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HomeMy WebLinkAbout04/16/2009♦~A4' City of "WheatRj~dge PLANNING COMMISSION AGENDA April 16, 2009 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on April 16, 2009, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES - April 2, 2009 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. STUDY SESSION A. Parking Regulations 8. OTHER ITEMS 9. ADJOURNMENT ♦6 A♦ ~Wheatljdge PLANNING COMMISSION Minutes of Meeting April 2, 2009 1. 2. 3. 4. CALL THE MEETING TO ORDER Ridge, Colorado. The meeting was called to order by Chair BRINKMAN at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat ROLL CALL OF MEMBERS Commission Members Present: Anne Brinkman Jim Chilvers John Dwyer Davis Reinhart Steve Timms' Commission Members Absent: Marc Dietrick Staff Members. Present: Meredith Reckert, Senior Planner Adam Tietz, Planner Tim Paranto, Public Works Director Ann Lazzeri, Recording Secretary THE ORDER OF THE AGENDA ;sted an addition to the agenda under "Other Items" for Council/Planning Commission study session agenda. 5. It was moved by Commissioner DWYER and seconded by Commissioner MATTHEWS to approve the order of the agenda with the addition requested by Ms. Reckert. The motion carried 7-0. APPROVAL OF MINUTES - March 19, 2009 It was moved by Commissioner MATTHEWS and seconded by Commissioner REINHART to approve the minutes of March 19, 2009 as presented. The motion carried 5-0 with Commissioners BRINKMAN and DWYER abstaining. Planning Commission Minutes 1 April 2, 2009 6. 7. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one to address the Commission at this time. PUBLIC HEARING A. Case No. MS-09-01: An application filed by George and Allen Williams for approval of a 2-lot minor subdivision plat for property zoned Agricultural-One and located at 4593 Parfet Street, The case was presented by Adam Tietz. He stated that all notification and posting requirements had been met and therefore the Commission had jurisdiction to hear the case. He reviewed the staff report and digital presentation. Staff gave a recommendation of approval for reasons, and with one condition; as outlined in the staff report. Mr. Tietz informed the Commission that one of the applicants had recently passed away and distributed an alternate motion with one added condition. In response to a question from Commissioner REINHART, Tim Paranto stated that Parfet Street is classified as a minor collector street with 50 feet of right-of- way in this location. Commissioner REINHART stated that he had been led to believe that the standard for construction-of public improvements was not discretionary and required a variance to waive construction of public improvements on the site. Mr. Paranto explained that public improvements are required if they are expected to be constructed and in this location there is presently no curb and gutter. Additionally,, grade issues would prohibit spot construction of curb and gutter at the subject property and a variance would not be required. Commissioner REINHART commented that legal access to lot 2 is from 46 h Avenue. Mr. Paran'to, explained that these situations are case specific and, in this case, there is only one lot that extends beyond an existing street intersection. Further, it'is,,of record that this access will probably never be used in that the property will be included in the city's public works facility property and access will be throuA 45" Avenue. Mr. Tietz explained that a cross access easement currently extends across lot 2 which would grant public works access to the lot without having access from 46`". Commissioner REINHART agreed with staff s conclusions, but expressed concern that there is no uniform standard to determine which streets require public improvements. This can give the appearance that standards differ from one person to another. He suggested that staff develop a standard to determine where it is appropriate to require public improvements and where it is not. Planning Commission Minutes 2 April 2, 2009 Commissioner CHILVERS asked if there would be a fence between the subdivision and the city's property. Mr. Tietz explained that once the subdivision is complete, the city would purchase lot 2 and a fence would be constructed. The property would remain vacant until funds are available to expand the public works facilities. Mr. Paranto showed a copy of the master plan for the facilities to the Commission. In response to a question from Commissioner BRINKMAN, Mr. Paranto stated that the city will not acquire any of the ditch rights on the property. The ditch will be piped in the southern portion of the property. Commissioner DWYER stated that he would like lot 2 in the event the city would ever sell the prop Mr. Tietz explained that the city owns a road that would give access to the site if for emergency access. Commissioner REINHART legal subdivision and sugge! of-way. Commissioner DWYER commente( prevent the lot from 'being sold in th could be the perception that the city suggested that a.condition be placed property is ever sold, isions for access to strip of land at the end of the y It will be gated off and used at, without access, there is no ;ate the one-foot strip for right- concern e city de he strip is not dedicated, it would He also expressed concern that there preferential treatment. Mr. Paranto city would dedicate the strip if the C.ommissioger'J IMMS'commented that the access issue would be resolved if the city consolidated-lot 2 with theproperty on the south into one lot. Mr. Tietz stated that there are-plans to do such a consolidation. Commissioner REINHART was opposed to a situation where it is promised that the access4ould be fixed in the future. Mr. Paranto commented that, due to lengthy probate procedures, there would be plenty of time to dedicate the strip before the plat is recorded. Chair BRINKMAN asked to hear from the applicant. Al Williams 5192 Braun Mr. Williams stated that the city has a one-year option to purchase the first half of the property. Planning Commission Minutes 3 April 2, 2009 There were no questions for the applicant. Chair BRINKMAN asked if there were any individuals who wished to address this matter. There was no response. The public hearing was closed. It was moved by Commissioner DWYER and seconded by Commissioner REINHART to approve Case. No. MS-09-01, a request for approval of a two- lot minor subdivision plat for property at 4593 Parfet Street for the following reasons: 1. All development standards of the A-1 zone district have been met. 2. All requirements of the Subdivision Regulations have been met. 3. All required utility easements have been provided. With the following conditions: 1. The plat shall be signed by the appropriate owners followings probate of George Williams' estate. 2. The plat shall not be recorded until the, one-foot strip connecting 46th Avenue to the property be dedicated to-the city for right-of-way. 8. OHER ITEMS A. Election of elected to serve as Chair of the Planning elected to serve as Vice Chair of the Agenda for Planning'Commission/City Council Meeting distributed copies of the agenda packet for the joint sion-City Council meeting to be held April 6, 2009. 9. It was moved by Commissioner BRINKMAN and seconded by Commissioner DWYER to adjourn the meeting at 7:46 p.m. The motion carried 7-0. Anne Brinkman, Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 April 2, 2009 biAl ® City of Wheat Tiidge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Jeff Hirt, Planner II DATE: April 10, 2009 (for April 16 study session) SUBJECT: Parking Regulations Study Session Staff has produced a first draft of revised citywide parking regulations for Planning Commission's consideration. The purpose of this study session is to obtain feedback on this draft and the overriding policy changes staff is recommending. At this meeting, a presentation will be provided walking the commission through the changes and some of the outstanding policy questions. For specific policy questions, please refer to the "Policy Direction Requested" portion of this report. Following this study session, staff will proceed according to Planning Commission's recommendations either for public outreach or to move forward with scheduling public hearings on a new parking ordinance. Background and Issue Summary Revised parking regulations are one of the zoning code amendments from the list agreed on by City Council and Planning Commission. This issue has been placed on the "short term" list, meaning it is considered a high priority in implementing many of the recommendations from the Neighborhood Revitalization Strategy. The issue with the current parking regulations can be briefly summarized as follows: The current parking standards make it difficult for development/redevelopment to occur, as most projects must be brought up to current parking standards that are often times very difficult with small infill lots and limited land area to work with. The difficulty lies in high parking ratios as well as a lack of flexibility for parking reductions and shared parking arrangements. The current parking regulations are often times poorly organized and worded, thus making it difficult for applicants to understand and for staff to administer. Staff Recommendations Staff s draft of the revised parking regulations is provided as part of this memo. For reference, the existing parking regulations are contained in Section 26-501 of the Code of Laws. Typically, a draft with language in bold/struck through would be provided, but the changes are significant enough that an entirely new draft has been provided. In this memo the general substance of the changes is set forth, and footnotes throughout the attached draft explain the rationale for changes and where existing language has been carried forward. In general, staff has recommended the following overriding changes: Code Amendment 4110109 Applicability of Standards for New Development and Redevelopment o Staff and applicants have historically had difficulty with the applicability of the parking regulations on existing lots - and as Wheat Ridge is primarily built-out this includes most properties. o For example, at what point does an expansion or a change in use trigger compliance with current standards? What specific standards must be complied with at what level of expansion? o Under the revised applicability section, staff has suggested much more specific language addressing various situations. Shared Parking o The current code has limited allowances for shared parking - that is where an applicant either cannot or does not provide the number of parking spaces that the code requires. o Currently, an applicant may enter into a shared parking agreement to use parking spaces within 300' of the property but there is little guidance as to when and where this is appropriate. o Staff has added a new section for these provisions with much more detail, with the intent of providing more guidance for all involved to allow for shared parking where appropriate. o Note that two options for calculating shared parking allowances have been provided - and based on feedback from Planning Commission at the March 19, 2009 study session, option 2 as presented appeared to be the most desirable. Parking Reductions o Staff has drafted a new section that provides the option for applicants to reduce their required number of parking