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Home My WebLink AboutZOA-09-03CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER SANG Council Bill No. 26 Ordinance No. Series of 2009 TITLE: AN ORDINANCE REPEALING AND REENACTING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING AND LOADING WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to adopt ordinances for the protection of public health, safety and welfare; and WHEREAS, exercising this authority, the Council has previously enacted Chapter 26, Article V, Section 26-501 of the Wheat Ridge Code of Laws (the "Code") concerning off street parking requirements; and WHEREAS, the Council has directed that Section 26-501 be comprehensively revised; and WHEREAS, Council finds that repealing and reenacting Section 26-501 to incorporate these changes will protect the health, safety and welfare of the citizens of Wheat Ridge. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-501 of the Wheat Ridge Code of Laws is hereby repealed and reenacted to read in its entirety as follows: Section 26-501. Off Street Parking and Loading. 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 This section shall apply only to new development, major change of uses (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, provided, however, in residential districts on and after August 31, 2009, it shall be unlawful to park motor vehicles in areas meeting the definition of landscaping as defined in Sec. 26-502, on uncontrolled weeds, or on compacted dirt surfaces, unless such surfaces constitute a residential driveway or hard surfaced auxiliary storage area and said driveways or storage areas existed prior to August 31, 2009. 1. Applicability to Existing Uses 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. b. Off-street parking and loading facilities existing on the effective date of this section: September 28, 2009, shall be maintained as long as the use or structure exists, 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 1 below sets forth an example for applying this standard: 2 (1 space/300 square feet) (1 space/300 square feet 7 additional spaces required = 10 spaces required for new development) 17 total spaces required 17 spaces 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 12 total spaces would be required (5 + 7 additional spaces required with 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 and only for 75% of the additional parking required by the change in use. Table 2 below sets forth an example for applying this standard: 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. 3 5. Applicability of Parking Lot Design Standards to Existing Uses Parking lot design standards shall apply to existing uses as follows: Table 3: Parking Lot Design Stan dards for Expansions of Existing Development or M Change ajor of Use Required Increase in Parking Additional Parking Design Standards 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. Asa percent of the existing number of parking spaces 6. Additions Affecting Existing Parking 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 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 Subsection E.6 below. d. Type of surfacing. e. Scale and north arrow. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. i. Drainage provisions. 4 j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. C. Shared Parking 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 spaces. 2. Shared Parking Standards a. Calculation 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 6 (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 4 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. Shared TABLE 4: Parking - Matrix Sam- 5 m pm- 12am 2am- Gam : Sun. Sam- 5 m Sat. & Sun., 6pm- 12am Sat. & Sun. 1:2am- Gam 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% 100% 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% b. Shared Parking Procedure L 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 4 above, (Shared Parking Matrix). ii. Off Lot Shared Parking 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 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. c) Off Lot Shared Parking Pedestrian Access All parking spaces for any off lot shared parking shall have direct pedestrian access to the main entry of the building or use they are intended to serve as determined by the Community Development Director. Shared parking that is located across an arterial street as defined in the Comprehensive Plan shall be accessible to pedestrians using an existing traffic signal which includes a pedestrian crossing phase to cross the arterial street. The total walking distance from the main entry of the building to the shared parking, by way of the traffic signal crossing of the street, shall not exceed 300 feet. d) Miscellaneous Shared Parking Provisions 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 6 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 Parking Reductions by Right 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 5: P ARKING REDUCTIONS Only one of the followi ng may be utilized per development Standard 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 25% a transit station Property located within 500 feet 10% of a transit bus stop with 20 minute peak service No parking areas located 10% between any part of the building and the public right-of-way Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26-501.E.12. Structured Parkin 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooters aces. 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: a. Will create minimal spillover parking onto adjacent property or public rig hts-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. 7 The Community Development Director may require a traffic generation study prepared by a professional engineer in order to determine that the criteria in above have been met. 3. Parking Reductions -Variance Procedures 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 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) 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 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 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 8 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. 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. 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. 2. Summary Table TABLE INSET: TABLE 6: Schedule o f Required Off Street Parking Use Requirement Amusementtrecreational enterprises such as swimming pools, skating 1 space per each 2 persons based on rinks, health clubs, spas, etc. designed use or occupant capacity Boarding and rooming house 1 space per guest room Bowling alleys 4 spaces per lane plus 1 space per each employee Churches 1 space per each 4 seats in main assembly area Congregate care center 0.75 space per each bedroom plus 1 space for each employee on maximum shift Drive-in restaurants (excluding drive- up windows) 1 space per 100 square feet of floor area Eating and drinking establishments or similar places of assembly 1 space per 100 square feet of floor area Educational institutions (public or private): 1 space per each classroom or each 20 --Elementary schools students, whichever is greater, plus 1 space for each teacher and administrative staff 1 space per each 10 students or 1 space per --Junior high schools each 5 seats in auditorium or main assembly area, whichever is greater 1 space per each faculty or staff plus 1 space --Senior high school per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, 9 TABLE 6: Schedule o f Required Off Street Parking Use Requirement whichever is greater --Colleges, universities, vocational, 1 space per each faculty or staff plus 1 space trade or commercial schools per each 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 1 space per each 5 beds plus 1 space for each similar uses employee on maximum shift 1 space per guest room plus parking for Hotels and motels associated uses 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 1 space per 500 square feet of floor area or similar industrial uses 1 space per 200 square feet of floor area where 50% or more of a building is to be used for medical or dental offices or clinics; when Medical and dental offices and clinics 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 1 space per hole or platform plus 1 space per archery range employee on maximum shift Motor fueling stations, repair garages, 1 space per employee on maximum shift plus 2 tire stores, car wash, etc. spaces per bay or stall Multifamily elderly housing, exclusively devoted for persons 60 years or older 1.25 spaces for each 1 bedroom unit 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; 10 TABLE 6: Schedule o f Required Off Street Parking Use Requirement 2.0 spaces per 3 bedroom unit; 2.5 spaces per 4 or more bedroom unit Multifamily residential 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: --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 Office/warehouse total 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 rooms 1 space per 300 square feet of floor area Post offices and public buildings or 1 space per 300 square feet of floor area plus uses, if not otherwise listed 1 space for each agency owned vehicle 1 space per each faculty or staff member plus Preschools, daycare, nurseries 1 off-street loading/unloading space per each 8 students or children plus 1 parking space for each bus or van operated by the child care 11 TABLE 6: Schedule o f Required Off Street Parking Use Requirement facility Residential group homes for youths 18 2 spaces per home with street parking or 4 years and younger spaces per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such as furniture, large 1 space per 300 square feet of floor area appliances, floor covering, etc. Retail, office and service 1 space per 200 square feet of first floor area establishments plus 1 space per 300 square feet for all floors other than first floor Sale or rental of new and used cars, mobile homes, portable buildings, 1 space per 1,000 square feet of lot area plus recreational vehicles, campers and 1 space per employee on maximum shift boats Tennis and racquetball courts or other 2 spaces per court plus 1 space per employee court games on maximum shift Theaters 1 space per each 3 seats plus 1 space per employee on maximum shift Unified shopping centers of 100,000 1 space per each 250 square feet gross square feet or larger leasable area Veterinary offices and clinics; and radio and TV studios; and financial 1 space per 200 square feet of floor area 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 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 based upon comparison to similar uses. His-.decision may be appealed to the board of adjustment. 12 4. Bicycle Parking a. Applicability L Bicycle Parking Required Bicycle parking as set forth in Section 26-501. EA. 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 % mile of a transit station or transit bus stop that provides 20 minute peak hour service. c) All applicable properties set forth in Table 7 (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 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. ii. Number of Required Bicycle Parking Spaces 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 7: 13 Table 7: Schedule of .Bicycle Parking Spaces Use Number t Required Bicycle Parking 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 multifamily 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 7 above. 5. Surfacing For all uses other than single-family dwellings in agricultural zone districts, areas subject to wheeled traffic for access, parking, sales or storage, shall be properly graded for drainage. These areas shall be surfaced with concrete, asphalt or brick pavers. 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. 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 materials used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 14 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 L 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. fl. 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. b. Landscaped Islands in Parking Areas 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. 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. iv. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 7. Parking Area Lighting a. All lighting shall be in accordance with Section 26-503 of the Code of Laws. 15 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 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 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 access aisle length of twenty (20) feet. Handicapped Parking TABLE 8; Total Number of Off-Street Spaces Required 1--25 Number of Handicapped Spaces 1 26--50 2 51--75 3 76--100 4 101--150 5 151--200 6 201--300 7 16 One (1) in every six (6) accessible spaces, but not less than one (1), shall be designated "van accessible" and shall be a minimum of eight (8) feet in width and shall be served by an access aisle a minimum of eight (8) feet in width. "Van accessible" spaces may also be a minimum of eleven (11) feet in width with a minimum access aisle width of five (5) feet in accordance with ANSI 117.1 -Accessible and Usable Buildings and Facilities. a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign containing the International Symbol of Accessibility and shall be a minimum of 60 inches above the floor of the parking space, measured to the bottom of the sign. Signage for van accessible spaces shall contain the designation "van accessible". The International Symbol of Accessibility 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 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 9 below. Table 9: Mi nimum Number Spaces Land Use Minimum Stacking Measured From Spaces I Bank, drive-thru 3 per, up to a total of 9 Teller or window required Automated teller 3 Teller machine machine Restaurant, drive-thru 6 Order box Restaurant, drive-thru 4 Order box to pick u window Car wash stall, 6 Entrance automatic 17 Table • Number Spaces Land Use Minimum Stacking Measured From S aces Car wash stall, self 2 Entrance service Automobile service 2 From end of line of pumps station Drive-in liquor stores 3 Pick u window Drive-in d cleaners 3 Pick u window Other 4 Pick u window 11. Parking Space and Aisle Dimensions The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Minimum Parking Standards Table 10: Parking Spac e and Aisle Dimens ions Full-Sized Cars: Angle 00 30° 45° 60° 90° (p arallel) Width 8' 8'6" 816" 8'6" 816" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 1716" 22' Compact Angle 0° (Parallel) 30° 45° 60° 90° Width 7' 7'6" 7'6" 7'6" 7'6" 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 cars in accordance with the above standards: 18 FIGURE 26-501.1 TYPICAL PARKING STALL LAYOUT 12. Miscellaneous 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). b. Usable parking spaces Any parking stall which is unusable due to maneuverability difficulties or does not 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, except when serving one and two-family dwellings. 19 FIGURE 26-501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS c. Back-out parking 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 public sidewalk or public right-of-way, unless an exception has been granted by the Director of Public Works. 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 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: TABLE 11: Truck-tractors / semi-trailers (1) Tractor only: Feet Length 25 Width 12 Aisle width 28 (2) Trailer only: Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 Width 12 Aisle Width 40 i. All parking and circulation areas shall be paved to acceptable engineering standards with bituminous concrete or portland concrete. 20 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. L Bumper, curb and wheel stops 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. 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. 1. 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 21 be maintained so as to prevent unsafe, muddy, dusty, weedy, or unsightly or blighting conditions. The provisions of these subsections I. and m. shall apply to both existing and future conditions. m. Appeal/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 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. d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this section 2 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 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. 22 d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this subsection 3 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 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. 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. 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 23 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) 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. For the purposes of this subsection 3.a, 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. 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 24 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 L 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. ii. 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. iii. 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 2a, 3a, and 3b 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. 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- 25 H. Definitions 1. Drive through and vehicle stacking space 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. 2. 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. • 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. 3. 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. 4. Hard surface Durable and dustless materials designed to bear the weight load for the storage of motor vehicles, including concrete, asphalt, compacted crushed stone, compacted gravel, recycled asphalt, open and closed pavers, including turf block pavers and other similar materials. 5. Hospital bassinets In hospitals, bassinets shall not be counted as beds. 6. 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. 26 7. Major change of use 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. 8. Residential driveway An area providing direct access from a public or private street or access easement and leading directly to a garage or other hard surface motor vehicle parking area and not exceeding the width of the garage door or doors or the width of the motor vehicle parking area by more than two feet on either side. 9. 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. 10. 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. 11. 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. Section 2. Safety Clause. The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. Section 3. Severability: Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall 27 not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 4. Effective Date. This Ordinance shall take effect upon adoption and signature by the Mayor, as permitted by the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 14th day of September, 2009, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for September 28, 2009, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of 7 to 0 , this 28th day of September , 2009. SIGNED by the Mayor on this 28th day of September 2009. Jerry i Ilio, Mayor ATT - T: ~Z~ Michael Snow, City Clerk zz"g Gerald E. Dahl, City Attorney First Publication: September 17, 2009 Second Publication: October 1, 2009 Wheat Ridge Transcript Effective Date: September 28, 2009 28 CITY COUNCIL MINUTES: September 28, 2009 Page -3- PUBLIC HEARINGS AND ORDINANCES ON SECOND READING 2. Council Bill 25-2009 - An Ordinance amending Article VI of Chapter 26 of the Wheat Ridge Code of Laws concerning Trash Dumpster Regulations. (Case No. ZOA-09-04) Mayor DiTullio opened the public hearing. Council Bill 25-2009 was introduced on second reading by Council Member Sang, who read the executive summary. Deputy City Clerk Christa Jones assigned Ordinance No. 1454. Adam Tietz, Community Development Department, presented the staff report. Mayor DiTullio closed the public hearing. Motion by Mrs. Sang to approve Council Bill 25-2009 (Ordinance 1454) on second reading and that it take effect 15 days after final publication; seconded by Mr. Gokey; carried 7-0. r 3. Council Bill 26-2009 - An Ordinance repealing and reenacting Section 26-501 of X11, the Wheat Ridge Code of Laws concerning Off-Street Parking and Loading. (Case No. ZOA-09-03) Mayor DiTullio opened the public hearing. Council Bill 26-2009 was introduced on second reading by Council Member Sang. Deputy City Clerk Christa Jones assigned Ordinance No. 1455. Kenneth Johnstone presented the staff report. John McMillin, heard good, progressive things pertaining to commercial parking, but didn't hear any discussion about residential parking. Will the new rules require paving of driveways within a grandfathered construction? Mr. Johnstone replied that existing residential driveways are exempt from this requirement. If somebody builds a new garage, they would need to meet the current standard for a driveways, which is the first 25 feet in from the street would need to be asphalt, concrete, or brick pavers and the remainder of the driveway could be more of a gravel material. Mayor DiTullio closed the public hearing. e~ City of Oge ,OrWheatRi ITEM NO: 9 REQUEST FOR CITY COUNCIL ACTION COUNCIL MEETING DATE: September 28, 2009 h 7- V TITLE: COUNCIL BILL 26-2 - ORDINANCE REPEALING AND REENACTING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS - OFF STREET PARKING AND LOADING (CASE #ZOA-09-03) ® PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS ❑ ORDINANCES FOR 11T READING (09/14/2009) ® ORDINANCES FOR 2ND READING (09/28/2009) ® NO ca~~ City Mana EXECUTIVE SUMMARY: Revising the City's parking regulations has been identified as a high priority on the "short term list" of zoning code amendments. The overall goal of this code amendment project is to encourage redevelopment and reinvestment and make the City more "open for business", consistent with the recommendations of the Neighborhood Revitalization Strategy (NRS). The proposed ordinance comprehensively rewrites Section 26-501 to achieve the following objectives: Allow for reasonable reuse of existing buildings and sites along our commercial corridors that may not meet current parking standards Create more flexibility in regard to the amount of required parking by allowing for greater shared parking and other parking reductions Better organize the parking section of the code to make it more readable, including providing more and better graphic illustrations Based on the extent of the revisions being proposed, the ordinance has been drafted to be a complete repeal and reenactment of Section 26-501. Council Action Item September 28, 2009 Page 2 COMMISSION/BOARD RECOMMENDATION: The Planning Commission held a public hearing on the proposed ordinance on August 20, 2009 and they forward a recommendation of approval of the ordinance. The Planning Commission had previously discussed the proposed ordinance in a study session on April 16, 2009. The Commission recommended approval unanimously and with conditions. The conditions recommended by the Commission are reflected in the ordinance being presented to City Council on 1St Reading. STATEMENT OF THE ISSUES: The proposed ordinance would repeal and reenact Section 26-501 of the Code of Laws (Off Street Parking and Loading). The proposed ordinance is attached to this report. Some of the more significant changes being proposed include the following: 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 Parkins 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. 