place for a period exceeding six (6) weeks.
Section 405.295 Minimum Required Off-Street Parking Spaces.
[Ord. No. 18-12, 12-11-2018]
A.
Rules For Computing Parking Spaces. In computing the minimum number of required off-street parking spaces, the following rules shall apply:
1.
"Floor area" shall mean the gross area of the entire building of the specific use, excluding any floor or portion thereof used for parking.
2.
Where fractional spaces result, the parking spaces required shall be the next greater whole number.
3.
In the case of mixed uses, the parking spaces required shall be computed separately for each use except as provided in Sections 405.280(E)(3), 405.280(E)(4) and 405.295(N)(2).
4.
All required parking shall be available at all times for the use for which the parking is required except as specifically provided by this Article.
5.
Intentionally left blank.
6.
For residential uses, off-street parking requirements may be met through the use of a garage and/or paved parking spaces located outside of any right-of-way.
7.
If a specific land use is not included in the list of uses for which parking space requirements are specifically listed, then the required parking for that use shall be determined by using the required parking for the most similar use in its two (2) digit North American Industrial Classification System (NAICS) Code.
B.
General Parking Requirements.
1.
Shopping centers with less than fifty thousand (50,000) square feet of floor area designed for retail uses and personal service establishments shall provide six (6) parking spaces per one thousand (1,000) square feet of floor area unless the proposed mix of land uses in the shopping center require a higher number in which case the higher number shall be required.
2.
Shopping centers with greater than fifty thousand (50,000) square feet of floor area designed for retail uses and personal service establishments shall provide three hundred (300) parking spaces plus five and one-half (5 1/2) parking spaces per one thousand (1,000) square feet of floor area in excess of fifty thousand (50,000) square feet unless the proposed mix of land uses in the shopping center require a higher number in which case the higher number shall be required.
3.
4.
Churches, other places of worship, public buildings, auditoriums and other places of public assembly: one (1) space for each three (3) seats.
5.
General offices including professional, governmental or institutional except as specifically enumerated in this Article:
a.
For buildings less than fifteen thousand (15,000) square feet, one (1) space per two hundred (200) square feet of floor area.
b.
For buildings greater than fifteen thousand (15,000) square feet, one (1) space per two hundred fifty (250) square feet.
c.
Any data center building (or floor within such building) shall have a parking ratio of twenty-five hundredths (.25) parking spaces per one thousand (1,000) square feet so long as such floor or building remains exclusively in such data center use.
C.
Accommodation And Food Service.
1.
Bed And Breakfast Inns: Two (2) parking spaces, plus one (1) parking space for each room offered for overnight accommodations.
2.
Hotels, Motels And Similar Lodging Facilities: One and one-tenth (1.1) parking spaces per rentable room, plus one (1) parking space for each three (3) seats in the restaurant and lounge, plus one (1) parking space per five hundred (500) square feet of conference rooms.
3.
Restaurants And Bars: One (1) parking space per one hundred (100) square feet of floor area, plus one (1) parking space per each eight (8) seats in an outdoor seating area.
D.
Agriculture, Forestry And Fishing: Twelve (12) parking spaces shall be provided as part of a conditional use permit for any agriculture use with significant expected retail activity, such as a commercial nursery. These parking spaces shall be paved as required by Section 405.285(B). However, the parking space may have a gravel surface if they are not within one hundred (100) feet of a residential property.
E.
Arts, Entertainment And Recreation.
1.
Amusement Game Parlors, Pool Halls And Other Similar Recreational Buildings: One (1) parking space per two hundred (200) square feet of floor area.
2.
Bowling Centers: Five (5) parking spaces per lane.
3.
Dance Studios, Schools And Halls, Including Martial Arts And Similar Schools: One (1) parking space per two hundred (200) square feet of floor area.
4.
Golf Courses: Four (4) parking spaces per hole.
5.
Museums, Art Galleries, Botanical And Zoological Gardens: One (1) parking space per three hundred (300) square feet of floor area, plus one (1) parking space per two thousand five hundred (2,500) square feet of outdoor display area.
6.
Public Or Private Commercially Operated Recreational Complexes And Associated Structures: Five (5) parking spaces per gross acre, plus one (1) parking space per one hundred (100) square feet of floor area for associated support buildings.
F.
Broadcasting And Telecommunications.
1.
Cable Networks And Program Distribution: One (1) parking space for every three hundred (300) square feet of floor area.
2.
Radio And Television Broadcasting: One (1) parking space for every three hundred (300) square feet of floor area.
3.
Telecommunications: One (1) parking space for every four hundred (400) square feet of floor area.
G.
Business Services.
H.
Construction. One (1) parking space per five hundred (500) square feet of floor area, plus one (1) parking space per three thousand (3,000) square feet of outdoor storage area.
I.
Educational Services.
2.