spaces in certain situations. The current code does not allow any reductions, other than processing a variance to the standards. This new section would provide "by right" reduction allowances. o A table has been drafted that sets forth the allowed reductions. In general, they are based on proximity to transit, provisions for bicycle parking, additional landscaping provided, and other situations an applicant may opt into to reduce their number of parking spaces. o Criteria for evaluating these requests have been provided to help ensure that issues like spillover parking and impacts on traffic are not created. Bicycle Parking o Bicycle parking represents a relatively low cost to development, yet can be effective in encouraging alternative modes of transportation. o Staff has recommended requiring modest bicycle parking standards with varying standards by location and land use. o Where not required, incentives for bicycle parking come in the form of allowed reductions in vehicle parking with bicycle parking. o Exemptions have been provided for uses that would likely not have a demand for bicycle parking (e.g., car washes, motor fueling stations, etc.) 2 Parking Zoning Code Amendment 4110109 Miscellaneous Changes o Overall better user-friendliness - more headers, tables, and better structure. Graphics will also be added for key items. o Consolidated vehicular access and parking lot landscaping provisions. Currently, these standards are scattered throughout this section and in the overall code. o More detailed vehicle stacking requirements - for drive through uses, car washes, etc. o Relocated residential parking standards - Section 26-621 of the current code sets forth these standards related to the parking of commercial and recreational vehicles and trailers on residential property. Staff has recommended placing these standards into the overall parking section and improved the organization. Planning Commission Policy Direction Requested The general intent of this study session is to obtain feedback on these recommendations and certainly to hear any ideas Planning Commission has that could be discussed. There are some specific items that we have identified in the draft that we hope to get feedback on as well, including: 1. Applicability: Do you agree or disagree with how staff has suggested applying these standards to existing development - e.g., expansions and changes of use? In particular, the flexibility to only require proportionate increases in parking, whereas currently full compliance is typically required. 2. Shared Parking: Of the two options presented for calculating shared parking, is there a consensus as to the preferred approach? Option 2 appeared to be the desired approach at the last meeting. Any other ideas for shared parking? 3. Parking Reductions: Do you agree or disagree with allowing parking reductions "by right", meaning no public process? If so, are the amounts too much or too little (percent reductions allowed)? Any other ideas for tradeoffs or circumstances where parking reductions may be appropriate? 4. Parking Ratios: Based on anecdotal research done by staff on comparable jurisdictions, our parking ratios are generally consistent of spaces required for different uses). Where there are opportunities for reductions staff has suggested these in the draft. Are there any uses you feel should have lower or higher ratios? 5. On Street Parking Counting Towards Required Amount: Staff has considered including provisions that would allow on street parking adjacent to the use to be counted towards the required amount. Is Planning Commission in favor of this? Or would this encourage spill over parking issues? 6. Bicycle Parking: Do you agree or disagree with requiring bicycle parking, and if so the amounts presented? And when it is required and optional? 7. Maximum Parking: Staff included a placeholder for possible maximum parking provisions. This is a regulation that some communities have implemented to help avoid the "sea of parking" affect, where there may be too much parking. Does Planning Commission want to implement such a measure, for example mandating only 125% of the required parking can be provided? Or would this be too much of a burden on development where our standards don't coincide with their needs? Code Amendment 4/10/09 8. Parking Lot Landscaping: Are there members of the commission that feel we need improved parking lot landscaping standards? Staff did not propose substantive changes to these standards. 9. Definitions: Are there any terms in this section that should be defined that are not? 10. Outreach: Does Planning Commission wish for staff to implement public outreach or outreach to the business community on this project? The standards being proposed represent an increase in flexibility with regards to parking, and include limited new mandatory standards. With this, staff feels that the new regulations would have minimal negative impact on property owners. Staff's recommended approach is to follow the same path as that of the residential development standards, which can be briefly summarized as follows: o Draft an article in upcoming Wheat Ridge Connections publications on the subject, informing the community of the policy changes. o Place information on the website, and possibly the mayor's e-newsletter. o If there is significant public interest, possibly host an open house or public meeting on the subject. o If there is not significant interest, move forward with the ordinance (once it is ready) for public hearings. Comparable Jurisdictions Staff looked at several parking regulations from surrounding jurisdictions, as well as the American Planning Associations (APA) Planners Advisory Service (PAS) Report on parking. Research relevant to some of the major changes proposed was provided at the July 17, 2008 study session, also included below. Conclusions Parking ratios in Wheat Ridge on a citywide basis for particular land uses are generally consistent with most jurisdictions in metro Denver. Where Wheat Ridge is not consistent with nearly all jurisdictions surveyed is in the lack of allowance for parking reductions, whether it be for particular districts (e.g. transit oriented development overlay districts) or citywide. In other words, while most other jurisdictions have citywide standards generally consistent with Wheat Ridge's they provide much more flexibility and in many cases encourage reductions in the number of parking spaces. Table 1 below provides a summary of the research on this topic. Code Amendment TABLE 1: Pariiing Reduction Parking reductions allowed in specific straight zone districts orb location z s in Comparable Jurisdic Parking reductions allowed by separate procedure' tions' No parking reductions allowed in straight zone districts or procedure 1. Aurora 1. Aurora 1. Broomfield 2. Arvada 2. Boulder 2. Northglenn 3. Boulder 3. Centennial 3. Wheat Ridge 4. Denver 4. Englewood 5. Englewood 5. Jefferson 6. Golden County 7. Lakewood 6. Lafayette 8. Littleton 7. Louisville 9. Louisville 8. Thornton 10. Thornton 9. Westminster 4/10109 Other issues as part of the short term amendments relating to the implementation of the NRS include shared parking, bicycle parking, and establishing maximum parking amounts. Wheat Ridge is generally consistent with other jurisdictions relating to shared parking but more flexibility may be beneficial. A summary of the comparable jurisdictions in metro Denver relating to bicycle parking and maximum parking is provided in Table 2 below. TA BLE 2 Bi l P ki A d M i V hi P i : cyc e a r n g n ax mum e cular ark ng Bic cle Parkin Maximum Veh icular Parkin Mandatory bicycle No mandatory bicycle Required in certain Not required at any parking parking locations or zone districts location 4 1. Arvada 1. Broomfield 1. Arvada 1. Aurora 2. Aurora 2. Centennial 2. Lakewood 2. Boulder 3. Boulder 3. Golden 3. Broomfield 4. Denver 4. Jefferson County 4. Centennial 5. Englewood 5. Lafayette 5. Denver 6. Lakewood 6. Louisville 6. Englewood 7. Littleton 7. Northglenn 7. Golden 8. Westminster 8. Thornton 8. Jefferson County 9. Wheat Ridge 9. Lafayette 10. Littleton 11. Louisville 12. Northglenn 13. Thornton 14. Westminster 15. Wheat Ridge 'NOTE: Parking reductions here are either in the form of zone districts that require less parking than the citywide standards (e.g., mixed use districts) or a specific parking reduction or deferral procedure where applicants can request waivers/reductions to the number of parking spaces. 2 NOTE: These do not include Planned Unit Developments (PUD) but are for straight zone districts. "By location" means for example that parking may be reduced within a certain distance to a transit station. 'NOTE: Most of these procedures are administrative. "NOTE: Arvada requires a 110% maximum for its "activity centers", which are larger shopping centers. Lakewood requires a maximum for some overlay districts, including their TOD overlay district. Code Amendment 4110109 ATTACHMENT l: PROPOSED PARKING STANDARDS ORDINANCE Section 26-501. Off Street Parking and Loading 56 In all zoning districts, off-street parking facilities for the parking or storage of self-propelled motor vehicles and/or licensed trailers for the use of occupants, employees and patrons of the buildings, structures or premises hereafter erected, altered, used or extended after the effective date of this chapter shall be provided and maintained as herein prescribed, unless otherwise specifically provided. A. Purpose The purpose of these parking and loading regulations is to: 1. Allow flexibility in addressing vehicle parking, loading, and access issues; 2. Present a menu of strategies to solve parking issues for varying site constraints and conditions throughout the city; 3. Ensure that off-street parking, loading, and access demands associated with development are met without adversely affecting other nearby land uses and surrounding neighborhoods; 4. Lessen congestion upon the public streets in the city; 5. Accommodate and encourage multi-modal transportation usage; and 6. Reduce the visual impact of parking and loading areas from sidewalks, streets, and adjacent residential properties. B. Applicability 7 This section shall apply only to new development, major change of uses 8 (e.g., single-family to office; office to restaurant) or substantial extension or expansion of uses or structures for which a building permit or site use approval is required, established subsequent to the adoption of this provision, unless otherwise specifically provided. 5 NOTE: The following is a new, repealed parking section that has been drafted by staff for Planning Commission's consideration. In this draft, there are several provisions from the existing code carried forward into a revised, more user-friendly format as noted in footnotes throughout. Generally, the intent of the revisions are to provide clearer, easier to find regulations, as well as provide more flexibility for shared parking and parking reductions. A particular focus of this draft is an emphasis on infill lots that do not meet current parking standards as an obstacle to redevelopment. In these cases, there are better options for shared parking, a parking reduction procedure, and incentives or "trade-offs" for parking reductions allowed outright. In addition the applicability section has been added to for more clarity with existing infill lots as they may redevelop, as this has been historically problematic to administer for staff. Other suggested changes are noted throughout. 