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Purpose: This article ensures that new
development provides adequate off-street parking to minimize spillover
into residential areas and to protect emergency access, while avoiding
the blighting and environmental effects of excessive parking. This
article implements the following Master Plan policy:
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The City's commercial parking standards
should be reassessed in light of the most recent parking standards
for all types of commercial land uses. For some commercial land use
types, the present parking standards appear to require too few parking
spaces, while for other land uses too many parking spaces may be required.
In the latter situation, unnecessarily large parking lots are built,
which are underutilized for most of the year.
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A.
This Part 4 applies to subdivision plans or site plans.
B.
A waiver or appeal from any requirement of this article may be filed with the Planning Board pursuant to § 190-148. The Planning Board may waive the construction of some of the parking areas required by this article, provided that all of the following conditions are met:
(1)
That the site plan indicates where all parking would
be constructed in order to meet the general requirements set forth
in this article;
(2)
That such required space is reserved for use if such
parking requirements must be met in the future;
(3)
That the applicant demonstrates that the current use
of the site shall not require additional parking beyond what is proposed
to be built; and
(4)
That such plan stipulate that a site plan amendment
shall be necessary if the use of the site changes.
A.
Off-street parking and loading spaces shall be provided for every new structure, the enlargement of an existing structure, the development of a new land use or any change in an existing use in its entirety in accordance with the Parking Matrix (§ 190-198, Table 198-1, below).
B.
Required off-street parking or loading spaces shall
continue to serve the uses or structures for which they were intended
so long as such use or structure remains.
C.
Required off-street loading spaces shall not be construed
as being part of the required off-street parking spaces.
D.
When the computation of required parking or loading
spaces results in the requirement of a fractional space, any fraction
over 1/2 shall require one space.
A.
Required off-street parking spaces shall be provided
on the same lot as the principal use they are required to serve. The
Planning Board may permit parking spaces to be established as a separate
lot, provided that:
B.
The loading spaces required for the uses listed in § 190-199 shall in all cases be on the same lot as the use they are intended to serve.
C.
Any off-street parking on a lot containing five or
less spaces may not be situated in a front yard unless such parking
is located on a driveway no wider than 24 feet and having an area
not to exceed 50% of the area of the front yard.
A.
Each required off-street parking space shall be at
least nine feet in width and at least 20 feet in length, exclusive
of access drives, aisles, ramps and columns, or areas utilized for
other purposes, except that the spaces required for grocery stores
of more than 5,000 square feet shall be at least 10 feet in width.
B.
All parking spaces provided for retail sales establishments
shall have two painted stripes at least two inches wide one foot apart,
separating each parking stall.
C.
For parallel parking, the length of the parking space
shall be 23 feet.
D.
Except on lots occupied by one- and two-family dwellings, each off-street parking space shall open directly upon an aisle or driveway. The width of the aisle or driveway, excluding the curb cut or frontage location, shall conform to Table 193-1 below. Driveway spacing and width is governed by § 190-209.
E.
The aisle or driveway shall be unobstructed and allow
for the passage of emergency vehicles at all times.
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Table 193-1
Aisle or Driveway Width
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Parking Angle
(degrees)
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Aisle/Driveway Width
(feet)
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45
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12
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60
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18
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90
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20
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The angle shall be measured between the center
line of the parking space and the center line of the aisle.
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All parking and loading areas containing over
five spaces, including automotive and drive-in establishments of all
types shall be either contained within structures or subject to the
following:
B.
The area and access driveways thereto shall be surfaced
with bituminous or cement concrete material and shall be graded and
drained so as to dispose of all surface water accumulation in accordance
with acceptable engineering practices. The Planning Board may authorize
use of pervious surfaces for driveways and parking areas under appropriate
circumstances.
C.
A bumper of masonry, steel or heavy timber, or a concrete
or bituminous concrete curb or berm curb which is backed shall be
placed at the edge of surfaced areas except driveways in order to
protect abutting structures, properties and sidewalks, when such surface
areas are within four feet of the abutting structure, properties or
sidewalks.
D.
Any fixture used to illuminate any area shall be so
arranged as to direct the light away from the street and away from
adjoining premises used for residential purposes.
E.
There shall not be any motor vehicle repair or gasoline
or oil service facilities for profit except on a lot occupied by a
permitted automotive use. Any aboveground gasoline or oil facilities
shall be at least 25 feet from any lot line.
F.
There shall not be any storage of materials or equipment
or display of merchandise within a required parking area except as
part of approved building operations.
G.
Parking shall not be located within the required front
yard area in any district.
H.
Parking and loading spaces shall be so arranged as
not to permit backing of automobiles onto any street.
J.
The Planning Board may grant a conditional use permit
to permit the reduction of the parking space requirements to 80% of
that required in the table of off-street regulations where conditions
unique to the use will reasonably justify such a reduction.
The Planning Board may allow the substitution
of space within municipal parking lots in lieu of the parking requirements
of this article, provided they are located within 1,000 feet of the
building which is intended to be served.
A.
When the intensity of use of any building, structure
or premise shall be increased through the addition of dwelling units,
floor area, beds, seating capacity or other unit of measurement, parking
and loading facilities, as required, shall be provided for such increase
in intensity of use.