Colleges, Universities, Business Schools And Technical/Vocational Schools: One (1) parking space for every two (2) students based on the maximum design capacity of the school, plus one (1) parking space for every employee.
3.
Other Educational Services: One (1) parking space per three hundred (300) square feet of floor area.
J.
Finance, Insurance And Real Estate.
1.
Banks And Savings And Loans.
a.
For Buildings Up To Five Thousand (5,000) Square Feet In Size: One (1) parking space per one hundred sixty-five (165) square feet of floor area.
b.
For buildings greater than five thousand (5,000) square feet but not more than ten thousand (10,000) square feet in size: Thirty (30) parking spaces, plus one (1) parking space per two hundred (200) square feet of floor area over five thousand (5,000) square feet.
c.
For Buildings Greater Than Ten Thousand (10,000) Square Feet In Size: Fifty (50) parking spaces, plus one (1) parking space per two hundred fifty (250) square feet of space over ten thousand (10,000) square feet.
2.
All Other Finance (Credit Agencies, Securities And Commodities Services), Insurance And Real Estate Offices: One (1) parking space per two hundred fifty (250) square feet of floor area.
K.
Health Care And Social Assistance.
1.
Child Care Centers: One and one-half (1 1/2) parking spaces per staff person required for the licensed capacity of the facility. In addition, day care facilities shall provide safe drop-off areas near the main entrance to the facility.
2.
Hospitals: One and three-tenths (1.3) parking spaces per patient bed.
3.
Medical And Dental Offices And Out-Patient Care Centers:
a.
Buildings Under Ten Thousand (10,000) Square Feet: One (1) parking space per one hundred fifty (150) square feet of floor area.
b.
Buildings Greater Than Ten Thousand (10,000) Square Feet: Sixty-seven (67) parking spaces, plus one (1) parking space per two hundred (200) square feet of floor area over ten thousand (10,000) square feet.
4.
Assisted Living, Residential Care, and Skilled Nursing Facilities (Uses Within NAICS Code 623): One (1) parking space for every five (5) beds plus one (1) space for every one (1) employee on the maximum shift.
[Ord. No. 21-10, 10-12-2021[2]]
5.
Congregate Care Facility: One (1) parking space per dwelling unit.
6.
All Other Health Services: One (1) parking space per two hundred fifty (250) square feet of floor area.
7.
All Other Social Service Uses: One (1) parking space per three hundred (300) square feet of floor area.
M.
Membership Organizations: One (1) parking space per two hundred (200) square feet of floor area.
N.
Motion Pictures.
1.
Single Motion Picture Theaters: One (1) parking space per three (3) seats.
2.
Multi-Plex Motion Picture Theaters: One (1) parking space per four (4) seats. Except, however, that such theaters may have their parking modified by the provisions of Section 405.280(E)(3) or multi-plex theaters located with shopping centers containing over twenty-five thousand (25,000) square feet of floor area which provide at least six (6) parking spaces per one thousand (1,000) square feet of floor area or multi-plex theaters located with shopping centers over fifty thousand (50,000) square feet of floor area which provide at least five (5) parking spaces per one thousand (1,000) square feet of floor area may provide parking according to the following standards:
Gross Retail Area | Parking Standard |
|---|---|
25,000 to 49,999 | 1 space per 5 seats |
50,000 to 79,999 | 1 space per 6 seats |
80,000 to 99,999 | 1 space per 7 seats |
100,000 square feet and larger | 1 space per 8 seats |
3.
Video Tape Rental: One (1) parking space per two hundred (200) square feet of floor area.
4.
All Other Motion Picture Uses: One (1) parking space per three hundred (300) square feet of floor area.
O.
Personal Services.
1.
Barbershops, Beauty Shops, Nail Salons And Tanning Salons: Two (2) parking spaces per barber, beautician and/or manicurist station or one (1) parking space per one hundred (100) square feet of floor area, whichever is greater.
2.
Funeral Homes, Mortuaries And Similar Facilities: One (1) parking space per one hundred (100) square feet of floor space devoted to parlors, individual funeral service rooms and similar areas, plus one (1) parking space for each funeral vehicle kept on the premises, plus one (1) parking space per employee.
3.
Laundry, Cleaning And Garment Services:
a.
Dry cleaning pickup establishments: One (1) parking space per one hundred fifty (150) square feet of floor area for the pickup area, plus one (1) parking space per three hundred (300) square feet of floor area for clothing storage and other areas.
b.
All other uses: One (1) parking space per three hundred (300) square feet of floor area.
4.
All other personal service establishments: One (1) space per two hundred (200) square feet of floor area.
P.
Repair And Maintenance.
1.
Automobile repair and maintenance: One (1) parking space per three hundred (300) square feet of floor area not devoted to auto repair or auto maintenance, plus two (2) spaces per service bay.
2.
Miscellaneous repair services: One (1) parking space per three hundred (300) square feet of floor area.