6 NOTE: The following introductory paragraph is taken from Section 26-501.A of the current code. NOTE: The following is taken from Section 26-501.A of the current code. As the residential parking and paving requirements currently under consideration by the police department and community development move forward, we will incorporate these into this section as needed. 'NOTE: This term has been defined per Section 26-501.G. 6 Parking Zoning Code Amendment 4110109 1. Applicability to Existing Uses 9 a. No existing use or structure shall be deemed nonconforming solely because of the lack of off-street parking (including bicycle parking) or loading requirements prescribed in this section, provided that off-street parking and loading facilities existing on the effective date of this section shall not be reduced in capacity, design, or function to less than the minimum standards prescribed in this section. b. Off-street parking and loading facilities existing on the effective date of this section shall be maintained as long as the use or structure exists, even if the amount of parking or loading spaces does not comply with this section, unless an equivalent number of spaces are provided conforming to the requirements of this section. c. In connection with an existing use, this section shall not require the maintenance of more parking or loading spaces than is required for a new building or use under this section. d. For the purposes of this section, "maintained" shall mean that no off-street parking and loading facility shall be reduced in capacity, design, or function to less than the minimum standards prescribed in this section. 2. Expansions and Increases in Intensity Unless otherwise expressly stated in this section, the off-street parking and loading standards of this section apply when an existing structure or use is expanded or enlarged, through the addition of dwelling units, floor area, seating capacity, employees, or other units of measurement used for establishing off-street parking and loading requirements. Additional off-street parking and loading spaces shall be required only to serve the enlarged or expanded area, not the entire building or use. Table below sets forth an example for applying this standard: 9 NOTE: The current code really only addresses design standards (surfacing, marking of spaces) rather than amounts required with additions and expansions. It states "if an addition of 25% is required...", but does not specify how this additional parking requirement is calculated for existing development. The new language suggested below better clarifies how many additional spaces are required with redevelopment or a major change in use. This language reflects how multiple jurisdictions handle this issue in Denver metro. Many do not get into this level of detail, but since we have had issues with this in the past, we are suggesting more detail here. There are also the options of incremental increases in square footage or value added corresponding to the parking, requiring full compliance over a certain percentage (e.g. 15%) of increased value or square footage, or keeping it the way it is. Code Amendment 4110109 3. Major Change of Use Unless otherwise expressly stated in this section, off-street parking (including bicycle parking) and loading facilities shall be provided for any change of use or manner of operation that would, based on the off-street parking schedule or the off-street loading schedule, result in a requirement for more parking or loading spaces than the former use. Additional parking or loading spaces shall be required only in proportion to the extent of the change, not for the entire building or use. Table below sets forth an example for applying this standard: 10 Restaurant Use Existing Parking: Required Parking for New Proportionate increase in (1 space/300 square feet) = Development: parking = 30 additional 10 spaces (1 space/75 square feet) = spaces from existing 40 spaces 30 totals aces required NOTE: If the existing number of parking spaces is less than the required amount under the current code for new development, this number is used to calculate the proportionate increase required. For example, if there were only 5 existing spaces, then 35 total spaces would be required. 4. Planned Developments In Planned Developments, the amount of off-street parking shall be determined on a case- by-case basis as part of the city's consideration of the planned development application. However, the decision-making body may use the off-street parking and loading requirements of this section as the starting point for determination of the applicable minimum standards. All planned development applications shall include a parking plan according to this section. 5. Applicability of Parking Lot Design Standards to Existing Uses tt Parking lot design standards shall apply to existing uses as follows: 10 QUESTION: Under current regulations, a major change of use like this would require fall compliance with parking standards. Are we comfortable with allowing this flexibility, or should we keep requiring full compliance? " NOTE: This table reflects Section 26-501.A (paragraphs 2-3) of the current code but makes the provisions more user-friendly. Combined with the above provisions indicating how much increased parking is needed, more clarity will be provided as to not only the number of additional parking spaces required, but also the standards of the parking lot itself. 8 Parking Zoning Code Amendment 4110109 o r Major Change of Use Required Increase in Parkin,- Additional Parking Less than 25 percent Only the following design standards must be met for any new parking areas: • Surfacing; • Handicapped accessible parking; • Sight distance triangle requirements; • Usable parking spaces; marking of spaces; • Truck-tractor/semi-trailer parking; • Parking space and aisle dimensions; and • Use and maintenance of parking areas. • Small car parking may be designated; Between 25 and 50 percent The new parking areas must meet all design standards of subsection E. of this section. More than 50 percent All parking areas must meet all design standards of subsection E. of this section. * As a percent of the existing number of parking spaces 6. Additions Affecting Existing Parking 12 Nothing in this section shall prevent extension of, or addition to, a building, structure or use into an existing parking area provided the same amount of parking spaces taken by the extension or addition is provided by an enlargement of the existing parking area, or if additional parking is found elsewhere in accordance with these regulations herein, and provided the total number of spaces required for all uses on the lot are met. 7. Parking plan required 13 All plans for the construction of any parking facility, excluding those for single and two- family dwellings, must be approved by the director of community development or his designee and a miscellaneous building permit issued before construction is started. No such land shall be used for parking until approved by the director. The plan must contain the following minimum information: a. Number, location and size of parking stalls. b. Widths of aisles and islands. c. Location of landscaping areas and type of landscaping, including size, species, and number as required in Section d. Type of surfacing. e. Scale and north arrow. £ Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. It. Loading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. 12 NOTE: The following is taken from Section 26-501.C.1 of the current code, relocated to a more logical place and given a revised heading (from just "additions" previously). 3 NOTE: The following is taken from Sec. 26-501.C.13 of the current code. 9 Code Amendment 4110109 C. Shared Parking 14 1. Purpose The purpose of these shared parking regulations is to provide the option for users near one another that have different peak parking demands or different operating hours to share off-street parking facilities to: a. Encourage the efficient use of land and resources; b. Reduce development costs while not adversely affecting traffic patterns and creating minimal spillover parking; c. Allow more complimentary forms of development; and d. Help reduce the amount of land devoted to parking while providing a sufficient number of parking spaces. 2. Shared Parking Standards a. Calculation [option 1] is The number of shared parking spaces for two or more distinguishable land uses may be determined by using the following procedure: i. Step 1: Calculate the number of parking spaces required for each individual land use as set forth in Table (Schedule of Off Street Parking) ii. Step 2: Divide the total number of required parking spaces by the appropriate factor in the shared parking matrix (Table below). Land Use Table Residential - : Shared Parkin-, Lodging Matrix Officc Retail Residential 1 1.1 1.4 1.2 Lodging 1.1 1 1.7 1.3 Office 1.4 1.7 1 1.2 Retail 1.2 1.3 1.2 1 b. Calculation [option 21 The number of shared parking spaces for two or more distinguishable land uses shall be determined by using the following procedure: i. Step 1: Calculate the number of parking spaces required for each individual land use as set forth in Table (Schedule of Off Street Parking) ii. Step 2: Multiply the required number of parking spaces from Step 1 by the percentages in each of the six time periods in Table below. iii. Step 3: For each time period, add the number of spaces required for all applicable land uses to obtain a total for each of the six time periods. iv. Step 4: Select the time period with the highest total parking requirement and use that the total as the shared parking allowance. "NOTE: Staff has proposed two new shared parking procedures with a specific template for calculating the required amounts. Further explanation is provided in the "calculation" subsection footnotes below. There are basically 3 different options for shared parking provisions - 1) keeping the current standard, where a shared parking agreement may be obtained within 300 feet of the lot with minimal standards and criteria, 2) providing discretion to approve shared parking agreements with some criteria and a required parking analysis, or 3) providing a calculation procedure for applicants to use with some standards and criteria. Option #3 is what is being presented here. s NOTE: The following is taken from page 23 of the Architectural and Site Design Manual, slightly reorganized for clarity. 