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, and other situations an applicant may opt into to reduce their number of required 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. Council Action Item September 28, 2009 Page 3 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 when bicycle parking is provided. 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.) Miscellaneous Chanties o Overall better user-friendliness - more headers, tables, and better structure. 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 to improve the organization. ALTERNATIVES CONSIDERED: Staff has recently been discussing the provisions regarding "off-lot shared parking". The current language (page 6 of the ordinance) states (in part), the following: "In no instance shall said off lot parking be located across an arterial street as defined in the comprehensive plan." The rationale for that provision relates to both public safety and convenience. However, it is also the case that most of our commercial corridors are considered arterial streets, including 40 and 38d' Avenues, Wadsworth Boulevard and Kipling. There may be instances along those corridors where shared parking could be appropriately located across the street. Provided that a safe and convenient crossing can be identified, we are comfortable providing some relief from the restriction currently in the ordinance. Staff is proposing the following modifications to the ordinance on 2nd reading: 1. Delete the last sentence in Section C.2.b.ii.b) of the ordinance, which states the following: "In no instance shall said off-lot parking be located across an arterial street as defined in the comprehensive plan." 2. Insert the following language in Section C.2.b.ii.c): "Shared parking that is located across an arterial street as defined in the comprehensive plan shall be accessible to pedestrians using an existing traffic signal which includes a pedestrian crossing phase to cross the arterial street. The total walking distance from the main entry of the building to the shared parking, by way of the traffic signal crossing of the street, shall not exceed 300 feet." If City Council agrees with these recommended changes, Option A should be used in the Recommended Motion section of this report. FINANCIAL IMPACT: There are no direct financial impacts to the City. However, one of the stated objectives of the ordinance is to facilitate reinvestment along our commercial corridors, which will have a long term positive fiscal impact on the City. Council Action Item September 28, 2009 Page 4 Option A - Staff recommended changes to off-lot shared parking "I move to approve Council Bill 26-2009, an ordinance repealing and re-enacting Section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking on second reading, and that it takes effect upon adoption, with the following conditions: 1. Delete the last sentence in Section C.2.b.ii.b) of the ordinance, which states the following: "In no instance shall said off-lot parking be located across an arterial street as defined in the comprehensive plan." 2. Insert the following language in Section C.2.b.ii.c): "Shared parking that is located across an arterial street as defined in the comprehensive plan shall be accessible to pedestrians using an existing traffic signal which includes a pedestrian crossing phase to cross the arterial street. The total walking distance from the main entry of the building to the shared parking, by way of the traffic signal crossing of the street, shall not exceed 300 feet."" Or, Option B - As introduced at 1st Reading "I move to approve Council Bill 26-2009, an ordinance repealing and re-enacting Section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking on second reading, and that it takes effect upon adoption." Or, Option C - Table "I move to table indefinitely Council Bill 26-2009." Report Initiated by: Ken Johnstone, Community Development Director Report Prepared by: Ken Johnstone, Community Development Director Report Reviewed by: Patrick Goff, Deputy City Manager ATTACHMENTS: 1. Council Bill 26-2009 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER SANG Council Bill No. 26 Ordinance No. Series of 2009 TITLE: AN ORDINANCE REPEALING AND REENACTING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING AND LOADING WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to adopt ordinances for the protection of public health, safety and welfare; and WHEREAS, exercising this authority, the Council has previously enacted Chapter 26, Article V, Section 26-501 of the Wheat Ridge Code of Laws (the "Code") concerning off street parking requirements; and WHEREAS, the Council has directed that Section 26-501 be comprehensively revised; and WHEREAS, Council finds that repealing and reenacting Section 26-501 to incorporate these changes will protect the health, safety and welfare of the citizens of Wheat Ridge. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-501 of the Wheat Ridge Code of Laws is hereby repealed and reenacted to read in its entirety as follows: Section 26-501. Off Street Parking and Loading. 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; ATTAC UMFNT 1 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 This section shall apply only to new development, major change of uses (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, provided, however, in residential districts on and after August 31, 2009, it shall be unlawful to park motor vehicles in areas meeting the definition of landscaping as defined in Sec. 26-502, on uncontrolled weeds, or on compacted dirt surfaces, unless such surfaces constitute a residential driveway or hard surfaced auxiliary storage area and said driveways or storage areas existed prior to August 31, 2009. 1. Applicability to Existing Uses 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. b. Off-street parking and loading facilities existing on the effective date of this section: September 28, 2009, shall be maintained as long as the use or structure exists, 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 1 below sets forth an example for applying this standard: 2 i space/,5uu square i = 10 spaces required square feet for new development) _ 17 spaces required aaamonai spaces required = 17 total spaces required NU I E: It 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 12 total spaces would be required (5 + 7 additional spaces required with expansion). 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 and only for 75% of the additional parking required by the change in use. Table 2 below sets forth an example for applying this standard: 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 Parking lot design standards shall apply to existing uses as follows: 3 6. Additions Affecting Existing Parking 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 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 Subsection E.6 below. d. Type of surfacing. e. Scale and north arrow. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. C. Shared Parking 1. Purpose 4 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 spaces. 2. Shared Parking Standards a. Calculation 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 6 (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 4 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. TABLE Shared Parking Matrix Uses M-F M-F M-F Sat. & Sat. & Sat. & 8a~n 6~m 12arr~ Sun. Sam Sun. Sun. 6pm ; 12am' P#c[ti 60% 100% 1000 80% 100% 100% Otee/INaGBJbilseFS, 100% 20% 5% 5% 5% 5% Al IndusgrlaT I,U C"rYi~nercta] 90% 80% 5% 100% 70% 5% loo"t l x 70% 7 100% 100% 70% 100% 100% , e iesta 70% 100% 10% 70% 100% 20% ui? fVi0 ie" Tar 40% 80% 10% 80% 100% 10% E "(Ertia TnlY itt 40% 100% 10% 80% 100% 50% uen io 100% repcelCo Octr f 100% 5% 100% 100% 5% e n t n , 1p&tltytloT#a1l~tori 100% 20% 5% 10% 10% 5% InItUtlonal (chUYCh~ 10% 5% 5% 100% 50% 5% b. 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 4 above, (Shared Parking Matrix). ii. Off Lot Shared Parking a) Shared Parking Agreement 5 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 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 street as defined in the comprehensive plan. c) Off Lot Shared Parking Pedestrian Access All parking spaces for any off lot shared parking shall have direct pedestrian 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 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 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: 6 TABLE 5: P ARKING REDUCTIONS Only one of the followi ng may be utilized per development Standard 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 l4 mile 25% of a transit station Property located 'yvithinl 500 10% feet of a transit 'bus stop with 20 minute peak service No parking areas located 10% between: any. 'part of the building and the public right-of- way Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26-501.E.12. Structured Parking 10% Motorcycle and Scooted 1 vehicular space for every 2 motorcycle Parkin and/or scooter spaces. 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 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 by a professional engineer in order to determine that the criteria in above have been met. 3. Parking Reductions - Variance Procedures 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 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) 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 7 Section 26-501.C (Shared Parking) shall be used to determine the appropriate shared parking arrangements. b. Mixed occupancy and collective parking 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 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. 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. 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. 2. Summary Table TABLE INSET: 8 Boarding and rooming houses 1 space per guest room Bowling alleys 4 spaces per lane plus 1 space per each employee Churches 1 space per each 4 seats in main assembly area Congregate care center 0.75 space per each bedroom plus 1 space for each employee on maximum shift Drive-in restaurants (excluding drive - 1 space per 100 square feet of floor area 1 space per 100 square feet of floor area Frwa ce); 1 space per each classroom or each 20 --Elementary schools students, whichever is greater, plus 1 space for each teacher and administrative staff 1 space per each 10 students or 1 space --Junior high schools per each 5 seats in auditorium or main assembly area, whichever is greater 1 space per each faculty or staff plus 1 --Senior high school space per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is greater Colleges, . universities, vocational, 1 space per each faculty or staff plus 1 space per each 100 square feet of class trade or commercial schools room area 0.5 space for each elderly occupant, plus Elderly group home the standard residential dwelling 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 Galf-courses (9 or 18 hole and 3 2 spaces per hole plus 1 space per par) employee on maximum shift Hospitals, nursing homes or Other 1 space per each 5 beds plus 1 space for similar` uses each employee on maximum shift 1 space per guest room plus parking for Hot€Is and motels associated uses such as restaurant or , lounge, based on their requirements, plus 1 space per employee on maximum shift LPboratories 1 space per 300 square feet of floor area 9 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, 1 space per 500 square feet of floor area assemblv_or similar industrial uses 1 space per 200 square feet of floor area where 50% or more of a building is to be Medical and dental offices and used for medical or dental offices or clinics; 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 : 1 space per hole or platform plus 1 space or archery range per employee on maximum shift iwotor tueimg stations, repair 1 space per employee on maximum shift garages, tire stores, car wash, eta plus 2 spaces per bay or stall Multifamily elderly housing, exclusively devoted for persons 60 1.25 spaces for each 1 bedroom unit years or older 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 Hresidential 1.5 spaces Der 1 bedroom unit =-With street packing, 2 spaces per dwelling unit (including enclosed garage spaces) \Nifihou# street pa- k ng 4 spaces per dwelling unit (including enclosed garage spaces) 10 1 space per 600 square feet of area devoted to warehouse or work area (maximum of Office/warehouse 75% of total area) plus 1 space per 300 square feet of retail, wholesale or office area (minimum of 25% of total area) --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 1 space per 300 square feet of floor area meeting rooms Post offices and public buildings or 1 space per 300 square feet of floor area uses, if not otherwise listed plus 1 space for each agency owned vehicle 1 space per each faculty or staff member plus 1 off-street loading/unloading space per Preschools, daycare, nurseries 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 2 spaces per home with street parking or 4 18 years and, younger, spaces per home without street parking plus 1 space per each eight beds 1 space per 300 square feet of floor area 1 space per 200 square feet of first floor area plus 1 space per 300 square feet for all floors other than first floor 1 space per 1,000 square feet of lot area plus 1 space per employee on maximum shift 11 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 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 based upon comparison to similar uses. His decision may be appealed to the board of adjustment. 4. Bicycle Parking a. Applicability I. Bicycle Parking Required 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 Amile of a transit station or transit bus stop that provides 20 minute peak hour service. c) All applicable properties set forth in Table 7 (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 12 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 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. ii. Number of Required Bicycle Parking Spaces 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 7: Table 7: Schedule of Required Bicycle Parking Spaces Use Required Number of Parking Bicycle Spaces F:uneral'hom@s'o "mortuaries None. 'Motor #uel~pg stations r'gpa~r Y' garages Ailre stores, car wash, etc Drive up,yindaws providtrig sery~ce9 to occupants m ueftieles ~ igcatioaal lnstitcit~ons {pub#ic': One (1) bicycle parking space for each go" t ; twenty (20) students lrrlusamnk/re¢Cetiofral One (1) bicycle parking space for each efiterpnsos suufts svrrtr~trrring twelve (12) persons capacity pools skating rinks heat~lr , , clukza, spasF ete, r_ _ tanstt bsa toy ~tth 2( 'n r Two (2) bicycle parking spaces for each migte peak s~ryfce transit bus stop. I'ublio Tarisit Station - One (1) bicycle parking space per each ten al 3 _ MIN (10) parking spaces required for motor vehicles, but not less than twenty (20) spaces. /1I otlxerrtonresitlentral 41111-1 ' 5 percent of the required vehicular parking rrtiult~farriiy uses - spaces, but not less than 2 spaces [11 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 13 required motor vehicle parking spaces in accordance with Table 7 above. 5. Surfacing For all uses other than single-family dwellings in agricultural zone districts, areas subject to wheeled traffic for access, parking, sales or storage, shall be properly graded for drainage. These areas shall be surfaced with concrete, asphalt or brick pavers. 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. 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 materials used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 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 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. fl. 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. b. Landscaped Islands in Parking Areas 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. 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 14 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. iv. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 7. Parking Area Lighting 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 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 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 access aisle length of twenty (20) feet. Handicapped Parking 15 TABLE 8; Total Number of • Spaces e 1--25 Handicapped 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--1,000 2% of total spaces required >1,000 20 plus 1 for each 100 over 100 One (1) in every six (6) accessible spaces, but not less than one (1), shall be designated "van accessible" and shall be a minimum of eight (8) feet in width and shall be served by an access aisle a minimum of eight (8) feet in width. "Van accessible" spaces may also be a minimum of eleven (11) feet in width with a minimum access aisle width of five (5) feet in accordance with ANSI 117.1 - Accessible and Usable Buildings and Facilities. a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign containing the International Symbol of Accessibility and shall be a minimum of 60 inches above the floor of the parking space, measured to the bottom of the sign. Signage for van accessible spaces shall contain the designation "van accessible". The International Symbol of Accessibility 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 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 9 below. 16 Table 9: M inimum Number of Vehic Spaces le Stacking Land Use''. Minimum Stacking ! Measured `From Spaces-, 9 required Automated teller 3 Teller machine machine Restaurant, drive- 6 Order box thru Restaurant, drive- 4 Order box to pick up thru window Car wash stall, 6 Entrance automatic Car wash stall, self 2 Entrance service Automobile service 2 From end of line of pumps station Drive-in liquor stores 3 Pick up window Drive-in dry cleaners 3 Pick up window Other 4 Pick up window 11. Parking Space and Aisle Dimensions The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Minimum Parking Standards Table • Spa ce Full-Sized Cars: Angle (Parallel) 300 450 600 900 Width 8' 8'6" 8'6" 8'6" 8'6" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 17'6 22' Compact Angle 01 (Parallel) 300 450 600 ° Width 7' 7'6" 7'6" 7'6" 7'6 Length 19' 15' 15' 15' r Aisle Width 11' 11' 12' 16' The following diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: 17 FIGURE 26.501.1 TYPICAL PARKING STALL LAYOUT 12. Miscellaneous 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). b. Usable parking spaces Any parking stall which is unusable due to maneuverability difficulties or does not 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, except when serving one and two-family dwellings. 18 FIGURE 26.501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS c. Back-out parking 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 public sidewalk or public right-of-way, unless an exception has been granted by the Director of Public Works. 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 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: TABLE 11: Truck-tractors / semi-trailers (1) Tractor only: Feet Length 25 Width 12 Aisle width 28 (2) Trailer only: Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 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. 19 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. L Bumper, curb and wheel stops 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. 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. 1. 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, 20 weedy, or unsightly or blighting conditions. The provisions of these subsections I. and m. shall apply to both existing and future conditions. m. Appeal/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 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. d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this section 2 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 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. d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this subsection 3 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 21 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. 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. 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. 22 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) 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. For the purposes of this subsection 3.a, 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. 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 23 windshield or side window on the driver's side so as to be visible for inspection. d. Miscellaneous Recreational Vehicle and Trailer Regulations L 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. ii. 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. iii. 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 2a, 3a, and 3b 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. 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 1. Drive through and vehicle stacking space 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. 2. Floor area 24 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. • 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. 3. 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. 