B.
Whenever the existing use of a building, structure
or premise is changed or converted to a new use permitted by this
article, parking and loading facilities shall be provided, as required,
for the new use.
See § 190-123.
A.
Number of required off-street parking spaces for any
use within the City shall be as set forth in the Parking Matrix, Table
198-1.
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B.
In determining the minimum required number of off-street
parking spaces, the following shall apply:
(1)
In sports arenas, churches and other places of assembly
in which patrons occupy benches, pews or other similar seating facilities,
each 20 inches of such seating shall be construed as one seat.
(2)
In the case of open space floor areas used for temporary
seating purposes, an area of 16 square feet usable for seating shall
be counted as one seat.
A.
The following table of number of required off-street
loading spaces shall apply throughout the City:
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Table 199-1
Number of Required Off-Street Loading
Regulations
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Use Category
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Minimum Number of Loading Spaces per Unit
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(1)
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Retail trade, manufacturing and hospital establishment
with over 5,000 square feet of gross floor area
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1 per 20,000 square feet or fraction thereof
of gross floor area up to 2 spaces; 1 additional space for each 60,000
square feet or fraction thereof of gross floor area over 40,000 square
feet; space used for ambulance receiving at a hospital is not to be
used to meet these loading requirements
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(2)
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Business services, other services, community
facility (school, church, City building, recreation, etc.) or public
utility establishment with over 5,000 square feet of gross floor area
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1 per 75,000 square feet or fraction thereof
of gross floor area up to 2 spaces; 1 additional space for each 200,000
square feet or fraction thereof of gross floor area floor area over
150,000 square feet
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B.
Loading spaces shall be at least 12 feet in width
and 45 feet in length and with a vertical clearance of at least 14
feet, and shall have an area of not less than 600 square feet plus
access and maneuvering space. The dimensions of the loading space
may be reduced by the Administrative Officer when it is clearly evident
that service vehicles utilizing the space will not require the area
listed above, not to be less than 200 square feet.
A.
Properly signed or designated parking spaces for the
physically handicapped shall be provided in accordance with the provisions
of this section, and shall be located as close as possible to elevators,
ramps, walkways and entrances.
B.
Each required handicapped space shall conform to the requirements of the Americans with Disabilities Act. Designated handicapped spaces shall be provided in all parking areas of five or more spaces (as required in § 190-198) in conformance with the following table:
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Table 200-3
Required Handicapped Parking Spaces
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Number of Spaces Required
(See § 190-198)
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Required Number of Handicapped Spaces
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5-25
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1
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26-50
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2
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51-75
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3
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76-100
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4
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101-150
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5
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151-200
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6
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201-300
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7
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301-400
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8
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401-500
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9
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501-1,000
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2% of total
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Over 1,000
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20 plus 1 for each 100 over 1,000
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A.
Applicability. This section applies to the construction
or alteration of any parking structure.
B.
Criteria.
(1)
Parking structures shall be designed to have horizontal
versus stepped or sloping levels at areas of public view.
(2)
Sloped roofs are not required for parking structures,
however:
(a)
The upper and lowest level of parking shall
incorporate sufficient screening to shield cars from public view.
(b)
Parapet treatment is required to terminate the
deck and given proper architectural finish to the structure. Cornices,
overhands and other devices which are consistent with the design of
historical buildings may be employed.
(3)
The design of parking decks shall be complementary
to the design of buildings in the area.
B.
The parking areas shall be approved by the Administrative
Officer, subject to the criteria established in this section.
C.
The parking areas shall be available and reserved
for the several buildings or uses by a contract or other legally binding
agreement.
D.
The number of such spaces shall comply with the minimum parking ratios established in Table 198-1 or, where approved by the Administrative Officer, an alternative ratio established under Subsection E below.
E.
Developments that contain a mix of uses on the same
parcel, as set forth in Table 202-1 below, may reduce the amount of
required parking in accordance with the following methodology:
(1)
Determine the minimum parking requirements in accordance
with Table 198-1 for each land use as if it were a separate use,
(2)
Multiply each amount by the corresponding percentages
for each of the five time periods set forth in Table 202-1,
(3)
Calculate the total for each time period, and
(4)
Select the total with the highest value as the required
minimum number of parking spaces.
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Table 202-1
Shared Parking
Parking Ratio Reduction Factors
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Weekday
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Weekend
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(A)
Land Use
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(B)
Daytime
(9:00 a.m. to 4:00 p.m.)
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(C)
Evening
(6:00 p.m. to midnight)
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(C)
Daytime
(9:00 a.m. to 4:00 p.m.)
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(E)
Evening
(6:00 p.m. to midnight)
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(F)
Nighttime
(midnight to 6:00 a.m.)
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Office/industrial
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100%
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10%
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10%
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5%
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5%
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Retail
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60%
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90%
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100%
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70%
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5%
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Hotel
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75%
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100%
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75%
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100%
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75%
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Restaurant
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50%
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100%
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100%
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100%
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10%
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Entertainment/
commercial
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40%
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100%
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80%
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100%
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10%
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