10 Code Amendment 4110109 TABLE Sbared Parkin- Mat Uses rix tM-F Sam-Spm M-F 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam-Spm Sat. & San. 6pm-12am Sat. & Sun. 12am-ham Residential 60% 100% 100% 80% 100% 100% Office/ Warehouse /Industrial 100% 20% 5% 5% 5% 5% Commercial 90% 80% 5% 100% 70% 5% Hotel 70% 100% 100% 70% 100% 100% Restaurant 70% 100% 10% 70% 1000/0 20% Movie Theater 40% 80% 10% 80% 100% 10% Entertainment 40% 100% 10% 80% 100% 50% Conference/Convention 100% 100% 5% 100% 100% 5% Institutional (non-church) 100% 20% 5% 10% 10% 5% Institutional (church) 10% 5% 5% 100% 50% 5% c. Shared Parking Procedure i. Mixed Occupancy on Single Parcel or Building In the case of mixed uses on a single parcel or within a single building, the Community Development Director may approve a shared use of parking in accordance with Table above, (Shared Parking Matrix). ii. Off Lot Shared Parking 16 a) Shared Parking Agreement In the case of off lot shared parking where the off lot site is owned by others, a written agreement between the city, the owner who shall provide the additional parking, and the owner of the property seeking the parking shall be entered into. Said agreement shall be recorded as a deed restriction and shall specify the number and location of the parking spaces. Approval of said agreement by the city shall consider the impact of the parking on adjacent or nearby residential properties. Said agreement may be terminated only if adequate onsite or offsite parking space is provided through other means as approved by the director of community development. The agreement shall be recorded with the Jefferson County Clerk and Recorder's Office and shall be enforced until all three (3) parties sign a release. b) Location of Off Lot Shared Parking 17 Off-lot parking may be used provided said parking area is within three hundred (300) feet of the nearest point on the structure or use for which the parking is intended to serve and the off-lot parking is a permitted use as listed in the Table of Uses for the zone district in which the off-lot parking will be located. In no instance shall said off-lot parking be located across an arterial or collector street as defined in the Comprehensive Plan. c) Off Lot Shared Parking Pedestrian Access is All parking spaces for any off lot shared parking shall have direct pedestrian 6 NOTE: The following (a-b) language is taken from Sec. 26-501.C.4 of the current code. "NOTE: The following is taken from Sec. 26-501.C.4.b of the current code, with the last sentence being added to restrict off-lot shared parking where pedestrians would have to cross a busy street. $ NOTE: The following is proposed new language to ensure the off lot parking areas are accessible. 11 Code Amendment 4110109 access to the main entry of the building or use they are intended to serve as determined by the Community Development Director. d) Miscellaneous Shared Parking Provisions 19 The total requirements for off-street parking facilities may be utilized as the sum of the requirements for each of the various uses computed separately. i) Off-street parking facilities for one (1) use shall not be construed as providing required parking for any other use except as provided for under planned developments, or under a shared parking arrangement as approved by the Community Development Director in accordance with this subsection. ii) In no instance may required handicapped accessible parking spaces be provided off lot as part of a shared parking agreement. iii) In no instance may on-street parking be utilized as part of a shared parking agreement. D. Parking Reductions 1. Parking Reductions by Right 20 The Community Development Director may grant a parking reduction not to exceed 25% of the required number of vehicular parking spaces as set forth below without a variance process. Only one of the following options may be applied to any one development: TABLE : PARK ING REDUCTIONS Onlv one of the followim, m Standard ay be Utilized per development Reduction Allowed Bicycle parking 1 vehicular space for every 2 bicycle parking spaces beyond what is mandatory per Section 26-501.E.4. up to a maximum of a 10% total reduction in vehicular parking spaces. Property located within mile of a 25% transit station 21 Property located within 500 feet of 10% a transit bus stop with 20 minute peak service No parking areas located between 10% any part of the building and the public right-of-way Additional landscaping 1 space for each 1 street tree and 10 shrubs provided between the front of 19 NOTE: The first two provisions here are taken from 26-501.C3 of the current code for mixed occupancy and collective parking. 2° NOTE: The following is new language. Staff has suggested adding a menu of options for parking reductions, where either the city gets something in return or there are geographic considerations. 2' NOTE: Staff will work to better define transit stations versus bus stops if we decide to move forward with these reduction allowances. 22 NOTE: There was some discussion at the Planning Commission meeting on March 19, 2009 as to whether or not parking and landscaping should be interrelated in this context. Staff has left this provision in as a point of further discussion and will make the necessary revisions depending on Planning Commission comment. 12 Code Amendment TABLE : PARK Only one of the following m ING REDUCTIONS ay be utilized per development Standard RedUCtion Allowed the building and the street in addition to the minimum requirement set forth in Section 26-502.D.; or 2 spaces for each landscaped island in the parking area in addition to what may be required in Section 25- 501.E.6. Parking lots smaller than 30 spaces may provide a landscaped island(s) to meet this requirement. Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26- 501.E.12. Structured parking 23 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooter spaces. 4/10/09 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 25 a. Will create minimal spillover parking onto adjacent property or public rights-of- way; b. Will not adversely affect traffic circulation patterns on or off site; and c. Will promote quality urban design equally or better than a plan that strictly complies with the standards in this section. The Community Development Director may require a traffic generation study prepared bby a professional engineer in order to determine that the criteria in above have been met. z 3. Parking Reductions - Variance Procedures 27 The Community Development Director may grant a parking reduction of up to 50% of the required number of vehicular parking spaces in accordance with the variance procedures in Section 26-115.C of this code. Parking reductions exceeding 50% shall be taken to the Board of Adjustment in accordance with the procedures set forth in Section 23 NOTE: Staff will work to define this term if we decide to move forward with these reduction allowances. 24 NOTE: If we decide to provide this allowance, staff will work to better define what type of parking this is and any applicable design standards (size, location, etc.). 2s NOTE: Staff has inserted some modest, general standards to use as criteria in evaluating parking reduction requests that aren't processed as administrative variances. The intent if this moves forward is to have an internal policy to approve reductions with written findings in accordance with these criteria. 26 QUESTION: Requiring some type of trip generation report like this would be a more certain way to determine minimal adverse impacts, and take some of the burden off of the director in making the decision. However, it will clearly add costs and time to development. What is Planning Commission's opinion on this matter? 27 QUESTION: The criteria we use to evaluate variances may not lend themselves too well to parking reductions. These are generally more geared towards setbacks, building heights, etc. The hardship clause may however work well to help some applicants (e.g., limited land area for parking), and not others. Do we want to spell out different criteria for this type of request? 13 Parking Zoning Code Amendment 4110109 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) 28 In planned developments, except for unified shopping centers over one hundred thousand (100,000) square feet of floor area provided for below, parking shall be considered with regard to the standards set forth in this section for the various use requirements. Where it is desired to share the parking spaces between two (2) or more uses, the regulations set forth in Section 26-501.C (Shared Parking) shall be used to determine the appropriate shared parking arrangements. b. Mixed occupancy and collective parking 29 In the case of mixed uses on a single parcel or within a single building, or of collective parking for several buildings or uses on two (2) or more parcels, except for shopping centers over one hundred thousand (100,000) square feet, the total requirements for off-street parking facilities shall be the sum of the requirements for each of the various uses computed separately. Off-street parking facilities for one (1) use shall not be construed as providing required parking for any other use except as provided for under planned developments. Unified shopping centers with over one hundred thousand (100,000) square feet of total combined floor area, which may be either in a single structure or several structures within a single unified development, and which may include various kinds of uses, shall be required to provide a minimum parking ratio of four (4) spaces per one thousand (1,000) square feet of total combined gross leasable floor area unless a shared parking arrangement may be made in accordance with Section 26-501.C (Shared Parking). c. Location of parking areas 30 i. Off-street parking facilities for any use shall be provided and located on the same lot as the use or uses they are intended to serve except as provided for herein. ii. If sufficient parking spaces cannot be accommodated on the lot for any use, off- lot parking may be used in accordance with Section 26-501.C (Shared Parking). iii. Additional requirements for location of parking requirements may exist in the adopted Architectural and Site Design Manual. iv. Multifamily parking lots. Parking for multifamily development shall not be placed within the minimum front yard setback. Where parking is to be placed within a side or rear yard which is adjacent to a public street, a landscape buffer of at least ten (10) feet is required. d. Parking of recreational vehicles, travel trailers, and pickup-mounted campers. 31 i. In all zone districts, the use of recreational vehicles, travel trailers, and pickup- mounted campers for living quarters is prohibited except in approved RV parks. 28 NOTE: The following is generally taken from Section 26-501.C.2 of the current code, with language added referencing the new shared parking provisions in this section. We have simplified the language to simply reference the underlying code for planned developments in calculating required parking. 29 NOTE: The following is taken from Section 26-501.C.3 of the current code, with language added referencing the new shared parking provisions in this section. '0 NOTE: The following is generally taken from Sec. 26-501.C.4 of the current code, with subsections ii-iii being new. Subsection ii below has been revised to reference the new shared parking provisions, and the other shared parking language from this section in the current code has been relocated to the shared parking provisions as well. Subsection iv is taken from Sec. 26-501.D.21 of the current code. "NOTE: The following is taken from Section 26-501.C.5 of the current code. 14 Amendment 4110/09 ii. Parking of such vehicles in an approved RV park shall be limited to a maximum of thirty (30) days within the same RV park. iii. Additional restrictions for the parking of such vehicles are set forth in Section 26- 501.F. I Summary Table 32 TABLE INSET: TABLE : Schedule of Required Off Street Parking 33 Use Requirement Amusement/recreational enterprises such as 1 space per each 2 persons based on designed use or swimming pools, skating rinks, health clubs, occupant capacity spas, etc. Boarding and rooming house 1 space per guest room Bowling alleys 4 spaces per lane plus 1 space per each employee Churches 34 1 space per each 4 seats in main assembly area Congregate care center 35 0.75 space per each bedroom plus 1 space for each employee on maximum shift Drive-in resGtaurants (excluding drive-up 1 space per 100 square feet of floor area windows) Eating and drinking establishments or similar 37 38 1 space per 100 square feet of floor area places of assembly Educational institutions (public or private): 1 space per each classroom or each 20 students, --Elementary schools whichever is greater, plus 1 space for each teacher and administrative staff 1 space per each 10 students or 1 space per each 5 seats --Junior high schools in auditorium or main assembly area, whichever is greater --Senior high school 1 space per each faculty or staff plus 1 space per each 5 92 NOTE: The following table is taken from Sec. 26-501.17 of the current code. as NOTE: In analyzing the ratios in this table, where there seems to be opportunity for reductions staff has noted it as such in footnotes. 