4. Hard surface. Durable and dustless materials designed to bear the weight load for the storage of motor vehicles, including concrete, asphalt, compacted crushed stone, compacted gravel, recycled asphalt, open and closed pavers, including turf block pavers and other similar materials. 5. Hospital bassinets In hospitals, bassinets shall not be counted as beds. 6. 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. 7. Major change of use 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. 8. Residential driveway An area providing direct access from a public or private street or access easement and leading directly to a garage or other hard surface motor vehicle parking area and not exceeding the width of the garage door or doors or the width of the motor vehicle parking area by more than two feet on either side. 9. Seating 25 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. 10. 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. 11. 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. Section 2. Safety Clause. The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. Section 3. Severability; Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 4. Effective Date. This Ordinance shall take effect upon adoption and signature by the Mayor, as permitted by the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 14th day of September, 2009, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for September 28, 2009, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of 2009. SIGNED by the Mayor on this day of 2009. Jerry DiTullio, Mayor ATTEST: 26 Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: September 17, 2009 Second Publication: Wheat Ridge Transcript Effective Date: 27 City of WheatRidge ITEM NO: -~h REQUEST FOR CITY COUNCIL ACTION COUNCIL MEETING DATE: September 14, 2009 TITLE: COUNCIL REENACT OF LAWS ❑ PUBLIC HEARING ❑ BIDS/MOTIONS ❑ RESOLUTIONS BILL 26-2009 - AN ORDINANCE REPEALING AND ING SECTION 26-501 OF THE WHEAT RIDGE CODE - OFF STREET PARKING AND LOADING (ZOA-09-03) ® ORDINANCES FOR 11T READING (09/14/2009) ❑ ORDINANCES FOR 2ND READING (09/28/2009) Quasi-judicial : ❑ YES ® NO Z,A _ Community elopmen irector City Man, r EXECUTIVE SUMMARY: Revising the City's parking regulations has been identified as a high priority on the "short term list" of zoning code amendments. The overall goal of this code amendment project is to encourage redevelopment and reinvestment and make the City more "open for business", consistent with the recommendations of the Neighborhood Revitalization Strategy (NRS). The proposed ordinance comprehensively rewrites Section 26-501 to achieve the following objectives: Allow for reasonable reuse of existing buildings and sites along our commercial corridors that may not meet current parking standards Create more flexibility in regard to the amount of required parking by allowing for greater shared parking and other parking reductions Better organize the parking section of the code to make it more readable, including providing more and better graphic illustrations Based on the extent of the revisions being proposed, the ordinance has been drafted to be a complete repeal and reenactment of Section 26-501. Council Action Item September 14, 2009 Page 2 COMMISSION/BOARD RECOMMENDATION: The Planning Commission held a public hearing on the proposed ordinance on August 20, 2009 and they forward a recommendation of approval of the ordinance. The Planning Commission had previously discussed the proposed ordinance in a study session on April 16, 2009. The Commission recommended approval unanimously and with conditions. The conditions recommended by the Commission are reflected in the ordinance being presented to City Council on 1" Reading. STATEMENT OF THE ISSUES: The proposed ordinance would repeal and reenact Section 26-501 of the Code of Laws (Off Street Parking and Loading). An annotated version of the proposed ordinance is attached to this report. Some of the more significant changes being proposed include the following: Annlicability 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. 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, and other situations an applicant may opt into to reduce their number of required 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. Council Action Item September 14, 2009 Page 3 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.) 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. ALTERNATIVES CONSIDERED: None FINANCIAL IMPACT: There are no direct financial impacts to the City. However, one of the stated objectives of the ordinance is to facilitate reinvestment along our commercial corridors, which will have a long term positive fiscal impact on the City. RECOMMENDED MOTION: "I move to approve Council Bill 26-2009, an ordinance repealing and re-enacting Section 26-501 of the Wheat Ridge Code of Laws concerning off-street parking on first reading, order it published, public hearing set for Monday, September 28, 2009 at 7:00 p.m. in City Council Chambers, and that it take effect upon adoption." Or, I move to table indefinitely Council Bill 26-2009 for the following reason(s) Report Initiated by: Ken Johnstone, Community Development Director Report Prepared by: Ken Johnstone, Community Development Director Report Reviewed by: Patrick Goff, Deputy City Manager ATTACHMENTS: 1. Council Bill 26-2009 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER Council Bill No. 26 Ordinance No. Series of 2009 TITLE: AN ORDINANCE REPEALING AND REENACTING SECTION 26-501 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING OFF-STREET PARKING AND LOADING WHEREAS, the City of Wheat Ridge (the "City"), acting through its City Council (the "Council'), has authority to adopt ordinances for the protection of public health, safety and welfare; and WHEREAS, exercising this authority, the Council has previously enacted Chapter 26, Article V, Section 26-501 of the Wheat Ridge Code of Laws (the "Code") concerning off street parking requirements; and WHEREAS, the Council has directed that Section 26-501 be comprehensively revised; and WHEREAS, Council finds that repealing and reenacting Section 26-501 to incorporate these changes will protect the health, safety and welfare of the citizens of Wheat Ridge. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-501 of the Wheat Ridge Code of Laws is hereby repealed and reenacted to read in its entirety as follows: Section 26-501. Off Street Parking and Loading. 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; ATTACHMENT 1 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 This section shall apply only to new development, major change of uses (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, provided, however, in residential districts on and after August 31, 2009, it shall be unlawful to park motor vehicles in areas meeting the definition of landscaping as defined in Sec. 26-502, on uncontrolled weeds, or on compacted dirt surfaces, unless such surfaces constitute a residential driveway or hard surfaced auxiliary storage area and said driveways or storage areas existed prior to August 31, 2009. 1. Applicability to Existing Uses 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. b. Off-street parking and loading facilities existing on the effective date of this section: September 28, 2009, shall be maintained as long as the use or structure exists, 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 1 below sets forth an example for applying this standard: 2 Lmsting iiuilaing (1 space/300 square fi = 10 spaces required (1 space/300 square fe( for new development) _ I Reauired Parkina i aaa tionai spaces requires = 17 total spaces 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 12 total spaces would be required (5 + 7 additional spaces required with 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 and only for 75% of the additional parking required by the change in use. Table 2 below sets forth an example for applying this standard: 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. 3 5. Applicability of Parking Lot Design Standards to Existing Uses Parking lot design standards shall apply to existing uses as follows: Table 3: Parking Lot Design Stan dards for Expansions of Existing Development or M Change ajor of Use Required Increase in Parking Additional Parking Design Standards 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 I All parking areas must meet all design standards of subsection E. of this section. * Asa percent of the existing number of parking spaces 6. Additions Affecting Existing Parking 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 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 Subsection E.6 below. d. Type of surfacing. e. Scale and north arrow. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. 4 i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. C. Shared Parking 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 spaces. 2. Shared Parking Standards a. Calculation 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 6 (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 4 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. Shared TABLE 4: Parking Uses Matrix M-F Sam- 5 rn M-F 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam- 5 m Sat. & Sun. 6pm- 12am Sat. & Sun. 12am= Gam' Residential` 60% 100% 100%0 80% 100% 1007 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% 100% 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% I 10% 10% 5% Institutional church 10% 5% 5% 100% 50% 5% 5 b. 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 4 above, (Shared Parking Matrix). ii. Off Lot Shared Parking 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 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 street as defined in the comprehensive plan. c) Off Lot Shared Parking Pedestrian Access All parking spaces for any off lot shared parking shall have direct pedestrian 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 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. 6 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 Parking Reductions by Right 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 5: P ARKING REDUCTIONS Only one of the followi ng may be utilized per development Standard 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 25% a transit station Property located within- 500 feet 10% of a transit bus stop with 20 minute peak service - No parking areas located 10% between any part of the building and the public right-of-way Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26-501.E.12. Structured Parkin 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooters aces. 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 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 by a professional engineer in order to determine that the criteria in above have been met. 3. Parking Reductions -Variance Procedures 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 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) 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 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 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. 8 d. Parking of recreational vehicles, travel trailers, and pickup-mounted campers. 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. 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. 2. Summary Table TABLE INSET: TABLE 6: Schedule o f Required Off Street Parking Use Requirement Amusementtrecreational enterprises 1 space per each 2 persons based on such as swimming pools, skating designed use or occupant capacity rinks, health clubs, spas, etc. Boarding and rooming house 1 space per guest room Bowling alleys 4 spaces per lane plus 1 space per each employee Churches 1 space per each 4 seats in main assembly area Congregate care center 0.75 space per each bedroom plus 1 space for each employee on maximum shift Drive-in restaurants (excluding drive- 1 space per 100 square feet of floor area up windows) ` Eating and drinking establishments or 1 space per 100 square feet of floor area similar places of assembly Educational institutions (public or private): 1 space per each classroom or each 20 --Elementary schools students, whichever is greater, plus 1 space for each teacher and administrative staff 1 space per each 10 students or 1 space per --Junior high schools each 5 seats in auditorium or main assembly area, whichever is greater 1 space per each faculty or staff plus 1 space --Senior high school, per each 5 students or 1 space per each 5 seats in an auditorium or assembly area, whichever is greater TABLE 6: Schedule o Required f Off Street Parking Use Requirement --Colleges, universities, vocational, 1 space per each faculty or staff plus 1 space trade or commercial schools per each 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 1 space per each 5 beds plus 1 space for each similar uses employee on maximum shift 1 space per guest room plus parking for Hotels and motels associated uses 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 1 space per 500 square feet of floor area or similar industrial uses 1 space per 200 square feet of floor area where 50% or more of a building is to be used for medical or dental offices or clinics; when Medical and dental offices and clinics 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 1 space per hole or platform plus 1 space per archery range employee on maximum shift Motor fueling stations, repair garages, 1 space per employee on maximum shift plus 2 tire stores; car wash, etc. spaces per bay or stall Multifamily elderly housing, exclusively devoted for persons 60 years or older' 1.25 spaces for each 1 bedroom unit 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; 10 TABLE 6: Schedule o f Required Off Street Parking Use Requirement 2.0 spaces per 3 bedroom unit; 2.5 spaces per 4 or more bedroom unit Multifamily residential 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: --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 Office/warehouse total 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 1 space per 300 square feet of floor area meeting rooms Post offices and public buildings or 1 space per 300 square feet of floor area plus uses, if not otherwise listed 1 space for each agency owned vehicle 1 space per each faculty or staff member plus Preschools, daycare, nurseries 1 off-street loading/unloading space per each 8 students or children plus 1 parking space for 11 TABLE 6: Schedule o f Required Off Street Parking Use Requirement each bus or van operated by the child care facility Residential group homes for youths 18 2 spaces per home with street parking or 4 years and younger spaces per home without street parking plus 1 space per each eight beds Retail or wholesale principally of large items such as furniture, large 1 space per 300 square feet of floor area appliances,' floor covering, etc. Retail, office and service 1 space per 200 square feet of first floor area establishments plus 1 space per 300 square feet for all floors other than first floor Sale or rental of new and used cars, mobile homes, portable buildings, 1 space per 1,000 square feet of lot area plus recreational vehicles, campers and 1 space per employee on maximum shift boats Tennis and racquetball courts or other 2 spaces per court plus 1 space per employee court games on maximum shift Theaters 1 space per each 3 seats plus 1 space per employee on maximum shift Unified shopping centers of 100,000 1 space per each 250 square feet gross square feet or lager leasable area Veterinary offices and clinics; and radio and TV studios; and financial 1 space per 200 square feet of floor area 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 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 12 community development based upon comparison to similar uses. His decision may be appealed to the board of adjustment. 4. Bicycle Parking a. Applicability 1. Bicycle Parking Required Bicycle parking as set forth in Section 26-501.EA.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 % mile of a transit station or transit bus stop that provides 20 minute peak hour service. c) All applicable properties set forth in Table 7 (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 1. 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 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. ii. Number of Required Bicycle Parking Spaces 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 7: 13 Table 7: Schedule of Required Bicycle Parking Spaces Use Number • Required Bicycle Parking Spaces Funeral homes or mortuaries one. 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 multifamily 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 7 above. 5. Surfacing For all uses other than single-family dwellings in agricultural zone districts, areas subject to wheeled traffic for access, parking, sales or storage, shall be properly graded for drainage. These areas shall be surfaced with concrete, asphalt or brick pavers. 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. 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 materials used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 14 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 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 Also see Section 26-502.D.3.c.2 nonresidential property. requirements. See Section 26-603. regarding landscape buffers on b. Landscaped Islands in Parking Areas 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. 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. iv. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 7. Parking Area Lighting 15 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 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 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 access aisle length of twenty (20) feet. Handicapped Parking TABLE 8 Total Number of Off-Str Spaces Required 1--25 eet Number of Handicapped Spaces 1 26--50 2 51--75 3 76--100 4 101--150 5 16 TABLE 8; Total Number of Off-Street Number of Handicapped Spaces Required Spaces 151--200 6 201--300 7 301--400 8 401--500 9 501--1,000 2% of total spaces required 20 plus 1 for each 100 over >1,000 100 One (1) in every six (6) accessible spaces, but not less than one (1), shall be designated "van accessible" and shall be a minimum of eight (8) feet in width and shall be served by an access aisle a minimum of eight (8) feet in width. "Van accessible" spaces may also be a minimum of eleven (11) feet in width with a minimum access aisle width of five (5) feet in accordance with ANSI 117.1 - Accessible and Usable Buildings and Facilities. a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign containing the International Symbol of Accessibility and shall be a minimum of 60 inches above the floor of the parking space, measured to the bottom of the sign. Signage for van accessible spaces shall contain the designation "van accessible". The International Symbol of Accessibility 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 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 9 below. Table • Spaces Use Minimum' Stacking Measured From Spaces Bank, drive-thru 3 per, up to a total of 9 Teller or window required Automated teller 3 Teller machine machine 17 • Spaces Land Use Minimum Stacking! Measured:From Spaces Restaurant, drive-thru 6 Order box Restaurant, drive-thru 4 Order box to pick u window Car wash stall, 6 Entrance automatic Car wash stall, self 2 Entrance service Automobile service 2 From end of line of pumps station Drive-in liquor stores 3 Pick u window Drive-in d cleaners 3 Pick u window Other 4 Pick u window 11. Parking Space and Aisle Dimensions The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Minimum Parking Standards Table 10: Parking Spac e and Aisle Dimens ions Full-Sized Cars: Angle u 30° 450 60° 90° (Parallel) Width 8' 816" 816" 816" 816" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 1716" 22' Compact Angle 0° (Parallel) 30° 45° 60° 90° Width 7' 716" 716" 716" 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 cars in accordance with the above standards: 18 FIGURE 28.501.1 TYPICAL PARKING STALL LAYOUT 12. Miscellaneous 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). b. Usable parking spaces Any parking stall which is unusable due to maneuverability difficulties or does not 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- 19 FIGURE 25.501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS loaded spaces (parking where one (1) vehicle blocks another) are considered unusable, except when serving one and two-family dwellings. c. Back-out parking 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 public sidewalk or public right-of-way, unless an exception has been granted by the Director of Public Works. 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 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: TABLE Truck-tractors / semi-trailers (1) Tractor only: Feet Length 25 Width 12 Aisle width 28 (2) Trailer only: Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 Width 12 Aisle Width 40 20 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. Bumper, curb and wheel stops 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. 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. 21 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 I. and m. shall apply to both existing and future conditions. m. Appeal/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 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. d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this section 2 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 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. 22 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. d. The public works director may approve a modification or waiver to the vehicle access standards and requirements stated in this subsection 3 based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 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. 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. 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: 23 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) 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. For the purposes of this subsection 3.a, 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. 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 24 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. 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. ii. 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. iii. 