Q.
Transportation And Warehousing.
1.
Transportation: One (1) parking space for every four hundred (400) square feet of floor area.
2.
Warehousing and storage businesses shall have their parking requirements based on the following:
Building Size | Parking Spaces |
|---|---|
Less than 5,000 square feet | 1 space per 1,000 square feet |
5,000 to 15,000 square feet | 1 space per 1,500 square feet |
15,001 to 40,000 square feet | 1 space per 2,000 square feet |
Greater than 40,001 square feet | 1 space per 2,500 square feet or one (1) space per employee on the largest shift, whichever is greater |
R.
Utility Uses. One (1) parking space for every five hundred (500) square feet of floor area.
S.
Wholesale And Retail Trade.
1.
Automotive:
a.
Automobile, Boat Or Other Motor Vehicle Dealers.
(1)
One (1) parking space per two hundred fifty (250) square feet of show room floor area, plus two (2) parking spaces for every service bay.
(2)
Parking spaces typically occupied by new or used automobiles for sale shall not be counted towards the required off-street parking requirements. Such parking spaces occupied by automobiles for sale do not have to meet the minimum parking space requirements specified in this Chapter.
b.
Auto Parts Stores: One (1) parking space per three hundred (300) square feet of floor area.
c.
Gasoline service stations: One (1) parking space per two hundred (200) square feet of floor area not devoted to auto repair or auto maintenance, plus two (2) parking spaces for every service bay.
d.
All other automotive uses: One (1) parking space per three hundred (300) square feet of floor area.
2.
Building Materials And Garden Supplies: One (1) parking space per three hundred (300) square feet of floor area, plus one (1) parking space per two thousand (2,000) square feet of outdoor display area.
3.
Furniture And Home Furnishings Stores, Including Carpeting And Major Appliances: One (1) parking space per three hundred (300) square feet of floor area.
4.
General retail establishments, including food, health and personal care, apparel and accessories, general merchandise and miscellaneous retail stores: Five (5) parking spaces per one thousand (1,000) square feet of floor area.
5.
Wholesaling businesses shall have their parking requirements based on the following:
Building Size | Parking Spaces. |
|---|---|
Less than 5,000 square feet | 1 space per 1,000 square feet |
5,000 to 15,000 square feet | 1 space per 1,500 square feet |
15,001 to 40,000 square feet | 1 space per 2,000 square feet |
Greater than 40,001 square feet | 1 space per 2,500 square feet or one (1) space per employee on the largest shift, whichever is greater |
Section 405.300 Handicapped Parking Requirements.
[Ord. No. 18-12, 12-11-2018]
All applicants for site plan approval for a new or changed development should be aware of the requirements of the Americans with Disabilities Act (ADA) of 1990 including provisions of the Act which were effective as of January 26, 1992.
Section 405.305 Off-Street Loading Requirements.
[Ord. No. 18-12, 12-11-2018]
A.
Purpose And Intent. It is the City's intent to require sufficient off-street loading areas and to ensure that such areas are located in a convenient location out of site of the general public to the extent feasible. Such off-street loading areas shall be located at the rear of building whenever practical. Off-street loading areas shall be provided for every use identified in Section 405.305(C). Loading areas which are utilized for the location of trash collection or compaction units shall be provided for and shall be in addition to the loading space requirements provided in Section 405.305(C), Schedule of Off-Street Loading Spaces.
B.
Dimensions Of Spaces. Loading spaces shall have minimum dimensions of twelve (12) feet width by thirty-five (35) feet length with a vertical clearance of at least fourteen (14) feet. In addition, some uses may be required to provide loading zones of at least sixty (60) feet in length to accommodate large tractor-trailers.
C.
Schedule Of Off-Street Loading Spaces.
1.
Offices And Personal Or Community Service Establishments. One (1) loading space shall be provided for each such use, including schools, medical or dental clinics, auditoriums or clubs and similar use having greater than six thousand (6,000) square feet of gross floor space.
2.
Residential Uses. Any building or project containing more than fifty (50) apartment dwelling units shall provide one (1) loading space for each two hundred (200) dwelling units or fraction thereof.
3.
Every building consisting of over three thousand (3,000) square feet of floor area designed or adaptable for retail, warehouse, wholesale or manufacturing use shall be provided with loading spaces and zones as follows:
Building Size In Square Feet | No. Of Spaces | No. Of Zones* |
|---|---|---|
3,000 to 14,999 | 1 | 0 |
15,000 to 39,999 | 1 | 1 |
40,000 to 100,000 | 1 | 2 |
Each additional 100,000 square feet | 1 additional space | 1 additional space |
* | Retail uses existing on the effective date of this Chapter may be allowed to substitute one (1) off-street loading space per required off-street loading area if they can demonstrate to the satisfaction of the Planning and Zoning Commission that off-street loading areas are not necessary for their business. |