14 NOTE: This number is fairly consistent with APA's Parking PAS report. "NOTE: Staff will be further evaluating the uses that may be characterized as care centers, including "congregate care centers", "elderly group homes", "nursing homes", and "multifamily elderly housing" to potentially separate the uses and at minimum define them as there has been some confusion in administering parking for these uses. "NOTE: The stacking requirements for drive thru uses have been incorporated into the table in Sec. 26-50I.E.10 below. "NOTE: Research from comparable jurisdictions show us slightly higher than most for this category. 1/100- 1/200; or 1/3 to 4 seats seems to be more the norm based on the research and the American Planning Association's (APA) parking report. Staff has proposed a modest decrease in required parking here from 1/75 to 1/100. 's NOTE: Staff has removed the term "gross leasable area" from this use in favor of "floor area". The reason is that the term "floor area" is defined in Section 26-501.G as excluding areas not open to the public (restrooms, closets, etc.). With this, staff can work with these uses to potentially reduce the required number of parking spaces. 15 Parking Zoning Code Amendment 4110109 TABLE : Schedule of Required Off Street Pat-king 33 Use Requirement students or 1 space per each 5 seats in an auditorium or assembly area, whichever is greater --Colleges, universities, vocational, trade or 1 space per each faculty or staff plus 1 space per each commercial schools 100 square feet of class room area Elderly group home 0.5 space for each elderly occupant, plus the standard residential dwelling requirement Fleet or business-related parking 1 space for each company related vehicle in addition to employee and customer parking Funeral homes or mortuaries 1 space per 100 square feet of floor area open for public use Golf courses (9 or 18 hole and 3 par) 2 spaces per hole plus 1 space per employee on maximum shift Hospitals, nursing homes or other similar uses 1 space per each 5 beds plus 1 space for each employee on maximum shift 1 space per guest room plus parking for associated uses Hotels and motels 39 such as restaurant or lounge, based on their requirements, plus 1 space per employee on maximum shift Laboratories 1 space per 300 square feet of floor area Libraries, museums, galleries 1 space per 300 square feet of floor area Lumber yards 1 space per 200 square feet of floor area in main sales building Manufacturing, processing, assembly or similar 1 space per 500 square feet of floor area industrial uses 1 space per 150 square feet of floor area where 50% or more of a building is to be used for medical or dental Medical and dental offices and clinics 40 offices or clinics; when less than 50% of a building is used for medical/dental offices or clinics, the same standard as for retail, office and service establishments apply Miniature golf, driving range, skeet or archery 1 space per hole or platform plus 1 space per employee range on maximum shift Motor fueling stations, repair garages, tire 1 space per employee on maximum shift plus 2 spaces stores, car wash, etc. 41 per bay or stall Multifamily elderly housing, exclusively 1.25 spaces for each 1 bedroom unit "NOTE: This parking requirement is relatively consistent with APA's parking PAS report and surrounding jurisdictions. 4° NOTE: From the research, the average on the low end for this use is 1/200, without any floor area restrictions as we have. 41 NOTE: Staff will be evaluating possibly separating these uses to better reflect their characteristics and parking demands. 16 Code Amendment 4/10/09 TABLE : Schedule of Required Off Street Parking 33 i Use devoted for persons 60 years or older Requ rement 1.5 spaces per 2 bedroom unit if parcel is 1 acre or larger, or 1.75 spaces per 2 bedroom unit if parcel is less than 1 acre; 2.0 spaces per 3 bedroom unit; 2.5 spaces per 4 or more bedroom unit Multifamily residential 42 1.5 spaces per 1 bedroom unit 2.0 spaces per 2 or 3 bedroom unit 2.5 spaces per 4 or more bedroom unit Plus 1 additional space for each 10 spaces shall be required as designated visitor parking. Such visitor parking shall not be used by residents for personal parking nor for storage of utility or recreation vehicles. New single- and two-family residential: 43 --With street parking 2 spaces per dwelling unit (including enclosed garage spaces) --Without street parking 4 spaces per dwelling unit (including enclosed garage spaces) 1 space per 600 square feet of area devoted to warehouse or work area (maximum of 75% of total Office/warehouse area) plus 1 space per 300 square feet of retail, wholesale or office area (minimum of 25% of total area) Places of public or private assembly, such as community buildings, clubs, lodges, auditoriums, stadiums, gymnasiums: (a) For assembly rooms over 500 square feet auditoriums and stadiums: --With fixed seats 1 space per each 4 seats --Without fixed seats 1 space per 100 square feet of floor area or ground area used for seating (b) For offices, activity rooms or meeting 1 space per 300 square feet of floor area rooms Post offices and public buildings or uses, if not 1 space per 300 square feet of floor area plus 1 space for otherwise listed each agency owned vehicle 42 NOTE: The city's multifamily residential parking standards appear to be consistent with surrounding jurisdictions and those set forth in APA's parking PAS report. 43 NOTE: Staff has suggested adding that enclosed garage spaces are counted towards the required number of parking spaces for single and two family residential uses. 17 Amendment 4/10/09 TABLE : Schedule of Required Off Street Parking 33 Use Requirement 1 space per each faculty or staff member plus 1 off- Preschools, daycare, nurseries street loading/unloading space per each 8 students or children plus 1 parking space for each bus or van operated by the child care facility Residential group homes for youths 18 years 2 spaces per home with street parking or 4 spaces per and younger home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such as furniture, large appliances, floor 1 space per 300 square feet of floor area covering, etc. 1 space per 200 square feet of first floor area plus 1 Retail, office and service establishments space per 300 square feet for all floors other than first floor Sale or rental of new and used cars, mobile 1 space per 1,000 square feet of lot area plus 1 space per homes, portable buildings, recreational vehicles, employee on maximum shift campers and boats Tennis and racquetball courts or other court 2 spaces per court plus 1 space per employee on games maximum shift Theaters 1 space per each 3 seats plus 1 space per employee on maximum shift Unified shopping centers of 100,000 square feet 44 1 space per each 250 square feet gross leasable area or larger Veterinary offices and clinics; and radio and TV 1 space per 200 square feet of floor area studios; and financial institutions Notes: (1) Wherever the word "person," "student" or "employee" is used as a unit of measure, the requirement shall be based upon the maximum designed use or occupant capacity. (2) For operations which contain more than one (1) use category (e.g. motel/restaurant), the director of community development shall require parking computed by using the "mixed occupancy" provisions in Section 26-501.E.2; however, the director may allow for up to fifty (50) percent reductions in parking for secondary uses where it is clearly shown that maximum parking demand peaks will not coincide. (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1288, 1, 2, 5-12-03; Ord. No. 1348, § 2, 7- 11-05) 3. Uses not specified 45 In the case of a use not specifically mentioned, the requirements for off-street parking facilities for a similar use shall be determined by the director of community development 44 NOTE: These standards are generally consistent with surrounding jurisdictions and APA definitions for parking. The new shared parking provisions and parking reduction procedures would allow for some flexibility to get this number lower. 4s NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 18 Amendment 4/10/09 based upon comparison to similar uses. His decision may be appealed to the board of adjustment. 4. Bicycle Parking 46 a. Applicability 47 i. Bicycle Parking Required 48 Bicycle parking as set forth in Section 26-501.E.4.b.below (bicycle parking standards) shall be required for all nonresidential and multifamily uses as follows: a) All properties located within 500 feet of the right-of-way boundary or trail centerline of an existing or proposed bicycle route from the adopted City of Wheat Ridge Bike & Pedestrian Route Master Plan. b) All properties located within '/4 mile of a transit station or transit bus stop that provides 20 minute peak hour service. c) All applicable properties set forth in Table (schedule of required bicycle parking spaces) below. ii. Bicycle Parking Optional For all other properties that do not fall under the geographic conditions in subsection i above, bicycle parking is optional, and may be used to reduce the required number of vehicular parking spaces set forth in Section 26-501.E.4.b.iii below. b. Standards i. Bicycle Parking Design Standards a) The required bicycle rack is the "inverted U" type, or other type approved by the Community Development Director. Each inverted U bicycle rack shall count as two bicycle parking spaces. b) Bicycle parking facilities shall include provisions for storage and locking of bicycles in secure racks, or equivalent installation, in which the user may lock both the bicycle frame and wheels to the rack. c) Parking for bicycles shall be provided on site, and bicycle parking areas shall be well-lighted and located as near to the building or facility entrance as possible but not more than fifty feet (50') away, and shall not interfere with pedestrian traffic. d) If possible, bicycle parking areas should utilize already existing weather protected areas such as building overhangs. e) If bicycle and automobile parking areas or accessways abut each other, a physical barrier between the bicycle parking area and the automobile parking 46 NOTE: Staff has suggested adding some modest bicycle parking standards. Anecdotal research showed that about half of Denver area jurisdictions have mandatory bike parking, including Lakewood, Arvada, and Golden. The intent of these provisions is to mandate bicycle parking for nonresidential and multifamily development where there is proximity to existing or future bicycle facilities and public transit and providing incentives for bicycle parking where not mandatory. 