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 2a, 3a, and 3b in accordance with the procedures for requesting a minor variance as provided in subsection 26-115 C 1 of this Code, whether or not 25 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. 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 Drive through and vehicle stacking space 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. 2. 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. • 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. 3. 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. 4. Hard surface. Durable and dustless materials designed to bear the weight load for the storage of motor vehicles, including concrete, asphalt, compacted crushed stone, compacted gravel, recycled asphalt, open and closed pavers, including turf block pavers and other similar materials. 5. Hospital bassinets In hospitals, bassinets shall not be counted as beds. 26 6. 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. 7. Major change of use 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. 8. Residential driveway An area providing direct access from a public or private street or access easement and leading directly to a garage or other hard surface motor vehicle parking area and not exceeding the width of the garage door or doors or the width of the motor vehicle parking area by more than two feet on either side. 9. 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. 10. 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. 11. 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. Section 2. Safety Clause. The City Council hereby finds, determines, and declares that this Ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this Ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the Ordinance bears a rational relation to the proper legislative object sought to be attained. Section 3. Severability: Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall 27 not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 4. Effective Date. This Ordinance shall take effect upon adoption and signature by the Mayor, as permitted by the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this 14th day of September, 2009, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for September 28, 2009, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of 2009. SIGNED by the Mayor on this day of 2009. Jerry DiTullio, Mayor ATTEST: Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript Effective Date: 28 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one present to address the Commission. PUBLIC HEARING A. Case No. ZOA-09-03: An ordinance amending Chapter 26 concerning parking regulations. The case was presented by Ken Johnstone. He reviewed the staff report and digital presentation. This ordinance was also discussed by the Planning Commission at an earlier study session. The proposed amendment was written to achieve the following objectives: Allow for reasonable reuse of existing buildings and sites along our commercial corridors that may not meet current parking standards. Create more flexibility in regard to the amount of required parking by allowing for greater shared parking and other parking reductions. Better organize the parking section of the code to make it more readable, including providing more and better graphic illustrations. Commissioner DWYER expressed concern that there is no way for a property owner to terminate a shared parking agreement unless the city terminates it. Mr. Johnstone stated that it is important for the city to have a role in the termination of a shared parking agreement to ensure an appropriate amount of parking will be provided. The ordinance could include language to the effect that property owners may initiate the cessation of a shared parking agreement subject to the city's review and approval. Commissioner DWYER questioned the requirement on page 9 of the ordinance that limits parking of recreational vehicles in an RV park to 30 days. Mr. Johnstone stated that this language was present in the existing code and has not been changed. Commissioner BRINKMAN suggested that a review of RV regulations take place at some time in the future based on the reality of present day recreational vehicles. Commissioner HOLLENDER referred to page 15, paragraph 5 "Surfacing", and suggested that "and on-site detention of storm runoff' be removed from the first sentence because not all sites would require on-site detention. Commissioner HOLLENDER referred to Page 16, paragraph 5 "Surfacing" regarding containment of surface materials and expressed concern that the ordinance not require concrete curb and gutter as the only method of containment. Planning Commission Minutes 2 August 20, 2009 In regard to Section 6(b)(iii), requiring parking lot islands to be irrigated with an automated sprinkler, Commissioner HOLLENDER reiterated his position that xeriscape landscaping should be encouraged. Commissioner REIN14ART suggested that wording "...unless an appropriate xeriscape solution is presented and approved by the city" be added to the sentence in 6(b)(iii). Mr. Johnstone stated that the city does encourage xeriscape as a general matter in landscape regulations. There is some concern about the viability of plants in very hot environments such as landscaped islands unless there is some type of drip irrigation. He also commented that there is some resistance by applicants to the cost of installing irrigation. Commissioner CHILVERS commented that landscaping of parking lot islands is important to the appearance of our city. Commissioner HOLLENDER referred to page 21 "Usable Parking Spaces". He expressed concern about the application to residential properties. Mr. Johnstone agreed that wording could be added to the effect that would exempt single family and duplex residential. Commissioner HOLLENDER noted that No. 7 "Stacking spaces" on page 28, and No. 9 "Drive through and vehicle stacking space" on page 29 say the same thing and one could be eliminated. Commissioner TIMMS referred to page 27, paragraph 4 "Variances to Residential Parking Standards." He suggested eliminating the sentence that reads: "Requests for variances under this subsection Jshall not be charged a fee if the request is filed by December 31, 2004." Commissioner TIMMS referred to page 13. He suggested that item (d) of paragraph 4 "Number of Access Points" also be added to paragraph 2 "Spacing of Vehicle Access" and paragraph 3 "Curb Cut Widths." In response to a question from Commissioner TIMMS, Mr. Johnstone stated that he is comfortable with his staff's capabilities to make determinations about shared parking, etc. Commissioner TIMMS suggested consolidating language on page 15, paragraph 5 "Surfacing" with language on page 24 under "Driveway connection to street." There was no one present to address the ordinance. The public hearing was closed. Planning Commission Minutes 3 August 20, 2009 It was moved by Commissioner TIMMS and seconded by Commissioner BRINKMAN to recommend approval of Case No. ZOA-09-03, an ordinance repealing and re-enacting Section 26-501 of the Wheat Ridge Code of Laws pertaining to off-street parking and loading, for the following reasons: 1. The proposed ordinance provides a balanced approach to providing the right amount of parking. 2. The proposed ordinance encourages the use of alternative modes of transportation. 3. The proposed ordinance will allow for greater flexibility in the re-use of existing buildings and sites and will encourage revitalization along the city's commercial corridors. 4. The proposed ordinance implements the goals of the Neighborhood Revitalization Strategy which has been adopted as an element of the City's Comprehensive Plan. With the following conditions: 1. Section 26-501.11.1 shall be reviewed by staff and rewritten to clarify and simplify the language, if possible. 2. Section 26-501.E.5 (Surfacing) - Strike wording "...and on-site detention of storm runoff' from paragraph 5, first sentence. 3. Review the ordinance to ensure that the language regarding surfacing requirements for parking is consistent and not repetitive. 4. Section 26-501.E.12.b (Usable Parking Spaces) shall be modified to allow one and two-family dwellings to use double loaded parking spaces. 5. Section 26-501.F.2 and 3 shall be modified by adding a (d) to each subsection stating the following: The public works director may approve a modification to or waiver to the vehicle access standards and requirements stated in this subsection based upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. 6. Section 26-501.G.4 - Strike the following sentence from paragraph 4 (Variances to Residential Parking Standards): "Requests for variances under this subsection Jshall not be charged a fee if the request is filed by December 31, 2004. " 7. Section 26-501.11. 7 (Stacking Spaces) - Remove this paragraph as it is the same as paragraph 9. Commissioner MATTHEWS commented that, over all, this was a well crafted m ordinance. (I The motion carried 7-0 with Commissioner Dietrick absent. Planning Commission Minutes 4 August 20, 2009 ° d City of WheatP ige PLANNING COMMISSION CoknauNCrr DEVELOPMENT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: August 20, 2009 TITLE: An ordinance repealing and reenacting Section 26-501 of the Wheat Ridge Code of Laws - Off Street Parking and Loading CASE NO. ZOA-09-03 ❑ PUBLIC HEARING ® CODE CHANGE ORDINANCE ❑ RESOLUTION ❑ STUDY SESSION ITEM Case Manager: Ken Johnstone, Director of Community Development Date of Preparation: August 14, 2009 SUMMARY: Revising the City's parking regulations is on the "short term list" within the larger zoning code amendment project. The overall goal of this code amendment project is to encourage redevelopment and reinvestment and make the City more "open for business." The overall goal of this proposed ordinance is to comprehensively rewrite Section 26-501 such that it achieves the following objectives: Allow for reasonable reuse of existing buildings and sites along our commercial corridors that may not meet current parking standards Create more flexibility in regards to the amount of required parking by allowing for greater shared parking and other parking reductions Better organize the parking section of the code to make more readable, including providing more and better graphic illustrations Based on the extent of the revisions being proposed, the ordinance has been drafted to be a complete repeal and reenactment of Section 26-501. BACKGROUND: The City's parking regulations are typical of our suburban counterparts in the Denver metro area. Because the community is largely developed, our opportunities for revitalization and reinvestment often relate to reuse of existing buildings and site and small infill redevelopment opportunities. The amount of parking that is required and how it is designed play important roles in what can and cannot be achieved on these types of sites. This code amendment process has been embarked upon with the goals in mind of 1) being "open for business", and 2) encouraging revitalization and reinvestment along our commercial corridors. At the outset of the process of developing this draft ordinance, 14 other communities along the Colorado Front Range were researched in regards to their parking regulations. That research has been a reference point for portions of the code revisions being proposed. In researching other jurisdiction, staff was identifying creative ways to look at shared parking, parking reductions and parking flexibility. We were also looking to ensure that our minimum requirements were not greatly in excess of our peer communities. The proposed ordinance was reviewed by the Planning Commission at your April 16 study session. Comments and suggestions provided at that meeting are reflected in the proposed ordinance. STATEMENT OF THE ISSUES: The proposed ordinance would repeal and reenact Section 26-501 of the Code of Laws (Off Street Parking and Loading). An annotated version of the proposed ordinance is attached to this report. Some of the more significant changes being proposed include the following: 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. 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, and other situations an applicant may opt into to reduce their number of required 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.) 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. The direction received from the Planning Commission at the April 16 study session has been incorporated into the draft being presented for August 20. A few additional policy questions remain, which include the following: 1. Based on research of comparable jurisdictions, we are proposing to reduce the parking requirement for medical and dental offices from 1 space per 150 SF to 1 space per 200 square feet. Medical office uses has the potential to increase in demand in Wheat Ridge, in part as a spin off from the Exempla expansion. We do not want the parking requirement to become an impediment to encouraging those quality jobs to locate in the City. 2. Parking that requires vehicles to back out over public sidewalks or onto public streets is not allowed in the current code. While that is generally a good standard, there may be instances on some of our challenging infill redevelopment sites (such as along 38I' or 44m Avenues), where such a design is difficult to avoid and can be safely accommodates in some manner. Staff has proposed language that would allow exceptions to be granted by the Director of Public Works. RECOMMENDED MOTION: "I move to recommend approval of Case # ZOA-09-03, an ordinance repealing and reenacting Section 26-501 of the Wheat Ridge Code of Laws pertaining to off street parking and loading, for the following reasons: 1. The proposed ordinance provides a balanced approach to providing the right amount of parking; 2. The proposed ordinance encourages the use of alternative modes of transportation; 3. The proposed ordinance will allow for greater flexibility in the re-use of existing buildings and sites and will encourage revitalization along the City's commercial corridors; and 4. The proposed ordinance implements the goals of the Neighborhood Revitalization Strategy, which has been adopted as an element of the City's Comprehensive Plan." Or, I move to recommend denial of Case #ZOA-09-03, an ordinance repealing and reenacting Section 26- 501 of the Wheat Ridge Code of Laws pertaining to off street parking and loading, for the following reasons: 1. Exhibits: Draft Ordinance 4 Section 26-501. Off Street Parking and Loading i 2 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 3 This section shall apply only to new development, major change of uses 4 (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. 1. Applicability to Existing Uses 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. z NOTE: The following introductory paragraph is taken from Section 26-501.A of the current code. 3 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. s 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 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: 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 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. 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 and only for 75% of the additional parking required by the change in use. Table - below sets forth an example for applying this standard: Required TABLE : Example of Number of Spaces for Major Change of Use 3,000 square •foot office building conversion to restaurant Existing Office Use Proposed Restaurant Use Required Parking 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 * 75% 40 spaces = 22.5 (23) 23 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 28 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 6 Parking lot design standards shall apply to existing uses as follows: 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; a 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. 6. Additions Affecting Existing Parking 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 8 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. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. C. Shared Parking 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; 9 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). 'NOTE: The following is taken from Sec. 26-501.C.13 of the current code. 4 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 spaces. 2. Shared Parking Standards a. Calculation 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. TABLE : Shared Parkin-, Mat Uses rix M-F Sam-5pm M-F 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam-Spm Sat. & Sun. 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% 100% 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% b. 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 9 a) Shared Parking Agreement 'NOTE: The following (a-b) language is taken from Sec. 26-501.C.4 of the current code. 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 to 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 street as defined in the comprehensive plan. c) Off Lot Shared Parking Pedestrian Access 11 All parking spaces for any off lot shared parking shall have direct pedestrian 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 12 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. 10 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. 11 NOTE: The following is proposed new language to ensure the off lot parking areas are accessible. 12 NOTE: The first two provisions here are taken from 26-501.C3 of the current code for mixed occupancy and collective parking D. Parking Reductions 1. Parking Reductions by Right 13 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 Only one of the following m ay be utilized per development Standard Reduction • 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 arking spaces. Property located within t/4 mile of a 25% transit station 14 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 Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26- 501.E.12. Structured Parkin 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooters aces. 2. Parking Reduction Criteria Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 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. 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. 14 NOTE: Staff will work to better define transit stations versus bus stops if we decide to move forward with these reduction allowances. 7 The Community Development Director may require a traffic generation study prepared by a professional engineer in order to determine that the criteria in above have been met. 3. Parking Reductions - Variance Procedures 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 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) is 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 16 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 17 15 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. " 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. 17 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. 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. 18 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. 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. 2. Summary Table 19 TABLE INSET: TABLE : Schedule o f Required 1 Street Parking 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, eta Boarding and rooming house 1 space per guest room Bowling alleys 4 spaces per lane plus 1 space per each employee Churches 20 ' 1 space per each 4 seats in main assembly area Congregate care center 0.75 space per each bedroom plus 1 space for each employee on maximum shift Drive-in res 21 taurants (excluding drive-up 1 space per 100 square feet of floor area windows) is NOTE: The following is taken from Section 26-501.C.5 of the current code. i9 NOTE: The following table is taken from Sec. 26-501.17 of the current code. 20 NOTE: This number is fairly consistent with APA's Parking PAS report. 2' NOTE: The stacking requirements for drive thru uses have been incorporated into the table in Sec. 26- 501.E.10 below. TABLE : Schedule U Required R i se Eating and drinking establishments or similar places of assembly 22 equ rement 23 1 space per 100 square feet of floor area 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 1 space per each faculty or staff plus 1 space per each 5 --Senior high school 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 24 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 22 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 11100. 23 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. 24 NOTE: This parking requirement is relatively consistent with APA's parking PAS report and surrounding jurisdictions. 10 TABLE : Schedule o f Required Off Street Parking Use Requirement 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 200 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 25 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. per bay or stall Multifamily elderly housing, exclusively 1.25 spaces for each 1 bedroom unit devoted for persons 60 years or older 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 25 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: --With street parking 2 spaces per dwelling unit (including enclosed garage spaces) --Without street parking 4 spaces per dwelling unit (including enclosed garage spaces) "NOTE: From the research, the average on the low end for this use is 1:200. The proposed ordinance has been revised to change the standard from 1:150 to 1:200. 26 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. 11 TABLE : Schedule o U f Required Off Street Parking i se Requ rement 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 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 12 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 28 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 based upon comparison to similar uses. His decision may be appealed to the board of adjustment. 4. Bicycle Parking 29 a. Applicability 30 i. Bicycle Parking Required 31 29 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. 28 NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 2e 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. 30 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. v NOTE: In order to provide some flexibility and not mandate that all uses need bike parking, I have 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., 1-70 corridor). 