47 NOTE: As it is written now, the applicability provisions in Sec. 26-501.13 of this section will apply to for bicycle parking as well, unless we wish to specify that bike parking is only required for new development or substantial expansions. 4s NOTE: In order to provide some flexibility and not mandate that all uses need bike parking, staff has suggested the following language so that bike parking is only required in areas served by bike parking facilities, or in proximity to transit. This should cover a large portion of the city, but there may be some exceptions (e.g., I-70 corridor). 19 Code Amendment 4110/09 or drive areas shall be provided to prevent the possibility of bicycle-motor vehicle collisions. f) Bicycle facilities required by this section shall be maintained for the duration of the use requiring such facilities, and shall not be used for other purposes. Number of Required Bicycle Parking Spaces 49 Bicycle parking spaces shall be provided at a rate of 5 percent of the required vehicular parking spaces, but not less than 2 spaces, unless otherwise specified below in Table Table : Schedule o f Required Bicycle Parking Spaces [11 Use Number of Required Bicycle Parkin.- Spaces Funeral homes or mortuaries None. Motor fueling stations, repair garages, tire stores, car wash, etc. Drive-up windows providing , services to occupants in vehicles Educational, institutions (public One (1) bicycle parking space for each twenty or private) (20) students Amusement/recreational One (1) bicycle parking space for each twelve enterprises such as swimming (12) persons capacity pools, skating rinks, health clubs, spas, etc. Transit bus stop with 20 minute - Two (2) bicycle parking spaces for each transit peak service bus stop. Public Transit Station One (1) bicycle parking space per each ten (10) parking spaces required for motor vehicles, but not less than twenty (20) spaces. All other nonresidential and 5 percent of the required vehicular parking multifamil uses spaces, but not less than 2 spaces [1 ] The number of required bicycle parking spaces in this table shall not be considered to be in addition to any other required numbers of bicycle parking spaces. iii. Vehicular Parking Space Reductions for Bicycle Parking Spaces The number of required motor vehicle parking spaces may be reduced at the ratio of one motor vehicle parking space for each two bicycle parking spaces, up to a maximum reduction of ten percent of the required motor vehicle parking spaces in accordance with Table above. 49 NOTE: FYI the average cost of one inverted U type bicycle parking space is $75-$100 according to the Wisconsin Bicycling Federation. 20 Amendment 5. Maximum Parking 50 [Reserved] 4/10/09 6. Parking Area Landscaping Parking area landscaping shall be provided as set forth below. Landscaping in off street parking areas shall be counted towards the minimum total landscaped area required by Section 26-502. a. Landscape buffering for parking and loading areas 5152 i. Adjacent to low- or medium-density residential Whenever a parking lot or loading area boundary adjoins property zoned for low- or medium-density residential use, or if zoned agricultural but developed as residential, a landscape buffer of six (6) feet from said lot boundary shall be required. Within the six-foot landscape buffer, a six-foot-high view-obscuring fence, decorative wall or landscaped hedge with a natural height of six (6) feet shall be provided. In addition, grass or other acceptable groundcover or trees and/or shrubs shall be planted within the landscape buffer areas as approved by the director of community development through a landscape plan. ii. Between public right-of-way and structure(s) When a parking lot or loading area is placed between the public right-of-way and the structure(s), a screening of the parking area shall be established between the right-of-way and the parking area. This view-obscuring screen shall be composed of live plantings, berms, fences or walls, or a combination thereof. The height of the screening shall be subject to the sight distance triangle requirements. See Section 26-603. Also see Section 26-502.D.3.c.2 regarding landscape buffers on nonresidential property. 53 b. Landscaped Islands in Parking Areas 54 55 The intent of the requirements for landscaped islands in larger parking areas is to break up groups of parking spaces within the parking area to minimize the aesthetic impacts of large, uninterrupted parking areas. " QUESTION: Only two of the jurisdictions surveyed in Denver metro (16 total surveyed) have any type of maximum parking provisions, although it can be a good tool to limit "overparked" lots. Do we want to implement some type of maximum parking (e.g, 125% of the minimum is a standard amount)? We could do it by location to transit, citywide, or by individual land use. We could also mandate additional landscaping or other measures when parking exceeds a certain maximum. QUESTION: Do you think we need upgraded parking lot landscape standards? For example, giving more options for what constitutes screening between incompatible uses and parking lot landscape buffer requirements . "NOTE: The following is taken from Sec. 26-502.E of the current code. We have added provisions that both parking and loading areas must meet these requirements. These provisions are currently in the landscaping section. We suggest consolidating all parking lot landscaping provisions into one section. " NOTE: This last sentence is new, referencing the required 10 foot landscape buffer in this section for all nonresidential property on the city's commercial corridors. 54 QUESTION: Do we want to specify that the landscaped islands have to break up groups of parking? This seems to be the intent of the regulation, but an applicant with a large parking lot could put all of their landscaped islands on the perimeter, which would still leave us with the sea of parking effect. Also, we could require additional landscaping where parking lots are larger than we require (e.g., when property has 125% + of minimum parking requirement). We could also require pedestrian connectivity for large lots - connecting the main entrance of the building with a defined pedestrian path through the parking lot. ss NOTE: The following is taken from 26-501.D.2 of the current code, with the introductory statement being new. 21 Code Amendment 4110109 i. All parking areas in excess of thirty (30) spaces shall have at least one (1) interior landscaped island per thirty (30) spaces. Each such landscaped island shall occupy the equivalent of one (1) parking space (minimum) and each such required island shall be landscaped with a minimum of one (1) two-inch caliper tree or larger and four (4) shrubs or accepted groundcover. ii. At the discretion of the owner, and with approval of the director of community development, based upon the intent and purpose of this section, an acceptable alternative to individual islands would be the equivalent aggregate landscaped area developed in larger islands or as interior divider strips. iii. Parking lot islands shall be irrigated with an automated sprinkler and have raised concrete curbs. 56 iv. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 7. Parking Area Lighting 57 a. All lighting shall be in accordance with Section 26-503 of the Code of Laws. b. Any lighting used to illuminate any off-street parking area shall not have a negative impact on the surrounding area. c. The light source shall be indirect, diffused or shielded type fixtures, installed to reduce glare and the consequent interference with adjacent streets and adjoining residential properties. d. Fixtures shall be attached to a building or mounted on poles and shall be in accordance with the requirements of Section 26-503. 8. Off Street Loading 58 a. Loading space shall be provided at a rate deemed necessary by the owner. Loading shall not occur from any public street, major interior drive, nor occupy or intrude into any fire lane or required parking spaces. Where possible, loading docks must be located on the site so as not to be viewed from major roads, access ways, or residentially zoned property. b. The typical dimensions of an off-street loading space are twelve (12) feet wide by forty (40) feet long, with a minimum vertical clearance of fourteen (14) feet. A minimum maneuvering aisle width of forty (40) feet shall be provided behind the off- street loading space. These dimensions may be altered by the public works director based on the specific needs of the business and anticipated volumes of use. c. No loading space shall be located in any front setback area, nor shall it permit any vehicle to extend into any front setback area or across any lot line of a more restrictive district while being loaded or unloaded. d. In no instance shall a passenger loading area be considered an off-street loading area for the purposes of this subsection. 9. Handicapped Parking For all uses other than one- and two-family dwellings, parking shall be provided for the 56 NOTE: Staff is evaluating the possibility of inserting some provisions to allow low impact design (low water usage landscaping) into this section. s' NOTE: The following is taken from Sec. 26-501.D.3 of the current code, with subsection a being new for clarification. "NOTE: The following is taken from Sec. 26-501.D.5 of the current code, with subsections c & d being new. 22 Parking Zoning Code Amendment 4110109 handicapped at the minimum rate consistent with the following table. The minimum width of an accessible parking space shall be eight and one-half (8 1/2) feet with an adjacent accessible aisle with a minimum width of five (5) feet. Two (2) accessible parking spaces may share a common aisle. Said spaces shall have a minimum length of eighteen (18) feet. TABLE INSET: Handicapped Parking Total Number of Off-Street Spaces Required 1--25 Number of Flandicapped Spaces 1 26--50 2 51--75 3 76--100 4 101--150 5 151--200 6 201--300 7 301--400 8 401--500 9 501-4,000 2% of total spaces required >1,000 20 plus 1 for each 100 over 100 One (1) in every eight (8) accessible spaces, but not less than one (1), shall be designated "ban accessible" and shall be served by an access aisle a minimum of eight (8) feet in width. a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign using the standard uniform words and/or symbols that signify the space as parking for the handicapped only. The handicapped symbol shall also be painted on the pavement. Said parking space shall be located as near to the entrance of the use as practically possible and shall be so designed (unless it is impossible to do so) that circulation between the vehicle and the building entrance shall not involve crossing any area used for vehicular circulation. The total number of spaces provided for the handicapped shall be included in the total number of parking spaces otherwise required by this section. 10. Drive-Thru and Vehicle Stacking Requirements 59 Stacking spaces shall be a minimum of eight and one-half (8 1/2) feet width and eighteen (18) feet long and shall not double as a circulation driveway, maneuvering area or off- street parking space. Stacking spaces shall be required as set forth in Table below. ss NOTE: The following introductory paragraph is taken from Sec. 26-501.13.19 of the current code. There are minimal regulations in the current code regarding the number required, so staff has suggested the following. We have also defined this term in Sec. 26-501.G below. 23 Code Amendment Table : Minimum N Land Use umber of Ve Minimum Stacking Spaces hicle Stacking Spaces 60 Measured From Bank, drive-thru 6 Teller or window Automated teller machine 3 Teller machine Restaurant, drive-thru 6 Order box Restaurant, drive-thru 4 Order box to pick up window Car wash stall, automatic 9 Entrance Car wash stall, self service 3 Entrance Automobile service station 2 From end of line of pumps Drive-in liquor stores 3 Pick up window Drive-in dry cleaners 3 Pick up window Other 4 Pick up window 4110109 11. Parking Space and Aisle Dimensions 61 The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. TABLE INSET: Minimum Parking Standards Table : Parking Spa Angle ce and Aisle Dimension FUll-Sized Cars: " (Parallel) s 30° 5° 0° 0° Width 8' 8'6" 816" 8'6" 816" Length 22' 18' 18' 18' 18' Aisle Width Angle 12' Compact Cars: 0° (Parallel) 12' 30° 13' 45° 1716" 60° 22' 90° Width 7' 7'6" 716" 7'6" 716" Length 19' 15' 15' 15' 15' Aisle Width 11' 11' 12' 16' 19' The following diagram illustrates typical parking stall layout for full-sized and compact ears in accordance with the above standards: 60 NOTE: The following stacking requirements reflect surrounding jurisdictions. Some may be too high (e.g. banks) so staff will look to reduce these numbers where possible. 61 NOTE: The following is taken from Sec. 26-501.D.20 of the current code. 24 Code Amendment FIGURE 25.501.1 TYPICAL PARKING STALL LAYOUT 4110109 12. Miscellaneous 62 a. Auxiliary Storage of Vehicles The auxiliary storage of motorized or non-motorized vehicles cannot occur within six (6) feet of the front property line. The storage area must be hard surfaced and must be built so that the material used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc).63 b. Usable parking spaces Any parking stall which is unusable due to maneuverability difficulties or does not 62 NOTE: The following provisions are taken from various parts of Sec. 26-501 of the current code, with minor changes as noted. " NOTE: This implies that gravel is allowed, but does not say it outright. Discussions are underway as part of a parallel parking ordinance initiated by the police department to revise this language. Any new language from that process will be incorporated into this ordinance. 25 FIGURE 25.501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS Code Amendment 4110109 have clear access into and out of its parking space shall not be considered in the count of the total number of available parking spaces on the property. Double-loaded spaces (parking where one (1) vehicle blocks another) are considered unusable. c. Back-out parking 64 Except for one- and two-family dwellings, all parking areas shall be designed so that vehicles exiting from the parking area will not be required to back out across any sidewalk or public right-of-way. d. One-way traffic flow Parking which is designed for one-way traffic shall be clearly indicated as such by the use of a sign or arrow designating the direction of traffic flow and by the words "one- way.,, e. Marking of parking spaces Parking spaces shall be marked and maintained on the pavement and any other directional markings/signs shall be installed as required by the city to ensure the approved use of space, direction of traffic flow and general safety in accordance with the approved parking plan. f. Parking lot design standards for truck-tractors and/or semi-trailers 65 Where it is desired to park truck-tractors and/or semi-trailers as regulated by Sections 26-618 and 26-619, a parking plan shall be submitted which shows the location, extent and size of the proposed truck-tractor and semi-trailer parking, and which indicates proposed screening, lighting, landscaping, circulation, type of paving, and any other feature which will help the planning commission, city council and staff to evaluate the proposal and potential impacts. The following minimum standards shall be used in designing such parking lots: Dimensions: TABLEINSET: (1) Tractor only: Length 25 Width 12 Aisle width 28 (2) Trailer only: Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 64 QUESTION: Do we want to allow this in some situations? This seems to be a problem for redevelopment on 38'x' and 44`s in particular, where existing parking violates this provision. Maybe where there are existing situations like this we can let them replace or repave. This may not be possible to get a variance from. If we decide to move forward with this, discussions with Public Works will be necessary. 6s NOTE: The following is taken from Sec. 26-501.D.12 of the current code. 26 Amendment 4110109 Width 12 Aisle Width 40 i. All parking and circulation areas shall be paved to acceptable engineering standards with bituminous concrete or portland concrete. ii. Each parking stall shall be supplied with an electrical outlet to permit vehicles to be connected to electricity while parked. iii. Unattended truck-tractors shall not be allowed to idle. iv. The use of standard automobile parking spaces and/or circulation aisles for truck- tractor and/or semi-trailer parking or circulation is prohibited. g. Fractions When units of measurements determining number of required parking spaces result in the requirement of a fractional space, any fraction shall require one (1) parking space. h. Small car parking In parking lots with thirty (30) spaces or more, twenty (20) percent of the required parking spaces may be designated for small or compact cars; provided, that small car parking area or spaces shall be clearly labeled or otherwise distinguished from full- sized parking areas or spaces. i. Bumper, curb and wheel stops 66 To ensure the proper maintenance of these facilities, parking areas shall be designed so that a parked vehicle does not overhang the public right-of-way, public sidewalk, or adjacent property. A permanent curb, bumper, wheel stop or similar device shall be installed which shall be adequate to protect the right-of-way, sidewalk, or adjacent property from vehicular overhang and to protect any structure from vehicular damage. If such protection is provided by means of a method designed to stop the wheel rather than the bumper of the vehicle, the stopping edge shall be placed no closer than two (2) feet from the edges of the public right-of-way, sidewalk or building. A parked vehicle may overhang a landscape area up to two (2) feet. Such landscaped area must be low maintenance and may be included as a part of the length of the parking stall. j. Restrictions on the use of nonresidential parking areas No parking area shall be used for the sale, storage, repair of, dismantling or servicing of any vehicles, equipment, materials or supplies. This shall not apply to vehicles on sales lots and does not preclude emergency repairs to a motor vehicle. For automotive repair facilities, vehicles stored on the property in excess of seventy-two (72) hours for the purpose of being repaired must be screened from view from adjacent streets and properties by a six-foot high solid fence. k. Use and maintenance of parking area For all uses, including one- and two-family dwelling uses, parking of vehicles shall be limited to those areas specifically developed for parking and shall not be permitted within landscaped areas, designated fire lanes, loading zones, or other areas not designed and developed for parking. All parking and drive areas shall be maintained so as to prevent unsafe, muddy, dusty, weedy, or unsightly or blighting conditions. The provisions of these subsections 1. and m, shall apply to both existing and future 66 NOTE: We suggest adding that parked vehicles may not overhang onto adjacent property, as well as onto streets and sidewalks. 27 Code Amendment 4110109 conditions. 1. Appeat/variances and waivers to standards Variances and waivers to parking requirements shall be processed as a variance pursuant to Section 26-115, unless otherwise specified in this section. F. Vehicular Access 67 Vehicular access to any property shall be controlled in such a manner as to protect the traffic- carrying capacity of the street upon which the property abuts, as well as to protect the value of the adjacent property. 1. Driveway Connections to Street For one- or two-family dwellings, the first twenty-five (25) feet of driveway area from the existing edge of pavement into the site shall be surfaced with concrete, asphalt, brick pavers, or similar materials. For all uses, driveway connections with the public street must be paved between the property line and the existing edge of asphalt of the street. 2. Spacing of Vehicle Access a. For all uses other than one- and two-family dwellings, no vehicle entrances or exits may be closer than twenty-five (25) feet to any property line except when used for joint access for two (2) or more lots. b. For all uses other than one- and two-family dwellings, vehicle entrances or exits on the same lot shall be spaced at not less than 100-foot intervals. The 100-foot spacing shall be measured from the interior edge of both access points. c. For all uses, corner lots shall have no vehicular entrances or exits located closer than twenty-five (25) feet from any two (2) intersecting street rights-of-way, except on arterial or major collector streets such distance shall be fifty (50) feet. 3. Curb Cut Widths a. Residential Zone Districts In all residential districts, curb cuts for property access shall be not less than ten (10) feet and not more than twenty-four (24) feet in width. b. Commercial and Industrial Zone Districts Curb cuts in commercial and industrial districts shall not be more than thirty-five (35) feet in width when serving an individual property and shall not in any instance be less than twenty (20) feet. c. Joint Curb Cuts A joint curb cut, one (1) which serves more than one (1) property, may not exceed forty-five (45) feet in width. 4. Number of Access Points a. For all uses, one (1) access point per property ownership will be permitted, unless a site plan or traffic study approved by the city shows that additional access points are required to adequately handle driveway volumes and will not be detrimental to traffic flow on adjacent public streets. 6' NOTE: The following access standards are taken from various standards throughout the current Sec. 26-501 and reorganized for user-friendliness. 28 Code Amendment 4110109 b. In cases where it is possible to provide one (1) access point which will serve adjacent properties or where adherence to these requirements would leave a parcel of property without vehicular access, curb cut setback or spacing requirements may be reduced or enlarged so as to permit a single vehicular access point if approved by the public works director. c. Low-density residential uses are permitted to have "horseshoe-shaped" driveways provided that the public street accesses are thirty (30) feet apart at the closest point (interior edges). d. The public works director may approve a modification to or waiver to the vehicle access standards and requirements stated in this subsection 4., based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. G. Residential parking. 