13 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 1/4 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 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. ii. Number of Required Bicycle Parking Spaces 32 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 "NOTE: FYI the average cost of one inverted U type bicycle parking space is $75-$100 according to the Wisconsin Bicycling Federation. 14 Table : Schedule of Required Bicycle Parking Spaces [11 Use Number . Bicycle Spaces Funeral homes or None. mortuaries Motor fueling stations, repair garages, tire stores, car wash, etc. Drive-up windows providing services to occupants in vehicles Educational institutions One (1) bicycle parking space for each (public or private) twenty (20) students Amusement/recreational One (1) bicycle parking space for each enterprises such as twelve (12) persons capacity swimming pools, skating rinks, health clubs, spas, etc. Transit bus stop with 20 Two (2) bicycle parking spaces for each minute peak service transit 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 5 percent of the required vehicular parking and multifamily 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. 5. Surfacing 33 For all uses other than single-family dwellings in agricultural zone districts, areas subject to wheeled traffic for access, parking, sales or storage, shall be properly graded for drainage and on-site detention of storm runoff. These areas shall be surfaced with concrete, asphalt or brick pavers. For one- or two-family dwellings, the first twenty-five (25) feet of driveway area from the existing edge of 33 NOTE: This surfacing language is repeated from the existing code. It will need to be updated to reflect any changes that occur as result of the pending ordinance regarding off-street parking surfacing requirements. 15 pavement into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials. 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 materials used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc). 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. 34 a. Landscape buffering for parking and loading areas 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. 35 b. Landscaped Islands in Parking Areas 36 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. 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 34 NOTE: The following is taken from Sec. 26-502.13 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. 3s 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. "NOTE: The following is taken from 26-501.D.2 of the current code. 16 (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. iv. No landscaping within landscaped islands may obstruct visibility for vehicles entering, maneuvering in, or exiting the parking lot. 7. Parking Area Lighting 37 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 38 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 handicapped at the minimum rate consistent with the following table. The 37 NOTE: The following is taken from Sec. 26-501.D.3 of the current code, with subsection a being new for clarification. 38NOTE: The following is taken from Sec. 26-501.D.5 of the current code, with subsection c being new. 17 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 access aisle length of twenty (20) feet. Handicapped Parking TABLE INSET: Total Number • Off-Street Spaces Required 1-25 Number of Handicapped 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--1,000 2% of total spaces required >1,000 20 plus 1 for each 100 over 100 One (1) in every six (6) accessible spaces, but not less than one (1), shall be designated "van accessible" and shall be a minimum of eight (8) feet in width and shall be served by an access aisle a minimum of eight (8) feet in width. "Van accessible" spaces may also be a minimum of eleven (11) feet in width with a minimum access aisle width of five (5) feet in accordance with ANSI 117.1 - Accessible and Usable Buildings and Facilities. a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign containing the International Symbol of Accessibility and shall be a minimum of 60 inches above the floor of the parking space, measured to the bottom of the sign. Signage for van accessible spaces shall contain the designation "van accessible". The International Symbol of Accessibility 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. 18 10. Drive-Thru and Vehicle Stacking Requirements 39 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. Table : Minimum Land Use Number i Minimum Stacking Spaces Spaces Measured From Bank, drive-thru 3 per, up to a total of 9 required Teller or window Automated teller machine 3 Teller machine Restaurant, drive-thru 6 Order box Restaurant, drive-thru 4 Order box to pick u window Car wash stall, automatic 6 Entrance Car wash stall, self service 2 Entrance Automobile service station 2 From end of line of pumps Drive-in liquor stores 3 Pick u window Drive-in dry cleaners 3 Pick u window Other 4 Pick u window 11. Parking Space and Aisle Dimensions 40 The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Minimum Parking Standards TABLE INSET: 39 NOTE: The following introductory paragraph is taken from Sec. 26-501.1).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. ao NOTE: The following is taken from Sec. 26-501.D.20 of the current code. 19 The following diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: FIGURE 26-501.1 TYPICAL PARKING STALL LAYOUT 20 FIGURE 26-501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS 12. Miscellaneous 41 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). b. Usable parking spaces Any parking stall which is unusable due to maneuverability difficulties or does not 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 42 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 public sidewalk or public right-of-way, unless an exception has been granted by the Director of Public Works. 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. L Parking lot design standards for truck-tractors and/or semi-trailers 43 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: 41 NOTE: The following provisions are taken from various parts of Sec. 26-501 of the current code, with minor changes as noted. 42 NOTE: Staff has added language to allow the Public Works Director to grant exceptions to this, in anticipation that there may be extenuating circumstances for certain redevelopment applications, such as on 38th and 44ih Avenues, where existing parking violates this provision. 47 NOTE: The following is taken from Sec. 26-501.D.12 of the current code. 21 TABLE INSET: Dimensions: (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 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. Bumper, curb and wheel stops 44 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, 44 NOTE: We suggest adding that parked vehicles may not overhang onto adjacent property, as well as onto streets and sidewalks. 22 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. 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. 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 conditions. m. Appeal/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 45 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 a5 NOTE: The following access standards are taken from various standards throughout the current Sec. 26- 501 and reorganized for user-friendliness. 23 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, comer 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. 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 24 upon consideration of traffic characteristics, both on and off of the site, with the primary purpose of preserving public safety. G. Residential parking. 46 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) 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 46 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. 25 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. For the purposes of this subsection 3.a, 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. 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. 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 26 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. ii. 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. iii. 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 2a, 3a, and 3b 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 47 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. 47 NOTE: Numbers 1-5 are taken from Sec. 26-501.13 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. Additional definitions for "hard surfaced" and "residential driveway" will be added if the pending ordinance regarding surfacing requirements is approved. 27 • Restrooms. • Elevators, stairwells. • 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 48 48 NOTE: The following is a suggested new definition to clarify this currently undefined term. 28 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 49 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] 49 NOTE: New definition proposed. 29 \ Section 26-501. Off Street Parking and Loading 12 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 3 This section shall apply only to new development, major change of uses 4 (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. 1. Applicability to Existing Uses 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 fmd 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. z NOTE: The following introductory paragraph is taken from Section 26-50 LA of the current code. 3 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. 4 NOTE: This term has been defined per Section 26-501.G. e 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 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: 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 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. 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. GtA 61V_ Table below sets forth an example for applying this standard: 11, =u_ 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 6 Parking lot design standards shall apply to existing uses as follows: 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 parkin may be designated; Between 25 and 50 percent The new parking areas must meet all design standards of subsection E. of this section. '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. 6. Additions Affecting Existing Parking' 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 s 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. c. Scale and north arrow. f. Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. C. Shared Parking 9 1. Purpose 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). 8 NOTE: The following is taken from Sec. 26-501.C.13 of the current code. 9 NOTE: Staff has propo ed two new shared parking procedures with a specific template for calculating the required amounts. Further planation is provided in the "calculation" subsection footnotes below. There are basically 3 different optio for shared parking provisions - 1) keeping the current standard, where a shared parking agreement may b obtained within 300 feet of the lot with minimal standards and criteria, 2) providing discretion to approve sha d parking agreements with some criteria and a required parking analysis, or 3) providing a calculation ocedure for applicants to use with some standards and criteria. Option #3 is what is being presented here. t in staff report and note that PC recommended approval of option 2. 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 spaces. 2. Shared Parking Standards a. Ca ulation [option 11 io The n ber of shared parking spaces for two or more disf guishable land uses ma be determined by using the following proce e: i. Step alculatuesethe number of parking spac required for each individua d as set forth in Table chedule of Off Street Parking) ii. Step 2: Div\idetota-l number of quired parking spaces by the appropriate he shared king matrix (Table below). Land Use Table Residential - : Shot-ed Parking L gi Matrix Office Retail Residential 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 .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. 10 NOTE: The following is taken from page 23 of the Architectural and Site Design Manual, slightly reorganized for clarity. Sam-5pm 6pm- 12am 12am- 6am 8am-5pm 6pm-12am 12am-6am 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% Institutional (non-church) 100% 20% 5% 10% 10% Institutional (church) 10% 5% 501- 100% 50% 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.^Lot Shared Parking 11 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 12 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 -@~r street as defined in the comprehensive plan. "NOTE: The following (a-b) language is taken from Sec. 26-501.C.4 of the current code. 12 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. 6 c) Off Lot Shared Parking Pedestrian Access 13 All parking spaces for any off lot shared parking shall have direct pedestrian 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 1415 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 16 17 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: " NOTE: The following is proposed new language to ensure the off lot parking areas are accessible. 14 NOTE: The first two provisions here are taken from 26-501.0 of the current code for mixed occupancy and collective parking. " KEN/MERE/ADAM: Do we want to specify here that onntxeet-parking may-count towards required parkin for mull , ommercla . e do provide some limited allowance for this on lpage D SDM. 6 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. 17 KEN/MERE/ADAM: In a few oft king reduction res I've looked at from other ju-n ions, on r wo require a written juste om the applicant for smaller scale requests and even a traffic generation study by an engineer for larger requests. Do we want to insert such a provision? 18 KEN/MERE/ADAM: Should w o get something in r turn for a park' g reduction, as this table lays out, o e incentl a uced par ' ey can re uc scaping if they reduce parking?). Any other ideas for tradeoffs with parking reductions? 7 I 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 Property located within 'A mile of a 25' o transit station 19 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 A 'tional landscaping l' 1 space for each 1 street tr and 10 shrubs provided een the front of the buil ' and the street in addition e minimum requirement set forth in Section 26-502.D.; or aces for each landscaped island in the p area in addition to what may be requir 'n Section 25- 501.E.6. Parking to maller than 30 spaces may provide a Ian caped island(s) to meet this require nt. Surfacing 10% when an existing parking area with an unimproved surface is improved to comply with Section 26- 501.E.12. Structured Parking 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooter spaces. 2. Parking Reduction Criteria 19 NOTE: Staff will work to better define transit stations versus bus stops if we decide to move forward with these reduction allowances. 2' KEN/MERE/ADAM: Do you think this is too aggressive? 21 NOTE: T was some ussion Planning Commission meeting on March 19, 2009 as to whe r o of par ' nd landscaping shou a this cont xt. Staff has left this provision in as a point of further discussion and will make the necessary revisions depending on Planning Commission comment. "NOTE: Staff will work to define this term if we decide to move forward with these reduction allowances. 23 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.). Parking reductions may only be granted by the Community Development Director upon finding that the proposed reduction: 24 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 by a professional engineer in order to determine that the criteria in above have been met. 25 3. Parking Reductions - Variance Procedures 26 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 26-115.C.3 of this code. E. Standards 1. General Provisions a. Planned development (PRD, PCD, PID, PHD) Z' 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 28 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, as QUES N: Staff has inserted some modest, general standards to use as criteria in evaluati king reduction req a n't proc dmin' ent if this moves forward is to have an internal policy to approve reductions with written findings in accordance with these criteria. 25 QUESTION: Requiring some type of trip generation report like this would be a more certain way to de rmin adverse "and take of the burdpi-c o a ing the decision. However, it will clear y a d costs and time to developmen . at is Planning Commission's opinion on this matter? 26 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? "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. 28 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. 9 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 29 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. 30 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. 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. 1~) Summary Table 31 32 TABLEINSET: 2s 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. 26-501.13.21 of the current code. 30 NOTE: The following is taken from Section 26-501.C.5 of the current code. " NOTE: The following table is taken from Sec. 26-501.F of the current code. sz a there any uses ere a nee o 01 10 TABLE : Schedule of 1 33 Required Use Amusement/recreational enterprises such as Requirement 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 re3s6taurants (excluding drive-up 1 space per 100 square feet of floor area windows) Eating and drinking establishments or similar 37 places of assembly 1 space per 100 square feet of floor area 38 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 1 space per each faculty or staff plus 1 space per each 5 --Senior high school 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 I 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 In analvzing the NOTE: Staff will th APA's Parking PAS report. uses that maybesttaracterizec to be opportunity for as care centers, including b ~ .~._.,~e ly housing„ to po ntia ly sep~rate~the uses and at minimum dm as there has been some confusion in adm' ' ering parking for these uses. "NOTE: The stacking requirements for drive thru uses have been incorporated into the table in Sec. 26- 501.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. 3s 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. 11 TABLE : Schedule of 33 Required i Use ReqU rement residential dwelling requirement 1 space for each company related vehicle in addition to Fleet or business-related parking employee and customer parking 1 space per 100 square feet of floor area open for public Funeral homes or mortuaries use Golf courses (9 or 18 hole and 3 par) 2 spaces per hole plus 1 space per employee on maximum shift nursing homes or other similar uses Hospitals 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 1 space per 200 square feet of floor area in main sales Lumber yards 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 devoted for persons 60 years or older 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; ' O This p e u' t is relati c nsistent with APA's parking PAS report and surround n lsdictions. 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. Should we suggest lowering? and 12 TABLE Schedule of Required Off Street Pat-king 33 Use Requirement 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 I 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 1 space per 100 square feet of floor area or ground area --Without fixed seats used for seating (b) For offices, activity rooms or meeting I 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 1 space per each faculty or staff member plus 1 off- Preschools, daycare, nurseries street loading/unloading space per each 8 students or "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. 4' 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 13 TABLE : Schedule of Required Off Street Pat-kin-, 33 Use Requirement 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 home without street parking plus 1 space per each eight and younger 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 I space per each 3 seats plus 1 space per employee on Theaters maximum shift Unified shopping centers of 100,000 square feet 1 space per each 250 square feet gross leasable area 44 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 0.0. 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. 45 NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 14 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 based upon comparison to similar uses. His decision may be appealed to the board of adjustment. 4. Bicycle Parking 46 a. Applicability 41 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 1/4 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. 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. 4' 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. 48 : In order to provide some flexibility and not mandate that all uses need bike parking, I ave suggested the following language so that bike parking is only required in areas served by bike park' g facilities, or in proximity to transit. This should cover a large portion of the city, but there may be so a exceptions (e.g., I-70 corridor). 15 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 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 of Required Bicycle Parking Spaces [I Use NUmber of'ReqUired Bicycle Parking S Funeral homes or paces None. mortuaries Motor fueling stations, repair garages, tire stores, car wash, etc. Drive-up windows providing services to occupants in vehicles Educational institutions One (1) bicycle parking space for each (public or private) twenty (20) students Amusement/recreational One (1) bicycle parking space for each enterprises such as twelve (12) persons capacity swimming pools, skating rinks, health clubs, spas, etc. Transit bus stop with 20 Two (2) bicycle parking spaces for each minute peak service transit 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 5 percent of the required vehicular parking and multifamily 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 49 NOTE: FYI the average cost of one inverted U type bicycle parking space is $75-$100 according to the Wisconsin Bicycling Federation. 16 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. \5J. ximt a g G-~ir [Res ed] lti 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 52 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. so UESTION: O o of the jurisdictions surveyed in Denver metro (16 total surveyed) have any type of in imam park g pro 'ions, al' can 125% o'f" t to It is a st arkDo we want to imple nt some ype of ma ' um p king (e. ofe mi um is a st and ount). We could do it by I atio o transit, city or by individua and use. We ~o mandate a ditional landscaping other measures when parking exceeds a certain maximum. 51 tKEN ME ADAM: De"dti think wen ed pgraded parking lot landscaye andards? For example, buffer requirements . 52 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. 17 Also see Section 26-502.D.3.c.2 regarding landscape buffers on nonresidential property. 53 b. Landscaped Islands in Parking Areas X55 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. 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 53 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. KEN/MERE/ADAM: Do we want to specify that the landscaped islands have to break up groups of p rkmg? T \nnn be the intent of the regu but an applic th a large parkit t could put al of thei lansan on a eimee hich ould still l ave us th the sea par g effectAls , we oulad tional la scapi here p ing lots e lazger th we re ire (eg., hen prop as 1mmum pazki equirement)a co ld also require ede ian connectivifor lazge to s - coa main entrance of the building wit a defi ned pedestrian path through the pazk ng lot. ss NOTE: The following is taken from 26-501.D.2 of the current code. NQTE: Staff is evaluating the possibility of insertjug-sQme _ ptovisiums-To allow low imp esign (low 57 NOTE: The following is taken from Sec. 26-501.D.3 of the current code, with subsection a being new for clarification. 18 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 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. Handicapped Parking TABLE INSET: Total Number of Off-Street Spaces Required 1--25 NUmber of Handicapped Spaces Ll 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%oftotal spaces required 'NOTE: The following is taken from Sec. 26-501.D.5 of the current code, with subsection c being new. ee section up? 19 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 60 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. Table : Minimum N Land Use umber of Ve Minimum Stacking S aces hicle Stacking Spaces 61 Measured From Bank, drive-thru eller 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 Entrance Car wash stall, self service 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 60 NOTE: The following introductory paragraph is taken from Sec. 26-501.D.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. NOT oolowing stacking requirements reflect surroundingjurisdictions. Some may be too high ~e.¢-banks) so sta w~ I loo c educe theseitnx~k~ whet 20 11. Parking Space and Aisle Dimensions 62 The following table establishes the minimum parking lot space and aisle dimensions for full-size and compact automobiles. Minimum Parking Standards TABLE INSET: Table : Parkin.- Spa Angle ce and Aisle Dimension Full-Sized Cars: ° (parallel) s 30° 5° 0° 0° Width 8' 8'6" 8'6" 8'6" 8'6" Length 22' 18' 18' 18' 18' Aisle Width Angle 12' Compact Cars: 0° (Parallel) 12' 30° 13' 45° 1716" 60° 22' 90° Width 7' 716" 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 cars in accordance with the above standards: 62 NOTE: The following is taken from Sec. 26-501.D.20 of the current code. 21 HOUSE 28.507.1 TYPICAL PARKING STALL LAYOUT 12. Miscellaneous 63 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). b. Usable parking spaces 63 NOTE: The following provisions are taken from various parts of Sec. 26-501 of the current code, with minor changes as noted. e a m 64 N TE. This implies that gavel is allowed, but does not say it outright. Discussions are un as part of a p rallel rk ordinan itiated by the ice depard o revise this . ngu ny new laneua in that process will be ' corp9 ted into 7 ordinance. 22 FIGURE 28.501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS Any parking stall which is unusable due to maneuverability difficulties or does not 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 65 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. C Parking lot design standards for truck-tractors and/or semi-trailers 66 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: TABLE INSET: (1) Tractor only: Length 25 Width 12 Aisle width 28 (2) Trailer only: 65 QUESTION: Do we want to allow this in some situations? This seems to be a problem for redevelopment on 38" and 44 h 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. 66 NOTE: The following is taken from Sec. 26-501.D.12 of the current code. 23 Length 40 Width 12 Aisle width 40 (3) Combo tractor and trailer: Length 70 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. Bumper, curb and wheel stops 67 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. 67 NOTE: We suggest adding that parked vehicles may not overhang onto adjacent property, as well as onto streets and sidewalks. 24 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 adjac nt streets and properties by a six-foot high solid fence. k. U and mntenance 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 in. shall apply to both existing and future conditions. 1. Appeal/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 68 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- 6s NOTE: The following access standards are taken from various standards throughout the current Sec. 26- 501 and reorganized for user-friendliness. 25 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. 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. 69 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. 69 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. 26 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) 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) AQt from the outside edge of sidewalk. For the purposes of this subsectio C, 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. 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) 27 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. 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. ii. 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. iii. Parking of Recreational Vehicles and Trailers on Multi-Family Property 28 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 B, C, and D 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-( cent limitation. Should objections be received from the adjacent property owners, mmunity development director shall schedule the request for a public hearing be the board of adjustment according to the noticing procedures contained in su tions 26-109 B, C and D. Requests for variances under this subsection J shall not b arged a fee if the request is filed by December 31, 2004. Any variance granted by k er the community development director or the board of adjustment shall be a gran li of the variance to the property owner only. 47%7 ° 3 (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 70 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. • 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. 70 NOTE: Numbers 1-5 are taken from Sec. 26-501.13 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. 29 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 71 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 72 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] 71 NOTE: The following is a suggested new definition to clarify this currently undefined term. 'z NOTE: New definition proposed. 30 3 City of WheatP, dge t MUNITY DEVELOPMENT Memorandum TO: Parking Regulations ZOA File FROM: Jeff Hirt, Planner DATE: June 23, 2009 SUBJECT: Consolidated Comments for Parking Revisions The purpose of this memo is to summarize the comments to date from various entities regarding the parking regulations and the drafts that have been distributed. The majority of the information on this project can be found electronically in the planning drive, including background research and information, prior drafts, staff reports, memos, etc. The draft will need to be revised to reflect the below comments in order for it to be ready for a Planning Commission public hearing. Planning Commission Study Session • See notes from April 16, 2009 study session in file (hard copy and electronically) John Schumacher, Chief Building Official • The handicapped accessibility section (26-501.E.9) needs to be revised to reflect federal standards. John has provided a revised draft that is in the file (hard copy and electronically). See comments below also about simply referencing the building code/federal standards. Margaret Paget, Parks Dept. • See hard copy and electronic version with comments directly inserted. Concern about allowing shared parking with city facilities, plant heights in landscape buffers, lighting, and space available for plants. My comments from Public Works discussion, Micro Dev 6/3/09 • Bicycle parking may be too high for larger projects. What about implementing a sliding scale? A new wal mart for instance may be "over parked" for bicycles with a straight 5% amount. • Do we need bicycle parking for all multifamily? Can we say multifamily within X feet of transit instead of all MF? • Can we just reference the federal handicapped parking standards instead of trying to duplicate them? • Vehicle stacking spaces may not be large enough - what is a good size? May need to be wider. • Small car parking may be too high. Should we really be allowing 20 percent? • Need to modify the vehicular access section to note that the public works director has the authority to waive these specific standards (current regulation and practice, didn't make it into this draft) • Horseshoe shaped driveway spacing is too small (30') Ken Johnstone Comments, 2.20.09 See hard copy in file Meredith Reckert Comments, 2.20.09 See hard copy in file Other/Misc • Michelle DeLaria with Denver Urban Drainage has spoken on permeable parking and stormwater design if we intend to revise the regulations to allow these types of things. One issue that came up was our mandate that parking lot landscaping be irrigated. Page 1 of 1 Jeff Hirt From: John Schumacher Sent: Monday, June 08, 2009 1:26 PM To: Jeff Hirt Subject: Revised Handicapped Parking 5 29 09.doc Attachments: Revised Handicapped Parking 5 29 09.doc Jeff, Attached is the accessible parking standards, revised to comply with the requirements of ANSI 117.1-Accessible and Usable Buildings and Facilities. Let me know if you have any questions. John 06/23/2009 1. Handicapped Parking For all uses other than one- and two-family dwellings, parking shall be provided for the 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 access aisle length of twenty (201feet------------------- Deleted: eighteen lls> TABLE INSET: Handicapped Parking ReqLiired 1--25 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--1,000 2% of total spaces required >1,000 20 plus 1 for each 100 over 100 One (1) in every six 6 accessible spaces, but not less than one (1), shall be designated------ - Deleted: eight (g> "van accessible" and shall be a minimum of eight (8) feet in width and shall be served by an access aisle a minimum of eight (8) feet in width "Van accessible" spaces may also be a minimum of eleven 11) feet in width with a minimum access aisle width of five (5) feet in accordance with ANSI 117.1-Accessible and Usable Buildings and Facilities - Deleted: . a. Signage; location; etc. Each handicapped space shall be marked with a freestanding sign containing Deleted: n using the standard uniform words and/or symbols that signify the space as parking for the handicapped only qua u.....,o~...,.. op"~~~ .......................5 ..,,...F.......,.. . Deleted:. accessible. The International Symbol of Accessibility 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. City of Wheat ,.dge COMMUNITY DEVELOPMENT Memorandum TO: Public Works Department FROM: Jeff Hirt, Planner II DATE: May 27, 2009 SUBJECT: New Citywide Parking Regulations ~I3~()~ Community Development staff has been working on a list of zoning code amendments grouped by short, mid, and long term timeframes to implement recommendations from the Neighborhood Revitalization Strategy (NRS). One of the short term amendments are revisions to the city's parking regulations. Staff has produced a preliminary draft and would like review and input from the Public Works Department. The draft represents a comprehensive revision to Section 26-501 of the Code of Laws. In general, Community Development staff is recommending the following, with the overall goal of improved user-friendliness and standards that are better structured for challenging infill and redevelopment sites. • Improved applicability - clarity as to when, where, and how much parking is required with redevelopment • Improved shared parking provisions - staff has proposed a shared parking "matrix" that calculates demand for users sharing parking. • Parking reduction allowances - by right and procedural reductions in different circumstances. • Mandatory and encouraged bicycle parkin (depending on the land use and location). More detail regarding the background on this project, proposed changes, and comparable jurisdiction summary is provided below. The preliminary draft of the new Section 26-501 is also attached to this memo. Our intention was to have a review of these changes and a discussion at the June 3, 2009 micro dev meeting. If you would like to provide written comments we would welcome those as well. We are looking tentatively at the July 2, 2009 Planning Commission meeting for a review of the ordinance as a public hearing. Parking Zoning Code Amendment 5127109 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: 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. Code Amendment 5/27/09 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, 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.) 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. 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. 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 Parking reductions allowed in specific straight zone districts or by location' Parking reductions allowed by separate procedure' 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 5/27/09 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 maximurn parking is provided in Table 2 below. N V4113 11 DWO BicycleParking Maximum Veh icular Parking (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 I. 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 S. Jefferson County 9. Wheat Ridge 9. Lafayette 10. Littleton 11. Louisville 12. Northglenn 13. Thornton 14. Westminster 15. Wheat Ridge 1 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. 4 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. 4 Code Amendment 5127109 ATTACHMENT 1: PROPOSED PARKING STANDARDS ORDINANCE Section 26-501. Off Street Parking and Loading s 6 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. e NOTE: The following introductory paragraph is taken from Section 26-50 LA 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. x NOTE: This term has been defined per Section 26-501.G. Parking Zoning Code Amendment 5127109 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: 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 5127109 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 Existing Office Use ` Proposed Restaurant Use Required Parkin 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 snaces 30 total spaces 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 reauired. 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-snaking 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 ss 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 full compliance with parking standards. Are we comfortable with allowing this flexibility, or should we keep requiring full compliance? " NOTE: This table reflects Section 26-50 LA (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. Code Amendment 5127109 Table : Parking Lot Design Standards for Expansions of Existing Development of Use Required Additional Parking Design Standards Less than25 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 tz 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. f Location of streets, curb cuts and property boundaries. g. Traffic directional arrows, signage and markings. h. Loading areas. i. Drainage provisions. j. Location and direction of proposed lighting. k. Location, height, and type of walls or fences to be constructed. 'Z 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). 13 NOTE: The following is taken from Sec. 26-501.C.13 of the current code. Parking Zoning Code Amendment 5127109 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 11 15 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 Parking Lodging Matrix Office 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 2] 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. 14 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. 15 NOTE: The following is taken from page 23 of the Architectural and Site Design Manual, slightly reorganized for clarity. Code Amendment 5127109 TABLE : Shared Parking Mat Uses rix M-F Sam-Spm M-F 6pm= 12am M-F loam- Gam Sat. & Sun. Sam-Spm Sat. & Sun. 6pm-12am ' Sat. & Sun. ` 12am-barn Residential 60% 1000 1000 80% 100 0 10000 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% 100% 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 al 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 18 All parking spaces for any off lot shared parking shall have direct pedestrian 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.CA.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. 10 Code Amendment 5127109 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: PARK ING REDUCTIONS Only one of the following m aybe utilized per development Standard 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 " NOTE: The first two provisions here are taken from 26-50 LC3 of the current code for mixed occupancy and collective parking. 20 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. 2i 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. 11 Code Amendment TABLE PARK ING REDUCTIONS Only • of the following m 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 alandscaped island(s) to tneet 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 10% Motorcycle and Scooter Parking 1 vehicular space for every 2 motorcycle and/or scooter spaces. 5/27/09 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 by a professional engineer in order to determine that the criteria in above have been met. 26 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 2s NOTE: Staff will work to define this term if we decide to move forward with these reduction allowances. 2' 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.). 'S 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. - '6 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? 21 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? 12 Cade Amendment 26-115.C.3 of this code. 5127109 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. 2s NOTE: The following is generally taken from Section 26-501.02 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. 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. 30 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. 3i NOTE: The following is taken from Section 26-501.C.5 of the current code. 13 Code Amendment 5/27/09 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- 501.17. Z' 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 res6taurants (excluding drive-up 1 space per 100 square feet of floor area windows) Eating and drinking establishments or similar 7 38 1 space per 100 square feet of floor area places of assembly 3 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 I space per each faculty or staff plus 1 space per each 5 32 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. sa NOTE: This number is fairly consistent with APA's Parking PAS report. ss 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. 26-501.E.10 below. 37 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. 3s 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. 14 Code Amendment 5/27/09 TABLE : Schedule of Required 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 I 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 se 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. 15 Parking Zoning Code Amendment 5127109 TABLE : Schedule of Required Off Street Parking 33 Use Requirement devoted for persons 60 years or older 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. 4s 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. 16 Code Amendment 5127109 Schedule Required Off Street Parkin, 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' 1 space per each 250 square feet gross leasable area or larger 44 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 "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. as NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 17 Code Amendment 5/27/09 based upon comparison to similar uses. His decision maybe 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 " 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. - "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. 4' 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). 18 Code Amendment 5/27/09 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 x n Table : Schedule o f Required Bicycle Parking Spaces [11 Use • • • • Parking Bicycle 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. A~Iot aer nonr denrial and 5 percent of the required vehicular parking multifamily 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. K~ W S~ 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. 19 Code Amendment 5. Maximum Parking so [Reserved] 5/27/09 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 L 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 sass 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 . 12 NOTE: The following is taken from Sec. 26-5021 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. 13 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. 