68 1. Parking of Commercial Vehicles In residential zone districts, the parking of trucks, vans, buses or licensed trailers which are used for commercial purposes, whether the commercial enterprise is conducted from the home or conducted elsewhere, is prohibited except as permitted by this section. An occupant of a dwelling may park, or allow the parking of, no more than one (1) truck or van which is used for commercial purposes upon the premises or confined to the street frontage of the lot in question; provided, however, that such vehicle does not exceed a one-ton chassis. Parking of trailers which are used for commercial purposes is prohibited on any public right-of-way. 2. Parking of Recreational Vehicles and Trailers a. Maximum Number Allowed In residential zone districts, a maximum of two (2) of any the following vehicles may be parked outside upon property owned or rented by the vehicle owner, provided the vehicle owner resides on the property: i. Recreational vehicle ii. Trailer upon which are stored personal recreational vehicles b. Exemptions From Maximum Number Allowed Recreational vehicles or trailers are exempt from this two-vehicle limitation provided the vehicles or trailers are stored in the area between the side property line and the side wall of the structure and the back property line and the back wall of the structure, provided both of the following are met: i. The vehicles or trailers are less than six (6) feet in height, and ii. The vehicles or trailers are not visible from the public right-of-way as a result of being stored behind a solid fence six (6) feet in height, a structure, or vegetation which completely screens the vehicle from view from the public right-of-way. In determining if a trailer is exempt or not exempt from the provisions of this subsection B, the height of the trailer will depend upon whether the trailer is loaded or not. A trailer that is exempt in an unloaded condition shall not be considered exempt in a loaded condition if the trailer plus load exceeds six (6) 68 NOTE: We have suggested consolidating the residential parking provisions from Sec. 26-621 of the current code into the main parking section for user-friendliness. Staff has not proposed any changes to this section, but we will need to take a closer look at how the relocation of this language affects enforcement related to the applicability language in this section. 29 Code Amendment 4110109 feet in height. 3. Location of Recreational Vehicles and Trailers a. Restrictions Adjacent to Streets Only one (1) such recreational vehicle or trailer may be stored in the area between the street and all walls of the structure facing the street. Such vehicles or trailers must be parked six (6) feet or more inside the front property line. For corner lots, the one (1) vehicle restriction shall apply to both areas between the street and the walls of the structure facing the street. Any vehicle or trailer lying partially between the street and the front walls of the structure shall be considered to be parked or stored in the front yard. Where it is difficult to determine the public right-of-way boundary due to lack of curb, gutter and/or sidewalk, or survey markers, such boundaries shall be presumed to be ten (10) feet from the edge of pavement or back of curb. Where a sidewalk exists, such boundaries shall be presumed to be two (2) feet from the outside edge of sidewalk. b. Side and Rear Setbacks Recreational vehicles or trailers stored in a side yard need not meet any setback requirements. Recreational vehicles or trailers exceeding six (6) feet in height stored in a back yard must meet the side and rear yard setback requirements for accessory structures for the zone district in which the recreational vehicle or trailer is stored. Recreational vehicles and trailers less than six (6) feet in height stored in a back yard do not need to meet rear and side yard setbacks. c. Parking in Rights-of-Way i. In residential zone districts, detached trailers and recreational vehicles are prohibited from parking in public rights-of-way; however one (1) recreational vehicle or one (1) trailer may be parked within public street rights-of-way for a period up to seventy-two (72) hours, provided they are attached to the towing vehicle. Moving the towing vehicle and/or the trailer to another location in the right-of-way does not extend or restart the seventy-two-hour period. ii. In residential zone districts, where it is desired to maintain such a restricted vehicle either within six (6) feet of a public street on private property or within a lawful parking area on a public street abutting the front of the property in excess of seventy-two (72) hours, the property owner may obtain a temporary parking permit from the planning and development department. Such temporary parking permit shall be for a time period not to exceed fourteen (14) days and no more than one (1) such permit shall be issued each six (6) months for the same vehicle. The issuance of a temporary permit is for the purpose of parking only and not for any other activity. The permit must be placed upon the inside windshield or side window on the driver's side so as to be visible for inspection. d. Miscellaneous Recreational Vehicle and Trailer Regulations i. Temporary Structures for Screening For the purposes of this subsection G, permanent or temporary carports, frame covered structures, tents, or other temporary structures shall not be used to store or conceal such recreational vehicles or trailers in excess of the maximum number permitted. 30 Code Amendment 4/10109 ii. Pickup Truck-Mounted Campers Pickup truck-mounted campers, when mounted upon pickup trucks, are not subject to these parking restrictions except that such camper shall not be used for permanent or temporary living quarters. Nothing in this section will be construed to restrict or limit parking of any vehicle so described upon private property so long as said vehicle is parked in accordance with the limitations of this section and provided that sight distance triangle requirements of section 26-603 are met. iii. Surfacing of Areas for Recreational Vehicles and Trailers Areas which are used to store or park allowed recreational vehicles or trailers shall be of an improved surface consisting of concrete, asphalt, brick pavers, gravel at least six (6) inches in depth, or similar materials. If gravel is used, the parking or storage area must be built to that the material used for surfacing stays contained with the storage or parking area with the use of concrete curbs, railroad ties, landscape timbers, or similar materials. iv. Parking of Recreational Vehicles and Trailers on Multi-Family Property The storage of recreational vehicles or trailers is permitted upon multi- family residential properties where the owner of the vehicle resides upon the premises, and where such vehicle or vehicles do not displace parking spaces required to meet the minimum vehicular parking requirement for the property as set forth herein for multifamily residential land uses. 4. Variances to Residential Parking Standards Any vehicle or trailer owner may apply for a variance to the restrictions contained in subsections 2, 3, and 4 in accordance with the procedures for requesting a minor variance as provided in subsection 26-115 C 1 of this Code, whether or not the requested variance is within the ten (10) percent limitation. Should objections be received from the adjacent property owners, the community development director shall schedule the request for a public hearing before the board of adjustment according to the noticing procedures contained in subsections 26-109 B, C and D. Requests for variances under this subsection J shall not be charged a fee if the request is filed by December 31, 2004. Any variance granted by either the community development director or the board of adjustment shall be a grant of the variance to the property owner only. (Ord. No. 2001-1215, § 1, 2-26-01; Ord. No. 1265, § 2, 9-23-02; Ord. No. 1271, § 2, 12-10-02; Ord. No. 1288, 1, 2, 5-12-03; Ord. No. 1318, § 1, 3-22- H. Definitions 69 1. Floor area Floor area shall mean the gross interior floor area of the entire building or portion of building devoted to a specific use or uses, less the following areas: • Mechanical/utility rooms. • Restrooms. • Elevators, stairwells. 69 NOTE: Numbers 1-5 are taken from Sec. 26-501.B of the current code, while numbers 7-10 are proposed new definitions for clarity. Staff has suggested placing these definitions at the back of this section. 31 Parking Zoning Code Amendment 4110109 • Show windows. • Hallways. • Common areas. • Kitchen areas. For the purpose of estimating parking requirements where detailed calculations for the above-stated exceptions are lacking, it will be assumed that such excepted space covers no more than ten (10) percent of gross floor area. 2. Gross leasable area The total interior floor area designed for tenant occupancy and exclusive use and includes both owned and leased area, but excludes common mall areas not designed for specific use such as pedestrian circulation, common physical plant and maintenance areas. 3. Hospital bassinets In hospitals, bassinets shall not be counted as beds. 4. Seating In places of public or private assembly in which patrons or spectators occupy benches, pews or other seating facilities, each twenty (20) inches of seating facility shall be counted as one (1) seat for the purpose of determining requirements for off-street parking facilities under this chapter. 5. Street parking Street parking shall mean parking spaces which are available within the public streets immediately adjacent to a one- or two-family residential lot or development, excluding areas designated as no parking zones. For each one- or two-family dwelling, two (2) street parking spaces shall be provided. In cases where street parking does not add up to two (2) parking spaces per dwelling unit, the difference shall be made up on the lot or development. 6. Unified shopping center A principally retailed facility which may also include service and office-type uses in a single main structure, and ownership or common control elements exist so that the entire development functions as a unit. 7. Stacking spaces A stacking space is an area for motor vehicles to line up in while waiting to go through a drive-through facility, or within a designed drop-off or pick-up zone. 8. Major change of use 70 For the purposes of this section, a major change of use shall be considered any use that requires an increased number of required off street parking spaces from the prior use. 9. Drive through and vehicle stacking space 71 A stacking space is an area for motor vehicles to line up in while waiting to go through a drive-through facility, or within a designed drop-off or pick-up zone. 10. Low- or medium-density residential For the purposes of this section, low- or medium-density residential shall be considered any property zoned residential. Only planned residential developments with densities greater than 12 dwelling units per acre shall be considered high density residential. Sec. 26-621. Residential parking. [repealed] 70 NOTE: The following is a suggested new definition to clarify this currently undefined term. " NOTE: New definition proposed. 32