20 Code Amendment 5127109 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 se NOTE: Staff is evaluating the possibility of inserting some provisions to allow low impact design (low water usage landscaping) into this section. n NOTE: The following is taken from Sec. 26-501.D.3 of the current code, with subsection a being new for clarification. SeNOTE: The following is taken from Sec. 26-501.D.5 of the current code, with subsections c & d being new. 21 Code Amendment 5127109 handicapped at the 1ninimum 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. Handicapped Parking k V5 ~ P W ~J:111_ TABLE INSET: Total Number of • Spaces Required 1--25 of Handicapped 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--1,000 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 "van 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. `ONl,#A 7 10. Drive-Thru and Vehicle Stacking Requirements s9 (lll Stacking spaces shall be a minimum of eight and one-half feet width and eighteen 18) feet long and shall not double as a circulation driveway, aneuvering area or off- street parking space. Stacking spaces shall be required as set forth in Table below. 59 NOTE: The following introductory paragraph is taken from Sec. 26-501.D.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 . 22 Code Amendment 60 Table : Minimum N Land Use umber of Ve Minimum Stacking Spaces hicle Stacking Spaces 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 5127109 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 Parking Spa ce Full-Sized Cars: Angle o 30° 45° 60° 90° (parallel) Width 8' 8'6" 8'6" 8'6" 8'6" Length 22' 18' 18' 18' 18' Aisle Width 12' 12' 13' 1716" 22' Compact Angle 0° (Parallel) 30° 45° 60° 90° Width 7' T6" T6" 716" TV Length 19' 15' 15' 15' 15' Aisle Width 11' ill 12' 16' 19' The following diagram illustrates typical parking stall layout for full-sized and compact cars in accordance with the above standards: G0 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. NOTE: The following is taken from Sec. 26-501.D.20 of the current code. 23 Code Amendment FIGURE 26.501.1 TYPICAL PARKING STALL LAYOUT 5127109 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 12 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. 24 FIGURE 26-501.2 SAMPLE PARKING LOT CONFIGURATION FOR COMBINATION FULL SIZE AND COMPACT CARS Code Amendment 5127109 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: TABLE INSET: Dimensions: (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`n and 44`h 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. 65 NOTE: The following is taken from Sec. 26-501.D.12 of the current code. 25 Code Amendment 5127109 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, Teomears; ) percent of the required parking spaces may be designated for small or provided, that small car parking area or spaces shall be clearly labeled distinguished from full- sized parking areas or spaces. i. Bumper, curb and wheel stops 66 f ~a ~15j" 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 NOTE: We suggest adding that parked vehicles may not overhang onto adjacent property, as well as onto streets and sidewalks. 26 Code Amendment 5127/09 conditions. 1. Appeal/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 y~,p~ Y y 9 ~o a. For all uses other than one- and two-family dwellings, no vehicle entrances or exits o✓ may be closer than twenty-five (25) feet to any property line except when used for joint access for two (2) or more lots. ~J b. For all uses other than one- and two-family dwellings, vehicle entrances or exits on U the same lot shall be spaced at not less than 100-foot intervals. The 100-foot spacing 0f{ t~_ 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. " NOTE: The following access standards are taken from various standards throughout the current Sec. 26-501 and reorganized for user-friendliness. 27 Parking Zoning Code Amendment _ 5127109 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 hav¢;,1`iNrseshoe-shaped" driveways provided that the public street accesses are thirty ( 1feet apart at the closest point (interior edges). d. The public works director may approve a modification to o 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. 28 Code Amendment feet in height. 5127109 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 pen-nit 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 pen-nit 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. 29 Zoning Code Amendment 5127109 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. "NOTE: Numbers 1-5 are taken from Sec. 26-50 LB 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. 30 Code Amendment 5127109 • 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] ° NOTE: The following is a suggested new definition to clarify this currently widefined term. NOTE: New definition proposed. 31 7. STUDY SESSION A. Parking Regulations xr, Jeff Hirt reviewed the staff report. The study session was held for the purpose of obtaining feedback from the Commission on the first draft of revised citywide parking regulations. Applicability of Standards for New Development and Redevelopment. There was consensus that proportionate increase in parking is okay for expansion but a change of use could require an administrative review and 75% compliance. Shared Parking There was consensus that shared parking can be across a street if it is a collector but not a major arterial. Regarding shared parking calculations, there was consensus that option two in the staff report was the best option. There was discussion about separate regulations for schools. Staff will do more research about school parking. Staff will also look further into medical facility parking. Parking Reductions A new section was drafted to provide options for applicants to reduce the number of parking spaces in certain situations, such as proximity to transit, provisions for bicycles, landscaping, etc. There was discussion of alternate variance criteria. Staff will look into specific criteria for parking. Staff will also look further into parking reduction for congregate care, nursing home, multi-family housing, etc., and bring the matter back to Planning Commission. Bicycle Parking The addition of bicycle parking requirements where practical was discussed. There was consensus to move forward with staff's proposal. Planning Commission Minutes 2 April 16, 2009 Miscellaneous Changes Maximum parking standards were discussed. There was consensus that parking area design standards were more important than size limits. Landscaping islands were discussed. Some comments were in favor of required irrigation while other comments were not in favor of required irrigation. If islands are planted, they should be irrigated. Xeriscape should be considered. More flexibility would be good. Staff will do more research and bring the matter back to the Commission. There was a consensus that curbs should not be required for parking areas. Handicapped parking was discussed. There was a comment that it would be a good idea, in certain situations, to define handicapped spaces according to the periods of highest use. The Commission agreed with staff recommendations for public outreach concerning the proposed changes and expressed appreciation to Jeff Hirt for his LLL~~~. work on the parking regulations. 8. OHER ITEMS There were no other matters to come before the Commission. 9. ADJOURNMENT It was moved by Commissioner BRINKMAN and seconded by Commissioner DWYER to adjourn the meeting at. 8:47 p.m. The motion passed 5-0. Davis Reinhart, Chair Ann Lazzeri, Secretary Planning Commission Minutes 3 April 16, 2009 4/16/09 Planning Commission Meeting Notes Re: Parking Study Session Mere Notes • Anne - would we have to repeal Section 26-621 (residential parking)? Yes - it is relocated to 26-501. • Group is in favor of some type of variance process tailored to parking - e.g., reworking the variance criteria that lend themselves better to setbacks, height, etc. • For changes of use - group agreed that full compliance may be too tough. They agreed that requiring 75% compliance would work. • Group agrees that shared parking should not be allowed across an arterial - but should be allowed across a collector. • All still agreed that option 2 was best for shared parking calculations • Combine bicycle, motorcycle, and scooter parking? (as long as they have the same requirements) • All agreed that maximum parking not a good idea now - but more focus on parking lot design/landscaping when they are larger. My Notes • Applicability - all ok with proportionate approach for expansions, did not agree with full compliance for changes of use. All were ok with requiring 75% compliance with a change of use. • Shared parking - all agree with option 2, allowing shared parking across an arterial but not a collector. o May need more uses - what about schools and medical offices? They have different characteristics than e.g. "institutional (non church)" and regular office • Parking reductions - all ok with approach - scale back the landscaping tradeoff... eliminate all together? They are not related. PC ok with requiring traffic generation when needed. • Bicycle parking - all but Henry agree - Davis indifferent. They like the exemptions. Anne and Jim Chilvers very much in favor. • Lump motorcycle/scooter parking with bicycle parking? Need to better define what these are. • Maximum parking - do not implement. Focus more on parking lot design than size. • Definitions - stacked parking mentioned twice • Parking table - need to better separate nursing home, congregate care, etc. (see notes from PC packet, page 15). Seems too high for congregate care center. • Parking lot landscaping - we need to break up bigger lots better - make sure they are required to place landscape islands in the parking area, and can't just put them on the perimeter (defeats the purpose) • Parking lot island irrigation - need to have more flexibility - applicants shouldn't always have to irrigate -what about low water plants? If its living material then yes, but if xeriscape than no? Look at best practices in other communities. • Handicapped accessible - Anne interested in defining. What about allowing some accessible spaces to be used privately (as the rec center allows) at certain times? • All in favor of not requiring curbs for parking lots (we do not now per page 27 of report). Better for drainage, runoff, etc. 41 City of . WheatR,ijge 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 City of Wheat ,glc 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 4/10/09 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.) 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 4110109 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. 4 Code Amendment ' TABLE 1: Parkin.~ Reduction Parking reductions allowed in s in Comparable Jurisdic Parking reductions tions No parking reductions specific straight zone districts allowed by separate allowed in straight zone orb location Z procedure' 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 4/10/09 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: Bicycle Parking And Maximum Ve Bic cle Parkin hicular Parking Maximum Vehicular 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. z 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. 4 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 1: 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: I. 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 ' 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. s 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. e NOTE: The following introductory paragraph is taken from Section 26-50 LA of the current code. NOTE: The following is taken from Section 26-50 LA 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. 8 NOTE: This term has been defined per Section 26-501.G. 6 Code Amendment 4/10109 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. 7 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 Use 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 total spaces 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 u 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 full compliance with parking standards. Are we comfortable with allowing this flexibility, or should we keep requiring full compliance? n 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. Code Amendment 4110109 Table : Parking Lot Design o Standards for Expansions of Existing Development r Major Change of Use ReqUired Increase in Parking Less than 25 percent Additional Parking Design Standards 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 rz 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. c. Scale and north arrow. f. 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). " NOTE: The following is taken from Sec. 26-501.C.13 of the current code. 9 Parking Zoning Code Amendment 4110109 C. Shared Parking 74 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 11 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 Parking Lodging Matrix Office 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. 14 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 rocedure 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 4/10/09 Uses M-F Sam-Spm M-F 6pm- 12am M-F 12am- Gam Sat. & SLHI. Sam-Spm Sat. & Sun. 6pm-12am Sat. & Sun. 12am-ham Residential 600 100% 100% 80% 100% 100% Office/ Warehouse /Industrial 100% 2000 5% Commercial 90% 80% 100% 70% 5% Hotel 70% 100% 100% 70% 100% 100% Restaurant 70% 100% 10% 70% 100% 200 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 n 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. 26-50 LCAb 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 Only one of the following m REDUCTIONS ING ay be utilized per development Standard Bicycle parking RedUCtion Allowed 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 '''A 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 4110109 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. 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 bey a professional engineer in order to determine that the criteria in above have been met. 27 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 ss NOTE: Staff will work to define this term if we decide to move forward with these reduction allowances. 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.). z 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? z' 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 Code Amendment 26-115.C.3 of this code. 4110109 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. 3o 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 Parking Zoning Code Amendment 4110109 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- 501Y. 2' Summary Table 32 TABLEINSET: TABLE : Schedule of Required Off Street Parking 33 i Use Amusement/recreational enterprises such as ReqU renlent 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 restaurants (excluding drive-up 36 1 space per 100 square feet of floor area windows) Eating and drinking 37 establishments or similar 1 space per 100 square feet of floor area 38 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 32 NOTE: The following table is taken from Sec. 26-501.F of the current code. 33 NOTE: In analyzing the ratios in this table, where there seems to be opportunity for reductions staff has noted it as such in footnotes. 34 NOTE: This number is fairly consistent with APA's Parking PAS report. 35 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. 36 NOTE: The stacking requirements for drive thin uses have been incorporated into the table in Sec. 26-501.E.10 below. 37 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. 3s 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 Code Amendment 4/10109 TABLE Required Use ReqUirement students or I 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 0.5 space for each elderly occupant, plus the standard Elderly group home residential dwelling requirement 1 space for each company related vehicle in addition to Fleet or business-related parking employee and customer parking 1 space per 100 square feet of floor area open for public Funeral homes or mortuaries use 2 spaces per hole plus 1 space per employee on Golf courses (9 or 18 hole and 3 par) maximum shift 1 space per each 5 beds plus 1 space for each employee Hospitals, nursing homes or other similar uses 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 1 space per 200 square feet of floor area in main sales Lumber yards 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 40 offices or clinics; when less than 50% of a building is Medical and dental offices and clinics 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. 4' 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 Use devoted for persons 60 years or older Requirement 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) 4 spaces per dwelling unit (including enclosed garage --Without street parking 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 1 space per 100 square feet of floor area or ground area --Without fixed seats 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 0.2 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 Code 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 home without street parking plus 1 space per each eight and younger 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. 45 NOTE: The following is taken from Sec. 26-501.D.14 of the current code. 18 Code 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 as 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 1/4 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 4 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. 4' NOTE: As it is written now, the applicability provisions in Sec. 26-501.B 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. 48 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 4110109 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 Required f Use Niiinber ol'Reqnired 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 multifamily 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. 0.9 NOTE: FYI the average cost of one inverted U type bicycle parking space is $75-$100 according to the Wisconsin Bicycling Federation. 20 Code Amendment 5. Maximum Parking so [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 51 52 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 5455 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. 50 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 "overpacked" 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 arking 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. 53 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 s6 NOTE: Staff is evaluating the possibility of inserting some provisions to allow low impact design (low water usage landscaping) into this section. 57 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 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. Handicapped Parking TABLE INSET: Total Number of 011' Street Spaces ReqUired 1--25 NUrnber of Handicapped Spaces M3 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--1,000 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 "van 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. "NOTE: The following introductory paragraph is taken from Sec. 26-501.D.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 lio 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. Minimum Parking Standards TABLE INSET: Table : Parking Spa Angle ce and Aisle Dimension FLIII-Sized Cars: 0 (parallel) s 30° 5° 0° 0° Width 8' 8'6" 8'6" 816" 816" Length 22' 18' 18' 18' 18' Aisle Width Angle 12' Compact Cars: 0° (Parallel) 12' 30° 13' 45° 17'6" 60° 22' 90° Width 7' 716" 716" 76" T6" 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 cars in accordance with the above standards: 6' NOTE: The following stacking requirements reflect surrounding jurisdictions. Some maybe 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 RGURE 28.501.1 TYPICAL PARKING STALL LAYOUT 12. Miscellaneous 62 4110109 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. 63 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 26-501.2 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: TABLE INSET: (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 b and 44t' 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 Code 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 4/10/09 conditions. 1. Appeal/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. 67 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 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 4110109 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. 26-5013 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. See. 26-621. Residential parking. [repealed] 70 NOTE: The following is a suggested new definition to clarify this currently undefined term. 71 NOTE: New definition proposed. 32 There was discussion as to whether the structures should be further defined by use. Commissioner HOLLENDER commented that too much definition would make the process cumbersome, and it would probably be best to base the definitions upon size and let building codes regulate the use. There was consensus (6-0) to support staff s recommendations to regulate major/minor accessory buildings based on size and not use. • Accessory structure behind front facade of principal structure. Based on discussion at the March 5 study session, staff made the following recommendations: For front and side setbacks from the street on corner lots, detached garages would be the same as front/street setback for principal structure. If there is an existing setback encroachment, the detached garage must be behind the street-facing facade of the principal building but not less than 18'. For the R-1C district which has typically smaller lots, the setback would be 18' and accessory structures must be behind the street-facing facade of the principal structure where there are encroachments. For front and side setbacks from the street for corner lots, all other accessory structures would be the same as front/street setbacks for principal structures. If there is an existing setback encroachment, the accessory structure must behind the street-facing facade of the principal building. For front setbacks in the R-1 C district, accessory structures must be behind the street-facing facade of the principal structure regardless. Commissioner REINHART discussed setbacks for garages and suggested that a garage could be close enough to the street that there would be no room for a car to park in front of the structure or the garage should be set back far enough to accommodate a parked vehicle. There was consensus to support staff s recommendations with language suggested by Commissioner REINHART that would allow some flexibility with driveway depths. B. Discussion of Off-Street Parking Requirements: Jeff Hirt presented this matter. Staff is in the process of drafting revised parking regulations to provide more flexibility for the city's many infill lots that may not meet current standards. Two options for a shared parking formula are being considered and outlined in the staff report. Commissioner MATTHEWS suggested that shared parking should be on the same side of the street. Planning Commission Minutes 3 March 19, 2009 Commissioner HOLLENDER expressed concern about having inadequate parking as a "trade off"to having more landscaping. Commissioner TIMMS suggested allowing parking reductions in targeted areas such as for businesses along 38`s Avenue. Regarding the two shared parking options presented by staff, discussion was generally in favor of the second option. This option would calculate parking spaces on the basis of specific times of day and the timeframe with the most parking demand. Mr. Hirt thanked the Commission for their comments. Staff will be bringing the parking requirements back for more discussion at a fixture study session. 8. OTHER ITEMS There were no other items to be considered by the Commission. 9. ADJOURNMENT It was moved by Commissioner REINHART and seconded by Commissioner TIMMS to adjourn the meeting at 8:04 p.m. Motion passed 6-0. Dick Matthews, Vice Chair Ann Lazzeri, Secretary Planning Commission Minutes 4 March 19, 2009 's dCity of Wheat~idge COMMUNITY DEVELOPMEN'T' Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Jeff Hirt, Planner II DATE: March 13, 2009 (for March 19 study session) SUBJECT: Residential Development Standards, Parking, and Public Outreach The purpose of this memo is to follow up from the study session held on March 5, 2009 regarding residential development standards and to provide general information on staff's recommendations for revised parking regulations. More specifically, this memo discusses staff's recommended approach for public outreach, revised residential development standards based on the study session feedback, and parking revisions proposed. Throughout this document where Planning Commission policy direction is requested from staff it is noted. Public Outreach for Residential Development Standards Planning Commission and the Board of Adjustment had mixed opinions as to the preferred approach for public outreach on this item. There were some suggestions of in depth outreach with multiple open houses and public meetings, while some felt the typical public hearings for the ordinances would be sufficient. Based on this, staff recommends the following as a "middle ground" between these two approaches: • Once the drafts are revised and ready, schedule the Planning Commission public hearing on the ordinance with a target date in late April or early May. All those who signed up for the August and September 2008 open houses for the zoning code amendments project will be directly notified, as well as the notice in the newspaper. • Prepare an article for the Wheat Ridge Connections (mailed to every household in the city) April/May/June issue that outlines the proposed changes, and a scheduled city council date(s) to be determined as we proceed. This issue is mailed out the week of either May 25 or June 1. The deadline to get an article in this issue is April 27a'. • Based on any feedback received from this publication, proceed with first readings before City Council, or possibly have some type of public meeting to better inform the community of the project if the interest is there. • Throughout this process, information will continue to be provided on the city website regarding this process. Short Term Code Amendments 3/19/08 Recommended Changes for Residential Development Standards based on 3/5/09 Study Session There were a few outstanding issues that needed further clarification before the proposed changes can be in ordinance form. A few of the changes are straight forward within the individual zone districts, while others needed further discussion, particularly with regards to accessory structures and front/street setbacks. Classifying Accessory Structures There was some interest expressed at the study session to better classify accessory structures to account for all types - not only detached garages and sheds, but also greenhouses, barns, gazebos, studios, etc. The issue came up that the current code only accounts for sheds and garages, each with different standards for maximum size, height, and setbacks. Staff and applicants often have a difficult time fitting other types of accessory structures into these categories. Based on this, staff recommends the following: • Grouping accessory structures into two categories - major and minor • Major accessory structures would have the same standards for detached garages as proposed at the March 5 study session (included in the memo for that meeting). • Minor accessory structures would have the same standards for sheds as proposed at the March 5 study session (included in the memo for that meeting). • Staff would like some additional feedback from Planning Commission as to how to define a major accessory structure. Staff is recommending the following: o First, based on size -if the structure is over 10' in height, and up to a maximum square footage similar to a detached garage from the current code it would be considered a major accessory structure. Direction Requested • The question comes up as to whether we should further define them by use - that is if the accessory structure is less than 10' in height or under the square footage for being categorized as major but of a specific use. What if the structure is a work studio, barn, greenhouse, etc. Do we want to classify these as major given that there would potentially be human occupancy or other impacts? Or do we want to rely simply on size? Accessory structures behind front facade of principle structure This issue came up and there was much discussion as to the preferred approach. No consensus was reached, but staff informed the Planning Commission and Board of Adjustment that they would look into it further and propose changes. Based on the discussion at the meeting, there were the following concerns about the approach of having a front/comer lot setback for an accessory structure being simply behind the front facade of the principal structure where it abuts a public street or is in a front yard setback: If the existing principal structure is set significantly back from the street, this requirement may have limitations on placing an accessory structure on a lot. For example, if the house is setback 50' from the street on a corner lot, the accessory structure must be 50' back or more from the property line under the proposed standards. This may be beneficial in preventing a shed or garage to be built in front of a house, but it may restrict the ability to have an accessory structure. If the principal structure is closer to the street, this may not leave adequate depth for a driveway to have a parked car without it interfering with the public right-of-way for Short Term Code Amendments 3/19/08 detached garages. 18' is a typical minimum driveway depth staff prefers to allow a parked car, while there may be many structures closer to the street than this under the proposed regulation where there are existing setback encroachments. Staff Recommendations In order to address some of the above issues and provide flexibility for property owners while minimizing any new setback encroachments staff recommends the following. Front and Side Setbacks from Street for Corner Lots, Detached Garages: t o Same as front/street setback for principal structure (ranging from 30' to 20' by district), OR o If there is an existing setback encroachment, the accessory structure must be behind the street-facing fagade of the principal building but not less than 18'. o For the R-1C zone district: ■ 18' regardless in the R-1C zone district for side setbacks from the street (typically smaller lots) 2 • For front setbacks in the R-1C district, the accessory structure must be must be behind the street facing fagade of the principal structure regardless 3 Front and Side Setbacks from Street for Corner Lots, All Other Accessory Structures: o Same as front/street setback for principal structure (ranging from 30' to 20' by district), or o If there is an existing setback encroachment, the accessory structure must be behind the street-facing fagade of the principal building 4 o For front setbacks in the R-1C district, the accessory structure must be must be behind the street facing fagade of the principal structure regardless NOTE: The rationale behind these proposed changes is to provide flexibility for placement of detached garages where there are existing setback encroachments from the principle structure into the side setback adjacent to a street - and where there are not these encroachments the accessory structure is treated the same as the principle structure. The "not less than 18"' provision is intended to address concerns that driveway depths may be too shallow along streets to where any parked cars would be in conflict with the public right-of-way. Requiring a straight 18' setback in the R-1C district would allow more flexibility with the smaller lots typical of this district. 2 QUESTION: Is Planning Commission in favor of allowing even more reduced setbacks in the R-1C district where there are existing encroachments? If we allow less than 18', there is the potential for cars to overhang onto the Direction right-of-way, but the lots are also typically only 50' wide, which leaves less room for usable backyard space the Reauested more setbacks are required. ' QUESTION: There could be a potential issue with this where properties in the R-1 C district have substantial front setbacks adjacent to alleys, which would prevent a property owner from being able to build a detached garages in many of these situations. Does Planning Commission want to rely on the variance process if these situations come up and stay with the philosophy of keeping new detached garages behind houses in R-1C, or should we provide the same flexibility in R-1C as in other districts? s NOTE: Staff recommends allowing further potential encroachment into setbacks where the existing principal structure already encroaches for other non-detached garage accessory structures. The rationale behind this is that only detached garages need a minimum driveway width to accommodate a vehicle, whereas other types of structures do not have this issue. If the impact of the principal structure is already there, it is staff's opinion that a new structure may build in line with the encroachment regardless as long as it is not a garage. Short Term Code Amendments 3119108 District-Specific Revisions In addition to the above comments that apply across multiple zone districts, the following district-specific changes will be made to what was presented at the March 5 study session. Residential One A (R-1A) Staff will revise the side/rear setbacks for accessory structures to be 5' if the structure is < 10' in height, and 10' if > 10' in height. Residential One B (R-1B) Allow a 5' side and rear setback for all accessory structures, whereas staff presented a 5' side setback and 10' rear setback. This revision is the case in all residential zone districts except R-1 and R-lA. Residential Three (R-3), Residential Three A (R-3A) Standards between these two districts need to match with regards to setbacks. 4 Short Term Code Amendments 3119/08 Proposed Parking Revisions Staff has also begun drafting revised parking regulations (Section 26-501) as part of the short term zoning code amendments. At the Planning Commission's July 17, 2008 study session, staff outlined the recommended approach that included the following, with the general intent of providing more flexibility for the city's many infill lots that may not meet current standards. • Generally, more flexibility for challenging parking situations, particularly for infill lots • Allowances for parking reductions • Improved shared parking provisions • Mandatory and incentivized bicycle parking • Improved organization and user-friendliness Before refining this draft and possibly bringing it forward to Planning Commission in ordinance form, staff would like to inform the commission in more detail of some the recommendations and receive feedback on preferred next steps. Additionally, if any members of the commission have ideas for inclusion in the parking standards staff would certainly like to hear them. Several of the more significant policy changes proposed with this ordinance are outlined below. Shared Parking There are some general shared parking provisions in the current code (See. 26-501.C.4), but staff is recommending more detailed standards. More specifically: • The current code simply states that shared parking may be utilized within 300 feet of the building to meet the required number of parking spaces for a use. • Staff is recommending specifying a calculation for shared parking based on a table or formula - both for property(s) under common ownership with mixed uses and across properties with different ownership. • This formula would be similar to what is used in the Architectural and Site Design Manual (page 23), that may include some modifications. • The intent of using this formula is to account for different land uses that may have different parking demand characteristics at different times (e.g., parking demand for a bank versus a movie theater at different times). Staff has presented two options below. • Option 1 is a more straight forward approach with fewer land use categories. • Option 2 is a more complicated calculation, but it does account for more land uses and specific times of day with different parking characteristics. Direction • Examples of the two approaches staff is evaluating is provided below in a hypothetical Requested scenario. Staff would like to receive some feedback as to the preferred approach of these two options. Short Term Code Amendments 3119/08 PROPOSED SHARED PARKING REGULATIONS, OPTION 1 Shared Parking Standards a. Calculation [option 1] 5 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 Parking Lodging Matrix Office 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 Example I of Sh ared Parking Calculation, Option I Use Current Shared Parking Proposed Shared Parking (Option 1) Retail 50 spaces required 50 spaces required (1 space/200 square feet) Restaurant 40 spaces required 40 spaces required (1 space/75 square feet) Office (Second 17 spaces required 17 spaces required floor, 1 space/300 square feet) Total 107 spaces required (107 divided by shared factor of Required 1.2, with restaurant categorized as retail) = 89 spaces required Example 2 of Sh ared Pat-kin-, Calculation, Option I Use Current Shared Parking Proposed Shared Parking (Option 1) Retail 50 spaces required 50 spaces required (1 space/200 square feet) Residential (2 22 spaces required 22 spaces required spaces/2 bedroom unit) 'NOTE: The following is taken from page 23 of the Architectural and Site Design Manual, slightly reorganized for clarity. 6 Short Term Code Amendments 3119108 Example 2 of Current Shared Parking Proposed Shared Parking (Option 1) Restaurant 67 spaces required 50 spaces required (1 space/75 square feet) Office (Second 33 spaces required 50 spaces required floor, 1 space/300 square feet) Total 172 spaces required (172 divided by shared factor of Required 1.2, with restaurant categorized as retail) =143 spaces required Under example 2 above with multiple uses, the shared parking factor producing the highest number is used; therefore the Residential/Retail category is used with a shared parking factor of 1.2. Short Term Code Amendments 3119108 PROPOSED SHARED PARKING REGULATIONS, OPTION 2 b. Calculation [option 216 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 requirement. Uses • M-F Sam-Spm ?\4-F 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam-Spm Sat. & Sim. 6pm-12am Sat. & SLin. 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% 700 1000 100% Restaurant 70% 100% 10% 70% 100% 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% Example I of Sh ared Parkin-, Calculation, Option 2 Use Current Shared Parking Proposed Shared Parking (Option 2) Retail 50 spaces required 50 spaces required (1 space/200 s uare feet) Restaurant 40 spaces required 40 spaces required (I space/75 square feet) Office (Second 17 spaces required 17 spaces required floor, 1 space/300 6 NOTE: The following is another option for shared parking that takes into account times of day in calculating parking demand. Short Term Code Amendments 3119108 Example I , Use Current Shared Parking Proposed Shared Parking (Option 2 s uare feet) Total 107 spaces required 90 spaces required Required (calculation done in table below) Under option 2, the individual land uses are calculated based on specific times of day, and the timeframe with the most parking demand is used as the standard. The 8am - 5pm timeframe has the most demand at 90 spaces (see below), therefore this is the standard. Uses M-F Sam-5pm M-F 6pm- 12am M-F 12am- Gam Sat. & Stin. Sam-5pm Sat. & SLIII. 6pm-12am Sat. & Sun. 12am-ham Office/ Warehouse /Industrial 17 3 1 1 1 1 Commercial 45 40 3 50 35 3 Restaurant 28 40 4 28 40 8 TOTAL 83 8 79 76 12 Short Term Code Amendments 3119108 Example 2 of Sh ared Parking Calculation, Option 2 Use Current Shared Parking Proposed Shared Parking (Option 2) Retail 50 spaces required 50 spaces required (1 space/200 square feet) Residential (2 22 spaces required 22 spaces required spaces/2 bedroom unit) Restaurant 67 spaces required 67 spaces required (1 space/75 square feet) Office (Second 33 spaces required 33 spaces required floor, 1 space/300 square feet) Total 172 spaces required 138 spaces required Required (calculation done in table below) Under option 2, the individual land uses are calculated based on specific times of day, and the timeframe with the most parking demand is used as the standard. The 8am - 5pm timeframe has the most demand at 138 spaces, therefore this is the standard. Uses M-F M-F '8am-5pm 6pm- 12am M-F 12am- Gam Sat. & Sun. Sam-5pm Sat. & Sun. 6pm-12am Sat. & Sal 12am-ham Residential 13 22 22 18 22 22 Office/ Warehouse 33 7 /Industrial 2 2 2 2 Commercial 45 40 3 50 35 3 Restaurant 47 67 7 47 67 13 TOTAL 136 34 117 126 40 10 Short Term Code Amendments 3/19/08 Parking Reductions Staff is also recommending some "by right" parking reductions in some situations. Some options being considered include: • Vehicular parking reductions proportionately for bicycle parking provided • Reduction allowances in proximity to transit • Reductions with proportionate increases in landscaping Bicycle Parking Staff is recommending bicycle parking standards as set forth below. Bicycle 7parking is a relatively low cost requirement that many surrounding jurisdictions mandate. Staff will also evaluate best practices on any allowances for scooter and motorcycle parking. Mandatory bicycle parking near existing or proposed bicycle facilities per the city's Bicycle and Pedestrian Master Plan, in proximity to transit, and for most nonresidential uses (with some exemptions) Incentives for providing bicycle parking where not mandatory (reduced vehicular parking allowances) Stacking Requirements 8 Staff is recommending more detailed vehicle stacking requirements for drive-thru land uses, whereas the current code gives little guidance for these situations. Currently, there is a requirement for 6 stacking spaces per window for a drive-thru, regardless of the type of drive through (restaurant, bank, liquor store). Staff is proposing different stacking requirements by land use. Next Steps Residential Development Standards Staff will schedule the necessary meetings based on feedback received from the Planning Commission at this study session. This will either come in the form of a public meeting, or the public hearing on the proposed ordinance as outlined on page 1 above. Parking Staff will continue drafting the revised parking section, and include any recommendations and feedback received from the Planning Commission at this study session. This section contains a lot of substantive and policy changes, so it will take more time to refine the draft before it is ready for a public hearing. Also, staff would like to get some feedback as to any public outreach 7 NOTE: One typical inverted U type bicycle parking space is $75-$100 according to the Wisconsin Bicycling Federation. a NOTE: 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. 11 Short Term Code Amendments 3/19/08 for revised parking standards. Generally, the proposed standards are geared more towards flexibility rather than mandating additional parking standards. With this, it would appear opposition/concern would be minimal but its difficult to determine. Some degree of public outreach may also inform the business community that these tools are now available with regards to parking, whereas this has presented an obstacle for many nonresidential properties in the past. Short Term Zoning Code Amendments Status The following lists the short term zoning code amendments that have been discussed with City Council and Planning Commission as well as the current status of each. Section St atus 1. Floodplain administrator duties • New ordinance approved by City Council on 2/23/09 2. Zoning district boundary discrepancies • New ordinance approved by City Council on 2/23/09 3. Planned development amendments • New ordinance approved by City Council on 3/9/09 4. City-initiated zone changes • New ordinance approved by City Council on 3/9/09 5. Residential density in planned • Recommended for approval by Planning developments Commission on 2/5/09 • First reading held on 3/9/09 before City Council • Scheduled for second reading on 4/13/09 before City Council 6. Residential development standards • Initially focused on front setbacks, now taking comprehensive approach to all residential development standards • Study session (Planning Commission & Board of Adjustment) held on 3/5/09 7. Parking regulations • Staff has completed working draft • Revisions needed, review by city attorney needed • Need direction from Planning Commission as to any public outreach and preferred next steps 8. New mixed use zone district • Staff has begun preliminary research and analysis 9. Extended stay lodging • Discussed at study sessions with the conclusion that outreach to the hotel/motel community is the preferred approach 10. Assembly of R-3 land for development No drafts et 11. Residential group homes N o drafts yet 9 NOTE: This proposed amendment was originally not on this short term list, but staff has received direction to move forward with this amendment. 12